Use these links to rapidly review the document
Table of Contents
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS AND FINANCIAL STATEMENT SCHEDULES




UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 10-K


ý

Annual Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934.

 

For the Fiscal Year Ended: December 31, 2003

or

o Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934.

 

For the transition period from                          to                         

Commission File Number: 0-27558


LOGO

CYTYC CORPORATION
(Exact name of registrant as specified in its charter)

Delaware
(State or other jurisdiction of incorporation or organization)
  202-0407755
(I.R.S. Employer Identification No.)

85 Swanson Road,
Boxborough, Massachusetts
(Address of principal executive offices)

 

01719
(Zip Code)

Registrant's telephone number, including area code: (978) 263-8000
Registrant's website: http://www.cytyc.com

Securities registered pursuant to Section 12(b) of the Act: None

Securities registered pursuant to Section 12(g) of the Act:
Common Stock, $.01 par value, and Series A Junior Preferred Stock Purchase Rights
(Title of class)

        Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes  ý     No  o

        Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.  ý

        Indicate by check mark whether the registrant is an accelerated filer (as defined in Rule 12b-2 of the Act). Yes  ý     No  o

        The aggregate market value of the voting stock held by nonaffiliates of the registrant as of June 30, 2003 (based on the closing price of $10.55 per share as quoted by The NASDAQ Stock Market as of such date) was $937,136,265. As of January 23, 2004, 109,486,227 shares of the registrant's common stock were outstanding.

DOCUMENTS INCORPORATED BY REFERENCE

        The registrant intends to file a definitive proxy statement pursuant to Regulation 14A within 120 days of the end of the fiscal year ended December 31, 2003. Portions of such proxy statement are incorporated by reference into Part III of this Form 10-K.





Cytyc Corporation
Annual Report on Form 10-K
For the fiscal year ended December 31, 2003


Table of Contents

 
   
Part I    
Item 1.   Business
Item 2.   Properties
Item 3.   Legal Proceedings
Item 4.   Submission of Matters to a Vote of Security Holders

Part II

 

 
Item 5.   Market for Registrant's Common Equity and Related Security Holder Matters
Item 6.   Selected Consolidated Financial Data
Item 7.   Management's Discussion and Analysis of Financial Condition and Results of Operations
Item 7A.   Quantitative and Qualitative Disclosures about Market Risk
Item 8.   Financial Statements and Supplementary Data
Item 9.   Changes In and Disagreements with Accountants on Accounting and Financial Disclosure
Item 9A.   Controls and Procedures

Part III

 

 
Item 10.   Directors and Executive Officers of the Registrant
Item 11.   Executive Compensation
Item 12.   Security Ownership of Certain Beneficial Owners and Management
Item 13.   Certain Relationships and Related Transactions
Item 14.   Principal Accounting Fees and Services

Part IV

 

 
Item 15.   Exhibits, Financial Statement Schedules and Reports on Form 8-K
Signatures
Index to Financial Statements and Financial Statement Schedules
Exhibits Index


Forward-Looking Statements

         The forward-looking statements in this Form 10-K are made under the safe harbor provisions of Section 21E of the Securities Exchange Act of 1934, as amended. Our operating results and financial condition have varied and may in the future vary significantly depending on a number of factors. Statements in this Form 10-K which are not strictly historical statements, including, without limitation, statements regarding management's expectations for future growth and plans and objectives for future management and operations, domestic and international marketing and sales plans, product plans and performance, research and development plans, regulatory uncertainties, potential savings to the healthcare system, management's assessment of market factors, costs related to current or future litigation, as well as statements regarding our strategy and plans, constitute forward-looking statements that involve risks and uncertainties. In some cases these forward-looking statements can be identified by the use of words such as "may," "will," "should," "expect," "project," "predict," "potential" or the negative of these words or comparable words. The factors listed under "Certain Factors Which May Affect Future Results" in Part I, Item 1—"Business", among others, could cause actual results to differ materially from those contained in forward-looking statements made in this report and presented elsewhere by management from time to time. Such factors, among others, may have a material adverse effect upon our business, financial condition, and results of operations. We undertake no obligation to update publicly or revise any forward-looking statements, whether as a result of new information, future events or otherwise. Accordingly, you are cautioned not to place undue reliance on forward-looking statements, which speak only as of the date on which they are made.

2



PART I

Item 1. Business

        Throughout this Annual Report on Form 10-K, the words "we," "us," "our" and "Cytyc" refer to Cytyc Corporation and all of its affiliates and subsidiaries taken as a whole, and "our board of directors" refers to the board of directors of Cytyc Corporation.

Overview of Business

        Cytyc Corporation designs, develops, manufactures, and markets the ThinPrep® System and ThinPrep Imaging System for use in medical diagnostic applications. The ThinPrep System is widely used for cervical cancer screening and non-gynecologic cytology. The ThinPrep System consists of the ThinPrep Pap Test, ThinPrep 2000 Processor, ThinPrep 3000 Processor, and related reagents, filters, and other disposable supplies. The ThinPrep Imaging System, released in June 2003, is a device that uses computer imaging technology to assist in primary cervical cancer screening of ThinPrep Pap Test slides.

        Available Information.     Cytyc files annual, quarterly and current reports, proxy statements and other information with the Securities and Exchange Commission (the "SEC"). You may read and copy any document we file at the SEC's public reference room at Room 1024, 450 Fifth Street, NW, Washington, D.C. 20549. Please call the SEC at 1-800-SEC-0330 for information on the public reference room. The SEC maintains a website that contains annual, quarterly and current reports, proxy statements and other information that issuers (including Cytyc) file electronically with the SEC. The SEC's website is http://www.sec.gov .

        Cytyc's website is located at http://www.cytyc.com . Cytyc makes available free of charge through its internet site its annual reports on Form 10-K; quarterly reports on Form 10-Q; current reports on Form 8-K; and any amendments to those reports filed or furnished pursuant to the Securities Exchange Act of 1934 (the "Exchange Act") as soon as reasonably practicable after such material is electronically filed with, or furnished to, the SEC. The information on Cytyc's website is not incorporated by reference into this report.

        Incorporation.     Cytyc was incorporated in Delaware in 1987.

Cervical Cancer and the Conventional Pap Smear

        Cervical cancer is one of the most common cancers among women throughout the world. If detected in the precancerous stage, virtually all cervical cancer cases are preventable. The treatment of cervical cancer after it reaches the invasive stage may require surgery, including a hysterectomy, and chemotherapy or radiation treatment, which are difficult, expensive and may not be successful.

        Cervical cancer screening has been conducted since the late 1940s using the conventional Pap smear. In the United States, widespread and regular use of the conventional Pap smear as a screening test during the past 60 years has contributed to a greater than 70% decrease in mortality from cervical cancer. The Pap test is currently the most widely used screening test for the early detection of cervical cancer in the United States. It is estimated that over 110 million Pap tests are performed annually worldwide, with over 50 million of those being performed in the United States.

The ThinPrep System and ThinPrep Imaging System

        The ThinPrep System for cervical cancer screening is a replacement for the conventional Pap smear method and was approved by the United States Food and Drug Administration ("FDA") in 1996 as being significantly more effective in detecting low grade and more severe lesions than the conventional Pap smear method in a variety of patient populations. Our clinical trial data also indicates a 59.7% increase in the detection of high grade lesions with the ThinPrep System. The ThinPrep System offers significantly

3



improved specimen quality over that of the conventional Pap smear method. We believe that the ThinPrep System improves accuracy in the detection of cervical cancer and precancerous lesions by making the slide, on which the patient's cell sample is deposited, more uniform and more representative of a patient's clinical condition. The ThinPrep System improves preservation of the sample, standardizes the presentation of cells on the slide in a thin layer of cervical cells and reduces the presence of mucus, blood and other obscuring debris. The ThinPrep System has been approved for use with both broom-like or combined endocervical brush and spatula sampling devices.

        The ThinPrep System consists of a ThinPrep Processor and related disposable reagents, filters and other disposable supplies (together, the disposable supplies used in gynecological applications of the ThinPrep System are referred to as the ThinPrep Pap Test). The ThinPrep Processor is used to prepare microscope slide specimens from preserved patient cell samples for analysis by a cytotechnologist or cytopathologist. We currently offer two types of ThinPrep Processors to laboratory customers: the ThinPrep 2000 Processor, our primary processor, which is a table top device that processes one sample at a time and is capable of processing both gynecological and non-gynecological samples; and the ThinPrep 3000 Processor, our batch processor, which can be loaded with up to 80 ThinPrep Pap Test samples for automatic processing. As of December 31, 2003, we had over 2,700 ThinPrep Processors installed worldwide. The ThinPrep Pap Test is covered by most health plans in the United States.

        The ThinPrep System also serves as a platform for additional gynecological applications using residual patient specimen collected in ThinPrep PreservCyt® Solution. We have obtained FDA approval for PreservCyt Solution to be used as a transport medium in testing for the sexually transmitted diseases Chlamydia trachomatis and Neisseria gonorrhea directly from the ThinPrep Pap Test vial using Roche Diagnostics Corporation's ("Roche") COBAS Amplicor™ automated system. We have also obtained FDA approval for PreservCyt Solution to be used as a transport medium in testing for the human papillomavirus ("HPV") using Digene Corporation's ("Digene") Hybrid Capture® II HPV DNA Assay.

        The ThinPrep Imaging System, which was approved by the FDA in June 2003, is a device that uses computer imaging technology to assist in primary cervical cancer screening of ThinPrep Pap Test slides. The system combines imaging technology to identify diagnostic fields of interest with an automated microscope to facilitate locating these fields. The system is expected to increase a cytology laboratory's screening productivity and diagnostic accuracy while leveraging the increased sensitivity of the ThinPrep Pap Test.

The ThinPrep Process

        The ThinPrep process begins with the patient's cervical sample being taken by the physician using a cervical sampling device that, rather than being smeared on a microscope slide as in a conventional Pap smear, is rinsed in a vial filled with our proprietary PreservCyt Solution. This enables virtually all of the patient's cell sample to be preserved before the cells can be damaged by air drying. The ThinPrep specimen vial is then labeled and sent to a laboratory equipped with a ThinPrep Processor for slide preparation.

        At the laboratory, the ThinPrep specimen vial is inserted into a ThinPrep Processor, a proprietary sample preparation device which automates the process of preparing cervical specimens. Once the vial is inserted into the ThinPrep Processor, a dispersion step breaks up blood, mucus, non-diagnostic debris and large sheets of cells and homogenizes the cell population. The cells are then automatically collected onto our proprietary ThinPrep Pap Test Filter, which incorporates a porous membrane specifically designed to collect cells. The ThinPrep Processor constantly monitors the rate of flow through the ThinPrep Pap Test Filter during the cell collection process in order to prevent the cellular concentration from being too scant or too dense. A thin layer of cells is then transferred from the filter to a glass slide in a 20 mm-diameter circle and the slide is automatically deposited into a fixative solution. This slide is then available for microscopic examination.

4



        The cytotechnologist manually screens each Pap test slide with a microscope to first determine the adequacy of the slide and to then differentiate diseased or abnormal cells from healthy cells. With the introduction of the ThinPrep Imaging System, the screening process has been automated to leverage the combination of computer imaging technology and human interpretive skills. The cytotechnologist places a slide into the ThinPrep Imaging System review scope which automatically presents each area of interest to the cytotechnologist in geographic order. The ThinPrep Imaging System rapidly scans and locates areas of interest for every ThinPrep Pap Test slide. The cytotechnologist evaluates each area of interest, selecting those areas which require further pathologist review, or the cytotechnologist can determine that the slide is negative and simply sign the case out. By directing the cytotechnologist to areas of interest on a slide, the system is expected to increase a cytology laboratory's screening productivity and diagnostic accuracy.

        Our proprietary reagents and supplies include PreservCyt Solution to collect and transport cervical samples to the laboratory for optimal cell preservation and ThinPrep Pap Test Filters to reduce non-diagnostic debris and mucus and collect cells. We also sell ThinPrep Microscope Slides, high-quality microscope slides manufactured to our specifications, which improve cell adhesion to the slide.

Clinical Studies Evaluating the ThinPrep Pap Test

        Since FDA approval, a number of studies have been published or presented that evaluate the ThinPrep Pap Test. To date, more than 50 major studies evaluating the performance of the ThinPrep Pap Test compared to the conventional Pap smear have been published in peer-review journals. The studies have included more than 500,000 patients in the ThinPrep Pap Test cohort and have been conducted in every region of the United States, as well as Europe, Asia, Central America and Australia. The studies consistently demonstrate significant increases in the detection of precancerous cervical lesions. Of particular importance is the number of studies demonstrating statistically significant increases in the detection of high-grade cervical lesions, which are the immediate precursors to cervical cancer. In total, more than 100 studies have been published, in more than 20 separate journals, demonstrating a wide range of benefits including increased disease detection, reduction of equivocal diagnoses and false negatives, improved specimen adequacy, adjunctive molecular testing, morphology assessment, and cost effectiveness.

Non-Gynecological Cytology

        In addition to acting as a replacement for the conventional Pap smear, the ThinPrep System also offers significant improvements for non-gynecological cytology screening applications. Non-gynecological cytology applications include fine-needle aspiration specimens (e.g. breast, thyroid, lung or liver), lavage specimens (e.g. breast, gastrointestinal), body fluids (e.g. urine, pleural fluid, ascitic fluid, pericardial fluid), respiratory specimens (e.g. sputum, brushing of respiratory tracts) and ancillary testing (e.g. cell blocks, immunocytochemistry, special stains). The ThinPrep System provides significant improvements over other methods of non-gynecological cytology screening by optimizing cell preservation through use of our CytoLyt and PreservCyt Solutions, standardizing preparation of specimens using the gentle dispersion and transfer process of the ThinPrep 2000 Processor, simplifying slide screening by offering one single, well-preserved slide per case and allowing laboratories to perform additional ancillary testing out of one PreservCyt Solution vial.

FirstCyte™ Breast Test

        In November 2001, we acquired Pro Duct Health, Inc. ("Pro Duct"), which developed proprietary technology for performing ductal lavage, a test that obtains cells from the breast ducts for laboratory assessment. Using this technology, we introduced the FirstCyte Breast Test, which is currently used as a risk assessment tool for women who are at high risk for breast cancer. The test is used to detect atypical changes in cells lining the milk ducts, where an estimated 95 percent of all breast cancers originate. Breast cancer is a progressive disease. By identifying high risk women who are harboring atypical ductal epithelial

5



cells and who are apparently at highest risk for developing breast cancer, the FirstCyte Breast Test assists in decision making about appropriate preventative measures and enables doctors to move to a paradigm of predicting and preventing breast cancer, rather than the current paradigm of detection and treatment. The FirstCyte Breast Test can be performed by trained obstetrician/gynecologists, radiologists or breast surgeons and is to be used in conjunction with mammography, clinical exams, breast self-exams and other standard breast cancer detection methods. Our existing ThinPrep System can serve as a laboratory platform for preparing the cell sample from the FirstCyte Breast Test, which is a form of non-gynecological cytology screening.

        We are currently planning an outcomes study of the FirstCyte Breast Test to define the value of ductal lavage cytology in high-risk women. In this Serial Evaluation of Ductal Epithelium ("SEDE") trial, high risk women will undergo a ductal lavage every six months for three years. We will follow these women for a period of two years following the initial three years of active enrollment and the result is expected to be a statistically valid understanding of the value of benign cytologic results in high risk women. This study should also clarify the predictive value of an abnormal result from the ductal lavage test. We believe that our investment in this large multi-institutional control study will build the foundation necessary for widespread adoption of the FirstCyte Breast Test. As a result, we have reduced our sales and marketing efforts for the FirstCyte Breast Test as we await the results of the SEDE trial to support significant commercialization of this product.

UroCyte™ Slide Preparation System

        In December 2003, we entered into a collaboration and co-promotion agreement with Abbott Laboratories ("Abbott") for the development and marketing of our ThinPrep UroCyte Slide Preparation System. Initial efforts will focus on modifying our proprietary ThinPrep sample preparation technology to be used in conjunction with Abbott's UroVysion™, a DNA probe-based test for detection of bladder cancer recurrence.

Research and Development

        Our core research and development strategy is to continue to develop innovative medical diagnostic applications of the ThinPrep System and to enhance the ThinPrep Imaging System released in June 2003. Consistent with this strategy, we are currently evaluating additional diagnostic applications of our ThinPrep technology in testing for the presence of other types of cancers and sexually transmitted diseases.

        In addition to internal research and development projects, in 2003 we initiated certain collaborative research agreements with leading institutions. Specifically, in May 2003, we entered into a multi-year collaborative sponsored research agreement with Harvard Medical School focused on the discovery of new molecular markers associated with the development and progression of neoplasia of the cervix, breast, and other organs. In June 2003, we also entered into a collaborative sponsored research agreement with Northeastern University focused on identifying potential breast cancer markers in ductal lavage fluid collected with the FirstCyte Breast Test. Cytyc scientists will work collaboratively with Harvard and Northeastern researchers to translate their findings into further enhancements of Cytyc's testing platforms.

        There can be no assurance that we will be successful in developing or marketing additional applications of the ThinPrep System or that we will further enhance the ThinPrep Imaging System. Furthermore, additional applications may require additional approvals from the FDA prior to the marketing of such applications. There can be no assurance that the FDA would approve such submissions on a timely basis, if at all.

        Our expenditures for research and development totaled approximately $14.7 million, $14.5 million and $19.0 million, for the years ended December 31, 2003, 2002 and 2001, respectively. Research and development for 2001 excludes a one-time charge of $56.0 million for in-process research and development related to the Pro Duct acquisition.

6



Business Development

        We are continually evaluating a variety of new business opportunities that would take advantage of our existing technology and distribution channel. We believe diagnostic tests and devices, particularly those for breast, ovarian, colon, bladder, prostate, and lung cancers, represent growth opportunities. Business opportunities in this area include direct funding of research projects, equity investments or acquisitions to provide new technologies and/or product offerings.

Marketing and Sales

Domestic

        Our marketing and sales strategy is to achieve broad market acceptance of the ThinPrep System and ThinPrep Imaging System for cervical cancer screening and other diagnostic applications. A critical element of our strategy in the United States is to utilize the results of our clinical trials and expanded FDA labeling to demonstrate the safety and efficacy of the ThinPrep System and ThinPrep Imaging System to healthcare providers, clinical laboratories and third-party payors.

        We expect to continue to expand our market reach through marketing by our direct sales force in the United States of over 200 customer and technical service representatives focused on healthcare providers, clinical laboratories and third-party payors. We are focusing significant sales and marketing efforts towards the commercialization of the ThinPrep Imaging System, following its approval by the FDA in June 2003. We expect to use our existing relationships with customers, healthcare providers and third-party payors to successfully market the ThinPrep Imaging System.

        In prior periods, we have entered into certain marketing relationships with third parties, all of which either have expired and have not been renewed or have been terminated for various reasons. In January 2001, we entered into an exclusive agreement in the United States and Puerto Rico with Digene to co-promote the benefits of testing for HPV using Digene's Hybrid Capture II HPV DNA Assay directly from the ThinPrep collection vial. The agreement with Digene expired in June 2003 and we did not seek its renewal.

International

        Our international strategy is to establish selling channels appropriate for increasing our international customer base, taking into consideration factors such as government regulations, screening cycles and clinical practices of the particular country or region. To accomplish this, we have established subsidiaries in six European countries, which we believe represent a large market opportunity. In addition, we have subsidiaries in Australia and Hong Kong, as well as a branch office in Japan. These entities have been established to handle sales, service, training and distribution to clinical laboratories in European and Asian markets. We also utilize a network of third-party distributors to offer our products in various other countries throughout the world.

        In October 2003, the United Kingdom's ("UK") National Institute for Clinical Excellence ("NICE") issued guidance recommending that liquid-based cytology be used as the primary means to process samples for cervical cancer screening programs in England and Wales. NICE, a part of the UK National Health Service ("NHS"), is an independent organization responsible for providing national guidance on treatments and care for those using the NHS in England and Wales. The NHS Cervical Screening Programme and Cervical Screening Wales provide cervical cancer screening for approximately 4.5 million women annually. As a result of this decision, we expect the adoption of the ThinPrep Pap Test to increase in England and Wales. This development follows the announcement in March of 2003 by the Scottish government that it was making a major investment in Scottish cervical screening programs to implement liquid-based cytology. We currently have a multi-year agreement with the Scottish government and Scotland is currently in the process of converting exclusively to the ThinPrep Pap Test.

7



        We believe that international sales efforts will continue to involve a lengthy process, requiring us to educate healthcare providers, clinical laboratories, government entities and other third-party payors regarding the clinical benefits and cost-effectiveness of the ThinPrep System, ThinPrep Imaging System and any other new products and applications. In order to effectively market the ThinPrep System and ThinPrep Imaging System for cervical cancer screening and any other new products and applications on a worldwide basis, we will need to continue to increase our international marketing and sales capabilities.

Third-Party Reimbursement

        The ThinPrep Pap Test is generally billed by laboratories to third-party payors and results in a higher reimbursement amount for the ThinPrep Pap Test than the current reimbursement paid for conventional Pap smears. Successful sales of the ThinPrep System and ThinPrep Imaging System for cervical cancer screening in the United States and other countries will depend on the availability of adequate reimbursement from third-party payors such as private insurance plans, managed care organizations, Medicare and Medicaid and foreign governmental agencies. Although many health insurance companies have added the ThinPrep Pap Test to their payment systems, there can be no assurance that third-party payors will provide or continue to provide such coverage, that reimbursement levels will be adequate or that health care providers or clinical laboratories will use the ThinPrep System for cervical cancer screening in lieu of the conventional Pap smear method or other methods. In addition, we will need to secure adequate third-party reimbursement for the ThinPrep Imaging System and FirstCyte Breast Test, and any new products we develop or obtain.

        Since January 1, 1998, our laboratory customers have been able to request reimbursement for the ThinPrep Pap Test from health insurance companies and the Centers for Medicare and Medicaid Services ("CMS") using a Current Procedural Terminology ("CPT") code specifically for liquid-based cervical cell specimen preparation. CPT codes are assigned, maintained and revised by the CPT Editorial Board, which is administered by the American Medical Association ("AMA"), and are used in the submission of claims to third-party payors for reimbursement for medical services. CMS has established a national limitation amount for Medicare reimbursement of approximately $28 for the CPT code describing the ThinPrep Pap Test. This is nearly double the national limitation amount for reimbursement of the conventional Pap smear. As of December 31, 2003, based on information provided to us, we believe that all of the health insurance companies that announced coverage of the ThinPrep Pap Test as part of the ThinPrep System, representing over 90% of insured women in the United States, have implemented the CPT code and have established a reimbursement amount.

        A new CPT code was established in 2003 for the screening of liquid-based preparations using an automated system. This new code facilitates the reimbursement process for laboratories screening ThinPrep Pap Test slides utilizing the ThinPrep Imaging System. CMS has established a national limitation amount for Medicare reimbursement of this code at approximately $37. We will be working with individual payors and laboratories to establish the new code and reimbursement levels.

        Effective January 1, 2004, the AMA established a new CPT code for use by laboratories when billing for preparation and screening of non-gynecological samples using methods including the ThinPrep System. CMS has allowed reimbursement for this code at a higher level than for the less specific code that was used previously.

        Lack of or inadequate reimbursement by government and other third-party payors for our products would have a material adverse effect on our business, financial condition and results of operations. Further, outside of the United States, healthcare reimbursement systems vary from country to country, and there can be no assurance that third-party reimbursement will be made available at an adequate level, if at all, for our products under any other reimbursement system.

8



Raw Materials and Manufacturing

        We purchase many of the components and raw materials used in our ThinPrep System, ThinPrep Imaging System and the FirstCyte Breast Test from numerous suppliers in the U.S. and abroad. In some cases, we have established long-term supply contracts with our suppliers. For reasons of quality assurance, sole source availability or cost effectiveness, certain components and raw materials are available only from a sole supplier. We work closely with our suppliers to assure continuity of supply while maintaining high quality and reliability. Due to the FDA's requirements regarding manufacture of our products, we may not be able to quickly establish additional or replacement sources for certain components or materials. Generally, we have been able to obtain adequate supplies of such raw materials and components. In the event that we are unable to obtain sufficient quantities of raw materials or components on commercially reasonable terms or in a timely manner, we would not be able to manufacture our products on a timely and cost-competitive basis, which would have a material adverse effect on our business, financial condition and results of operations.

        We assemble all ThinPrep Processors and ThinPrep Imaging Systems, as well as manufacture filters, at our facility in Boxborough, Massachusetts. We fill all of our vials at our facility in Londonderry, New Hampshire. We are currently in the process of transferring certain manufacturing equipment to our facility in Londonderry, New Hampshire, to allow us to manufacture filters in separate locations. We expect this move will be completed in the first half of 2004.

Quality Management

        We place significant emphasis on providing quality products and services to our customers. A major portion of our quality systems relate to the design and development, manufacturing, packaging, sterilization, handling, distribution and labeling of our products. These quality systems, including control procedures that are developed and implemented by technically trained professionals, result in rigid specifications for product design, raw materials, components, packaging materials, labels, sterilization procedures and overall manufacturing process control. Our quality systems integrate the efforts of suppliers of raw materials, components and finished goods to ensure we meet customer and regulatory requirements. These systems are designed to ensure that appropriate standards and requirements are met before goods are released.

        Certain of our facilities are certified under ISO 9001, an international quality standard. In October 2002, we successfully completed inspection by the National Standards Authority of Ireland, which certified our quality control system for compliance with ISO 13485, ensuring compliance with Canadian Medical Device Regulations and replacement of EN 46001 in Europe. There can be no assurance that we will be able to maintain compliance with ISO requirements or that failure to maintain compliance with these requirements will not have a material adverse effect upon our business, financial condition and results of operations.

Government Regulation

        The manufacture and sale of medical diagnostic devices intended for commercial use are subject to extensive governmental regulation in the United States and in other countries. Our existing products are regulated in the United States as medical devices by the FDA under the Federal Food, Drug, and Cosmetic Act ("FDC Act"). The ThinPrep System and ThinPrep Imaging System required separate premarket application ("PMA") approval prior to commercial distribution, which demonstrated to the FDA that the ThinPrep System and ThinPrep Imaging System are safe and effective for their intended uses. The devices which comprise the FirstCyte Breast Test required the filing of 510(k) submissions prior to commercial distribution, which demonstrated that the devices are substantially equivalent to legally marketed devices that are not subject to PMA approval. Pursuant to the FDC Act, the FDA regulates the research, testing, manufacture, safety, labeling, storage, record keeping, advertising, distribution and production of medical

9



devices in the United States. Non-compliance with applicable requirements of the FDC Act can result in the failure of the government to approve 510(k) clearance or PMA approval for a device, withdrawal of clearances or approvals, total or partial suspension of production, fines, injunctions, civil penalties, recall or seizure of products, and criminal prosecution.

        The FDA's regulations may require agency approval of a PMA supplement or a new 510(k) notification for certain changes if they affect the safety and effectiveness of the device, including, but not limited to, new indications for use; labeling changes; the use of a different facility or establishment to manufacture, process, or package the device; changes in manufacturing facilities, methods, or quality control systems; and changes in performance or design specifications.

        The regulatory approval process can be expensive, lengthy and uncertain. There can be no assurance that we will be able to obtain necessary regulatory clearances or approvals for any proposed future products or modifications of existing products. The failure to obtain clearances or approvals, loss of previously received approvals, or failure to comply with existing or future regulatory requirements, would have a material adverse effect on our business, financial condition and results of operations.

        The ThinPrep System for cervical cancer screening received PMA approval in May 1996. In November 1996, the FDA approved expanded product labeling for the ThinPrep System to include the claim that the ThinPrep System is significantly more effective in detecting Low-Grade Squamous Intraepithelial Lesions and more severe lesions than the conventional Pap smear method in a variety of patient populations. The FDA also approved expanded product labeling to include a claim that the specimen quality using the ThinPrep System is significantly improved over that of the conventional Pap smear method. In February 1997, the FDA approved our PMA supplement application for use of a combination of an endocervical brush and spatula sampling devices. In September 1997 and March 1999, the FDA approved our PMA supplement applications for the testing for HPV directly from a single vial of patient specimen collected in ThinPrep solution using Digene's Hybrid Capture and Hybrid Capture II HPV DNA Assay, respectively. In May 2000, the FDA approved the ThinPrep 3000 Processor, our batch processor for automated sample preparation. In August 2001, the FDA approved our PMA supplement application for the inclusion of data describing the detection of High-Grade Squamous Intraepithelial Lesions with the ThinPrep Pap Test. In June 2002, the FDA approved our PMA supplement application to allow for testing for Chlamydia trachomatis and Neisseria gonorrhea directly from the ThinPrep Pap Test vial using Roche's COBAS Amplicor automated system. In June 2003, the FDA approved our PMA application for the ThinPrep Imaging System. We anticipate that any other proposed uses for the ThinPrep System and ThinPrep Imaging System would likely require approval of a PMA supplement or a new PMA application.

        The ThinPrep System and ThinPrep Imaging System are, and any other products we may manufacture or distribute pursuant to an approved PMA application or supplements will be, subject to pervasive and continuing regulation by the FDA, including the Quality System Regulation, or QSR, which requires manufacturers to follow elaborate design, testing, control, documentation and other quality assurance procedures; labeling regulations; the FDA's general prohibition against false or misleading statements in the labeling or advertising products for unapproved or "off-label" uses; the Reports of Corrections and Removals regulation, which requires that manufacturers report to the FDA recalls and field corrective actions taken to reduce a risk to health or to remedy a violation of the FDC Act that may pose a risk to health; and the Medical Device Reporting regulation, which requires that manufacturers report to the FDA if their device may have caused or contributed to a death or serious injury or malfunctioned in a way that would likely cause or contribute to a death or serious injury if it were to recur. We are subject to inspection and marketing surveillance by the FDA to determine our compliance with regulatory requirements. Product labeling, advertising and promotional activities are also subject to scrutiny by the FDA and, in certain instances, by the Federal Trade Commission. Products may only be promoted by us and any of our distributors for their approved indications. No assurance can be given that modifications to the labeling which may be required by the FDA in the future will not adversely affect our ability to market

10



or sell the ThinPrep System, ThinPrep Imaging System, the FirstCyte Breast Test, or any other products we may develop or obtain.

        We are also subject to various federal and state laws pertaining to health care fraud and abuse, including federal and state anti-kickback laws. Anti-kickback laws make it illegal for an entity to solicit, offer, receive, or pay remuneration in exchange for, or to induce, the referral of business or the purchasing, leasing, ordering, or arranging for or recommending the purchase, lease or order of any item or service paid for by Medicare, Medicaid or certain other federal health care programs. The statute has been broadly interpreted to cover a wide array of practices. Some states have passed similar laws. The federal government has published regulations that identify "safe harbors," which if applicable will assure that certain arrangements will not be found to violate the federal anti-kickback statutes. Our activities relating to the sale and marketing of our products may be subject to scrutiny under these laws. While we make every effort to comply with the regulations, it is possible that our practices might be challenged under federal anti-kickback or similar laws due to the breadth of the statutory provisions and the absence of extensive guidance. Violations of fraud and abuse laws may be punishable by criminal and/or civil sanctions, including fines and civil monetary penalties, as well as the possibility of exclusion from federal health care programs (including Medicare and Medicaid). If the government were to raise questions about our behavior or find that we have violated these laws, there could be a material adverse effect on our business, including our stock price. Our activities could be subject to challenge for the reasons discussed above, due to the broad scope of these laws and the increasing attention being given to them by law enforcement authorities.

        We also are subject to numerous federal, state and local laws relating to such matters as safe working conditions, manufacturing practices, environmental protection, fire hazard control and disposal of hazardous or potentially hazardous substances. There can be no assurance that we will not be required to incur significant costs to comply with such laws and regulations in the future, or that such laws or regulations will not have a material adverse effect upon our business, financial condition and results of operations.

        Sales of medical devices outside of the United States are subject to foreign regulatory requirements that vary widely from country to country. In 2003, we met the essential requirements of the European In Vitro Medical Devices Directive ("IVDD") that apply to the ThinPrep Pap Test and ThinPrep Imaging System, as well as the essential requirements of the European Medical Devices Directive ("MDD") that apply to the FirstCyte Breast Test. As a result, Cytyc's products bear the CE mark and may be legally marketed in the countries of the European Union and the European Free Trade Association. The time required to obtain approval from a foreign country to market and sell the ThinPrep System, ThinPrep Imaging System and FirstCyte Breast Test may be longer or shorter than that required for FDA approval and the requirements may differ. No assurance can be given that such foreign regulatory approvals will be granted on a timely basis, or at all. In addition, there can be no assurance that we will meet the FDA's export requirements or receive FDA export approval when such approval is necessary, or that countries to which the devices are to be exported will approve the devices for import. Our failure to meet the FDA's export requirements or obtain FDA export approval when required to do so, or to obtain approval for import, could have a material adverse effect on our business, financial condition and results of operations.

        The laboratories that purchase the ThinPrep System and ThinPrep Imaging System are subject to extensive regulation under the Clinical Laboratory Improvement Amendments of 1988 ("CLIA"), which require laboratories to meet specified standards in the areas of personnel qualifications, administration, participation in proficiency testing, patient test management, quality control, quality assurance and inspections. We believe that the ThinPrep System and ThinPrep Imaging System operate in a manner that will allow laboratories purchasing the device to comply with CLIA requirements. However, there can be no assurance that adverse interpretations of current CLIA regulations or future changes in CLIA regulations would not have an adverse effect on sales of the ThinPrep System and ThinPrep Imaging System.

11



Patents, Trademarks, Copyrights, Licenses and Proprietary Rights

        We rely on a combination of patents, trademarks, trade secrets, copyrights and confidentiality agreements to protect our proprietary technology, rights and know-how. We pursue patent protection in the United States and file corresponding patent applications in certain foreign jurisdictions. We hold 36 issued United States patents, 54 pending United States patent applications, and corresponding foreign patents or patent applications relating to various aspects of our ThinPrep System, ThinPrep Imaging System, FirstCyte Breast Test and other related technologies. There can be no assurance, however, that pending patent applications will ultimately issue as patents or that the claims allowed in any of our existing or future patents will provide competitive advantages for our products or will not be successfully challenged or circumvented by competitors. We cannot be sure that our products or technologies do not infringe patents that may be granted in the future pursuant to pending patent applications or that our products do not infringe any existing patents or proprietary rights of third parties. In the event that any relevant claims of third-party patents are successfully enforced against us, we could be prevented from selling our products or could be required to obtain licenses from the owners of such patents or be required to redesign our products to avoid infringement. There can be no assurance that such licenses would be available or, if available, would be on terms acceptable to us or that we would be successful in any attempts to redesign our products or processes to avoid infringement. Our failure to obtain these licenses or to successfully redesign our products would have a material adverse effect on our business, financial condition and results of operations.

        Our employees and third parties with whom we have entered into confidentiality agreements are obligated to maintain the confidentiality of our trade secrets and proprietary information. There can be no assurance that such obligations will effectively prevent disclosure of our confidential information or provide meaningful protection for our confidential information if there is unauthorized use or disclosure. At the same time, technology similar to ours may be independently developed by our competitors.

        We are the exclusive perpetual worldwide licensees of certain patented technology from DEKA Products, LP ("DEKA"). In addition, we are the exclusive licensee of certain patented technology from the Regents of the University of California for use in the field of diagnosis and treatment of breast cancer. We also hold unregistered copyrights on internally developed documentation and operating software developed for the ThinPrep System and ThinPrep Imaging System. We currently are obligated to pay royalties in varying amounts to these parties. Our failure to maintain rights to such technology could have a material adverse effect on our business, financial condition and results of operations. In November 2003, DEKA filed a demand for arbitration with the American Arbitration Association alleging that we have underpaid royalties, a claim which we dispute. See "Item 3. Legal Proceedings" for a discussion of this matter. We presently have several trademarks, some of which have been registered with the United States Patent and Trademark Office. There can be no assurance that any copyrights or trademarks we own will provide competitive advantages for our products or will not be challenged or circumvented by our competitors.

        Litigation may be necessary to defend against claims of infringement, or to enforce our patents, copyrights, trademarks or trade secrets which could result in substantial cost to us and diversion of focus away from our business. In addition, the laws of some foreign countries do not protect our proprietary rights to the same extent as do the laws of the United States.

Customers and Competition

        Quest Diagnostics, Inc. ("Quest") and Laboratory Corporation of America ("LabCorp") accounted for 22% and 10% of our consolidated net sales, respectively, for the year ended December 31, 2003. Quest and LabCorp accounted for 20% and 13% of our consolidated net sales, respectively, for the year ended December 31, 2002. Quest represented 20% of our consolidated net sales for the year ended December 31, 2001. During 2001, no other customers represented 10% or more of consolidated net sales.

12



        While we are the market leader in the sale of liquid-based slide preparation systems in the United States, we face direct competition in the United States from TriPath Imaging, Inc., which also manufacturers liquid-based slide preparation systems. We also compete with the conventional Pap smear and other alternative methods for detecting cervical cancer and/or its precursors. We compete on the basis of a number of factors, including clinical performance, product quality, marketing and sales capabilities, manufacturing efficiency, price and customer service and support. The development, FDA approval and commercial marketing of competing systems for cervical cancer screening could have a material adverse effect on our business, financial condition and results of operations.

Seasonality

        Seasonality does not have a significant impact on our worldwide sales.

Employees

        As of December 31, 2003, we employed 723 persons worldwide. We are not subject to any collective bargaining agreements, have never experienced a work stoppage and consider our relations with our employees to be good.

Financial Information Regarding Segment Reporting and Geographic Areas

        We currently operate in one segment, medical diagnostic equipment. Please refer to Note 2(t) "Segment and Enterprise-Wide Reporting" in the notes to consolidated financial statements included in this Annual Report on Form 10-K under Item 8, "Financial Statements and Supplementary Data."

Certain Factors Which May Affect Future Results

        The following factors, among others, could cause actual results to differ materially from those contained in forward-looking statements made in this report and presented elsewhere by management from time to time. Such factors, among others, may have a material adverse effect upon our business, financial condition, and results of operations.

        The following discussion of our risk factors should be read in conjunction with the consolidated financial statements and related notes included herein. Because of these and other factors, past financial performance should not be considered an indication of future performance.

We depend principally on the sale of a single product.

        To date, we have derived most of our revenues from sales of our ThinPrep 2000 Processor, filters, and other disposable supplies for use in gynecological and non-gynecological testing applications. If we are unable to successfully develop and commercialize other products, our business, sales and profits will be materially impaired. Although we have begun marketing our ThinPrep 3000 Processor, ThinPrep Imaging System and FirstCyte Breast Test, we have not yet generated significant revenues from these products. We cannot guarantee that we will be able to obtain adequate reimbursement from insurance companies and other third party payors for the ThinPrep Imaging System and FirstCyte Breast Test, or that we will otherwise be able to generate significant revenue from sales of these products. We may be required to obtain FDA approval and secure adequate reimbursement from insurance companies and other third party payors for any other new products that we are able to develop or acquire, and we may not be able to do so.

13


We cannot guarantee we will obtain necessary regulatory approvals for our products.

        If we do not obtain all necessary regulatory approvals for any new products we are able to successfully develop or acquire, our ability to generate sales from new product offerings will materially suffer. The governments of the United States and other countries extensively regulate the manufacture and sale of medical diagnostic devices intended for commercial use. For example, United States commercial distribution of medical diagnostic devices generally requires FDA clearance or approval before selling may commence. Obtaining FDA and other required regulatory approvals can be time-consuming, expensive and uncertain. Regulatory approval frequently requires several years from the commencement of clinical trials to the receipt of regulatory approval. After any approvals, we remain subject to pervasive regulation and inspection for ongoing compliance with regulatory requirements. We may also need to obtain FDA approval for any other new products we are able to develop or acquire, and we cannot guarantee that we will be able to do so.

Our success depends on the market acceptance of our products and their cost.

        Our success and growth depends primarily on market acceptance of our ThinPrep System and ThinPrep Imaging System, including any follow-on applications of ThinPrep technology, such as the FirstCyte Breast Test. The laboratory cost of using the ThinPrep System and ThinPrep Imaging System for cervical cancer screening, both together and individually, is higher than that of a conventional Pap smear and competing liquid-based slide preparation systems. Due in part to increased competitive pressures in the healthcare industry to reduce costs, our ability to gain market acceptance of the ThinPrep System and follow-on products depends on our ability to demonstrate that the higher cost of using the ThinPrep System is offset by (i) a reduction in costs often associated with conventional Pap smears or competing liquid-based slide preparation systems, such as inaccurate diagnoses and the need for repeat Pap smears, as well as (ii) the ability to use our ThinPrep System for additional testing applications, such as testing for the human papillomavirus ("HPV"), Chlamydia trachomatis and Neisseria gonorrhea . In particular, for both the ThinPrep Imaging System and the FirstCyte Breast Test, we need to convince healthcare providers, insurance companies and other third party payors, and clinical laboratories of the clinical benefits and cost-effectiveness of these products. For the FirstCyte Breast Test, we await the results of the SEDE trial to support market acceptance of this product and its cost.

Some of our activities may subject us to risks under federal and state laws prohibiting "kickbacks" and false or fraudulent claims.

        We are subject to the provisions of a federal law commonly known as the Medicare/Medicaid anti-kickback law, and several similar state laws, which prohibit payments intended to induce physicians or others either to refer patients or to acquire or arrange for or recommend the acquisition of health care products or services. While the federal law applies only to referrals, products or services for which payment may be made by a federal health care program, state laws often apply regardless of whether federal funds may be involved. These laws constrain the sales, marketing and other promotional activities of manufacturers of medical devices, such as us, by limiting the kinds of financial arrangements, including sales programs, with hospitals, physicians, laboratories and other potential purchasers of medical devices. Other federal and state laws generally prohibit individuals or entities from knowingly presenting, or causing to be presented, claims for payment from Medicare, Medicaid, or other third-party payors that are false or fraudulent, or are for items or services that were not provided as claimed. Anti-kickback and false claims laws prescribe civil and criminal penalties for noncompliance that can be substantial. While we continually strive to comply with these complex requirements, interpretations of the applicability of these laws to marketing practices is ever evolving and even an unsuccessful challenge could cause adverse publicity and be costly to respond to, and thus could have a material adverse effect on our business, results of operations and financial condition.

14



Our sales are dependent on third-party reimbursement.

        Widespread adoption of our ThinPrep System, ThinPrep Imaging System and the FirstCyte Breast Test in the United States and other countries is dependent upon the ability of healthcare providers and laboratories to secure adequate reimbursement from third-party payors such as private insurance plans, managed care organizations, and Medicare and Medicaid. Although a majority of managed care organizations in the United States have added the ThinPrep Pap Test to their coverage, we cannot guarantee that reimbursement will increase or continue to be available, or that reimbursement levels will be adequate to enable healthcare providers and clinical laboratories in the United States and other countries to use the ThinPrep System and ThinPrep Imaging System for cervical cancer screening, instead of the conventional Pap smear method or the products of our competitors. We also will be required to secure adequate reimbursement for any new products we develop or obtain, and we may not be able to do so successfully.

We are dependent upon a relatively small number of large clinical laboratory customers in the United States for a significant portion of our sales.

        We are dependent upon a relatively small number of large clinical laboratory customers in the United States for a significant portion of our sales of the ThinPrep System, and our business may materially suffer if we are unable to increase sales to, or maintain our pricing levels with, our existing customers and establish new customers both within and outside the United States. Due in part to a trend toward consolidation of clinical laboratories in recent years and the relative size of the largest United States laboratories, it is likely that a significant portion of ThinPrep System sales will continue to be concentrated among a relatively small number of large clinical laboratories.

We may engage in acquisitions that may harm our operating results, dilute our stockholders' equity, divert management's attention from other important business concerns, and potentially create other difficulties for us.

        We may in the future pursue acquisitions that we believe could provide us with new technologies, products or service offerings, or enable us to obtain other competitive advantages.

        Acquisitions by us may involve some or all of the following financial risks:

    use of significant amounts of cash;

    potential dilutive issuances of equity securities;

    incurrence of debt or amortization expenses related to certain intangible assets; and

    future impairment charges related to diminished fair value of businesses acquired as compared to their net book value.

        Such acquisitions also may involve numerous other risks, including:

    diversion of management's attention from other business concerns;

    difficulties associated with assimilating and integrating personnel, operations and technologies of acquired companies;

    failure to retain key personnel;

    loss of key customers, customer dissatisfaction or performance problems with the acquired company;

    the costs associated with the integration of acquired operations; and

    assumption of unknown liabilities.

15


        We may not be successful in overcoming the risks described above or any other problems associated with future acquisitions. Any of these risks and problems could materially harm our business, prospects, and financial condition. Additionally, we cannot guarantee that any companies we may acquire will achieve anticipated revenues and operating results.

Our success depends on our ability to manage growth effectively.

        The scope of our operations and facilities, the number of our employees and the geographic area of our operations are growing rapidly. If we are not able to manage our growth effectively, our business and financial condition will materially suffer. Our growth may significantly strain our managerial, operational and financial resources and systems. To manage our growth effectively, we will have to continue to implement and improve additional management and financial systems and controls, and to expand, train and manage our employee base.

We have intense competition from other companies.

        We face direct competition from a number of publicly-traded and privately-held companies, including manufacturers of liquid-based slide preparation systems. The development, FDA approval and commercial marketing of competitive systems for cervical cancer screening could have a material adverse effect on our business and financial condition.

Product liability suits against us could result in expensive and time-consuming litigation, payment of substantial damages and increases in our insurance rates.

        The sale and use of our products could lead to the filing of product liability claims if someone were to allege that one of our products contained a design or manufacturing defect which resulted in the failure to detect a disorder for which it was being used to screen. A product liability claim could result in substantial damages and be costly and time-consuming to defend, either of which could materially harm our business or financial condition. We cannot assure that our product liability insurance would protect our assets from the financial impact of defending a product liability claim. Any product liability claim brought against us, with or without merit, could increase our product liability insurance rates or prevent us from securing insurance coverage in the future.

Our quarterly operating results may vary.

        Our operating results have fluctuated significantly in the past on a quarterly basis. We expect that our operating results may fluctuate significantly from quarter to quarter and we may experience losses in the future depending on a number of factors, including the extent to which our products continue to gain market acceptance, the rate and size of expenditures incurred as we expand our domestic and establish our international sales and distribution networks, the timing and level of reimbursement for our products by third-party payors, and other factors, many of which are outside our control.

        In addition, the Financial Accounting Standards Board has proposed, and is currently considering, changes to generally accepted accounting principles in the United States that would require us to record a charge to earnings for employee stock option grants. This pending standard would negatively impact our earnings and increase the volatility of our quarterly operating results. For example, recording a charge for employee stock options under Statement of Financial Accounting Standards No. 123, Accounting for Stock-Based Compensation , would have reduced net income by $43.8 million, $54.2 million and $39.4 million for the years ended December 31, 2003, 2002 and 2001, respectively. See also Note 2(r) to the consolidated financial statements—Summary of Significant Accounting Policies: Stock-Based Compensation.

16



We currently have limited foreign sales capabilities and cannot guarantee success in foreign markets.

        Although we commenced sales of our ThinPrep System in countries outside the United States in 1998, only a small percentage of our sales to date have been to international markets. If we fail to increase international sales, our business and financial condition may suffer materially. We cannot guarantee that we will successfully develop foreign sales channels or capabilities that will enable us to generate significant revenue from international sales. Even if we are able to establish foreign sales capabilities, we may not be able to obtain favorable third-party reimbursements and required regulatory approvals in foreign countries. We may also face difficulty and added expense in complying with the U.S. and foreign regulations applicable to the sale and marketing of our products internationally.

We are uncertain if additional applications of our ThinPrep System will be successful.

        In addition to cervical cancer screening, the ThinPrep System serves as a platform for other gynecological applications, including testing for HPV using Digene's Hybrid Capture II HPV DNA Assay and testing for the sexually transmitted diseases Chlamydia trachomatis and Neisseria gonorrhea using Roche's COBAS Amplicor automated system. We intend to continue to evaluate additional uses of our ThinPrep technology in testing for the presence of other types of cancers and sexually transmitted diseases. We have not yet determined which of these additional applications we will seek to develop, commercialize or promote, alone or with other companies. We may not be able to successfully promote, commercialize or develop additional uses of our technology.

We are highly dependent on key personnel.

        We are highly dependent on the principal members of our management staff. Loss of our key personnel would likely impede achievement of our research and development, operational, or strategic objectives. To be successful, we must retain key employees and attract additional qualified employees.

Our success depends on our ability to protect our intellectual property rights.

        We rely on a combination of patents, trade secrets, copyrights, trademarks and confidentiality agreements to protect our proprietary technology, rights and know-how. We also are the exclusive licensee of certain patented technology for use in the field of cytology related to the ThinPrep System and in the field of breast cancer detection and treatment related to the FirstCyte Breast Test. If we fail to protect, defend and maintain our intellectual property rights, or if we are subject to a successful third party claim of infringement or violation of license terms, our business and financial condition will materially suffer.

Our reliance on sole source suppliers could harm our business.

        We currently obtain certain key components of the ThinPrep System and ThinPrep Imaging System, including our propriety filter material, from single sources. If we are unable to obtain sufficient quantities of these components that meet our quality and technical requirements at reasonable prices and in a timely manner, we will not be able to manufacture and sell our products on a timely and cost-competitive basis, which would materially and adversely affect our business and financial condition.

Our lack of redundant manufacturing facilities could harm our business.

        We assemble all of our ThinPrep Processors, the ThinPrep Imaging System and the FirstCyte Breast Test, as well as manufacture filters, at our facility in Boxborough, Massachusetts. We fill all of our vials at our facility in Londonderry, New Hampshire. The loss of any of these facilities would likely impede our manufacturing and sales efforts, which would materially and adversely affect our business and financial condition. We are currently working to establish site redundancy for our facility in Boxborough, Massachusetts. We are also working to establish an additional fill line in our Londonderry, New Hampshire facility but are not planning at this time to establish a redundant site for this facility.

17



Executive Officers of Cytyc Corporation

        The executive officers of Cytyc Corporation are set forth below. Business experience for the past five years is provided in accordance with SEC rules.

Patrick J. Sullivan (52)   Chief Executive Officer and Director (since March 1994). Concurrently serves as President (since July 2002, previously from March 1994 to January 2002). Chairman of the Board (since May 2002).

Daniel J. Levangie (53)

 

Executive Vice President (since July 2002). Mr. Levangie has held several positions with Cytyc Corporation, including President, Executive Vice President, Chief Operating Officer, Senior Vice President and Vice President, Commercial Operations (December 1997 to July 2002). Chief Executive Officer and President of Cytyc Health Corporation (July 2002 to December 2003).

Christopher A. Bleck (46)

 

Vice President, Commercial Operations (since December 2001). Corporate Vice President/General Manager Pediatric Products for Ross Products/Abbott Laboratories (1999 to 2001). Mr. Bleck held several positions with Abbott Laboratories, including Vice President Managed Care, Vice President Business Development for Abbott International, and President/General Manager Abbott Canada (1983 to 1999).

Peter D'Errico (46)

 

Vice President, Technical Operations (since 2002). Vice President, Corporate Marketing for Lumenis (2000 to 2002). Vice President, Worldwide Marketing for Chiron Diagnostics (1997 to 1999).

James Linder, M.D. (49)

 

Chief Medical Officer (since January 2002). Consulting Medical Director (December 1995 to January 2002).

A. Suzanne Meszner-Eltrich (51)

 

Vice President, General Counsel and Secretary (since September 1997). Concurrently served as Vice President, Human Resources (September 1997 to May 2002).

John P. McDonough (44)

 

Vice President, Business Development (since October 2003). Founder, CEO & President of Soundbite Communications (April 2000 to September 2003). President, COO & CFO for Direct Hit Technologies (August 1999 to April 2000). President, CFO and Board Director for Workgroup Technology Corp. (April 1998 to August 1999). President, COO & CFO for Workgroup Technology Corp. (April 1997 to April 1998).

Leslie Teso-Lichtman (45)

 

Acting Chief Financial Officer and Treasurer (since October 2003). Vice President (since August 1999). Controller (since June 1998). Vice President of Finance, Treasurer and Secretary for Matritech, Inc. (March 1992 to May 1998).

18



Item 2. Properties

        Our executive offices, research, and certain manufacturing and distribution operations are located in Boxborough, Massachusetts in a leased facility consisting of approximately 97,000 square feet. The lease of this facility has a term of seven years beginning November 1997, with an option to extend the term for an additional five years. In January 2004, we entered into a lease for up to approximately 216,000 square feet of facility space in Marlborough, Massachusetts, of which approximately 30,000 square feet already houses our corporate training and field service facility. This lease has a term of 15 years. We also own approximately 2.7 acres of land and 46,000 square feet of facilities housing additional manufacturing operations in Londonderry, New Hampshire. We also utilize a distribution facility consisting of approximately 37,000 square feet in Methuen, Massachusetts. We believe that we have adequate facilities to satisfy our operational requirements for the foreseeable future.


Item 3. Legal Proceedings

        On December 13, 2002, a purported federal securities class action lawsuit was filed in the United States District Court for the District of Massachusetts against us and two of our officers, on behalf of a purported class of all persons who purchased our common stock between July 25, 2001 and June 25, 2002. The complaint alleges that the defendants failed to disclose material facts and made materially misleading misstatements about our historical and future financial performance. Since the initial suit was filed, five additional suits were filed in the same court, making the same or substantially similar allegations. The six actions have been consolidated into a single proceeding. We have filed a motion to have the case dismissed, which is currently pending before the court. We believe that the allegations are without merit and intend to defend ourselves vigorously. Given the early stage and current status of the litigation, we are unable to reasonably estimate the ultimate outcome of this case, and accordingly, minimal expense related to legal fees has been recorded to date.

        On June 16, 2003, we filed a suit for Declaratory Judgment in United States District Court for the District of Massachusetts asking the court to determine and declare that certain of TriPath Imaging, Inc.'s ("TriPath") patents are invalid and not infringed by our ThinPrep Imaging System. On June 17, 2003, TriPath announced that it had filed a lawsuit against us in the United States District Court for the Middle District of North Carolina alleging patent infringement, false advertising, defamation, intentional interference, unfair competition, and unfair and deceptive trade practices. On October 30, 2003, an order was entered by the district court judge in North Carolina transferring the North Carolina action to Massachusetts, thereby consolidating the cases into a single action to be heard in United States District Court for the District of Massachusetts. Additionally, on October 30, 2003, the district court judge in Massachusetts denied a motion by TriPath to have our Massachusetts case dismissed. The case is currently in the discovery phase and the Massachusetts court has not yet set a trial date. Based on the current case schedules we anticipate that a trial will be scheduled to occur sometime in 2005. We believe that the claims against us are without merit and intend to vigorously defend this suit. Given the early stage and current status of the litigation, we are unable to reasonably estimate the ultimate outcome of this case, and accordingly, minimal expense related to legal fees has been recorded to date.

        On November 17, 2003, DEKA Limited Partners Inc., the purported owner of certain patents licensed to us under a license agreement entered into by the parties in 1993, filed a demand for arbitration with the American Arbitration Association alleging that we have underpaid royalties. The arbitration process is at an early stage and we are unable to reasonably estimate the ultimate outcome. We believe that all royalties due and owing to DEKA Limited Partners Inc. have been paid in accordance with the terms of the agreement.

        We are also involved in various other lawsuits and claims arising in the normal course of business. Although the outcomes of these other lawsuits and claims are uncertain, we do not believe any of them will have a material adverse effect on our business, financial condition or results of operations.

19




Item 4. Submission of Matters to a Vote of Security Holders

        There were no matters submitted to a vote of our security holders during the fourth quarter of the year ended December 31, 2003.

20



PART II

Item 5. Market for Registrant's Common Equity and Related Security Holder Matters

        Our common stock is traded on The NASDAQ National Market under the symbol "CYTC". The following table sets forth, for the calendar periods indicated, the range of high and low sale prices for our common stock on The NASDAQ National Market. These prices do not include retail mark-up, mark-down or commissions and may not represent actual transactions.

 
  High
  Low
2002:            
  First Quarter   $ 27.99   $ 19.24
  Second Quarter     27.53     5.73
  Third Quarter     11.69     6.78
  Fourth Quarter     11.48     8.19
2003:            
  First Quarter   $ 13.54   $ 9.92
  Second Quarter     14.31     9.28
  Third Quarter     15.81     10.14
  Fourth Quarter     15.30     12.25

        On January 23, 2004, the last reported sales price of our common stock on the NASDAQ National Market was $14.85 per share. As of January 23, 2004, there were approximately 480 holders of record of our common stock.

        We have never declared nor paid cash dividends and do not expect to pay dividends in the foreseeable future.

21



Item 6. Selected Consolidated Financial Data

        The selected consolidated financial data set forth below are derived from our audited consolidated financial statements. This data should be read in conjunction with the consolidated financial statements and related notes thereto and with " Management's Discussion and Analysis of Financial Condition and Results of Operations " included elsewhere in this report.

 
  Year Ended December 31,
 
 
  2003
  2002
  2001
  2000
  1999
 
 
  (in thousands, except per share data)

 
Statements of Operations Data:                                
Net sales   $ 303,060   $ 236,493   $ 220,993   $ 142,065   $ 81,100  
Cost of sales     57,420     48,622     40,168     24,565     15,815  
   
 
 
 
 
 
  Gross profit     245,640     187,871     180,825     117,500     65,285  
   
 
 
 
 
 
Operating expenses:                                
  Research and development     14,724     14,524     18,975     14,171     13,372  
  In-process research and development (1)             56,000          
  Sales and marketing     79,547     69,971     59,161     55,162     44,017  
  General and administrative     28,008     23,125     16,987     13,872     6,765  
  Expenses related to terminated merger (2)         5,705              
   
 
 
 
 
 
    Total operating expenses     122,279     113,325     151,123     83,205     64,154  
   
 
 
 
 
 
Income from operations     123,361     74,546     29,702     34,295     1,131  
Other income, net (3)     2,622     2,711     8,006     4,721     4,639  
   
 
 
 
 
 
Income before provision for income taxes     125,983     77,257     37,708     39,016     5,770  
Provision for income taxes     49,763     29,363     25,073     853     130  
   
 
 
 
 
 
Net income   $ 76,220   $ 47,894   $ 12,635   $ 38,163   $ 5,640  
   
 
 
 
 
 

Net income per common and potential common share (4):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
  Basic   $ 0.69   $ 0.40   $ 0.11   $ 0.34   $ 0.05  
   
 
 
 
 
 
  Diluted   $ 0.68   $ 0.39   $ 0.10   $ 0.32   $ 0.05  
   
 
 
 
 
 

Weighted average common and potential common shares outstanding (4):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
  Basic     110,983     120,114     115,396     110,754     107,346  
  Diluted     112,807     122,782     120,776     117,960     112,530  

Balance Sheet Data:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 
Cash, cash equivalents and investment securities   $ 177,897   $ 163,744   $ 153,242   $ 88,845   $ 70,368  
Total assets     390,900     361,626     386,760     170,886     112,328  
Retained earnings (deficit)     99,644     23,424     (24,470 )   (37,105 )   (75,268 )
Total stockholders' equity     353,631     324,728     350,308     147,046     94,991  

(1)
We incurred in-process research and development charges totaling approximately $56.0 million in 2001 related to our acquisition of Pro Duct.

(2)
We incurred charges totaling approximately $5.7 million in 2002 related to our abandoned merger with Digene.

(3)
We received other income of $3.1 million in 2001 from a litigation settlement.

(4)
See Note 2(q) in the notes to the consolidated financial statements included in this Annual Report on Form 10-K for an explanation of the computation of basic and diluted per share data.

22



Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations

Overview

        Cytyc Corporation designs, develops, manufactures, and markets the ThinPrep System and ThinPrep Imaging System for use in medical diagnostic applications. The ThinPrep System is widely used for cervical cancer screening and non-gynecologic cytology. The ThinPrep System consists of the ThinPrep Pap Test, ThinPrep 2000 Processor, ThinPrep 3000 Processor, and related reagents, filters, and other disposable supplies. The ThinPrep Imaging System is a device that uses computer imaging technology to assist in primary cervical cancer screening of ThinPrep Pap Test slides.

Critical Accounting Estimates

        Our discussion and analysis of our financial condition and results of operations are based upon our consolidated financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States. The preparation of these financial statements requires us to make estimates and judgments that affect the reported amounts of assets, liabilities, revenues and expenses, and related disclosure of contingent assets and liabilities. A "critical accounting estimate" is one which is both important to the portrayal of our financial condition and results and requires management's most difficult, subjective or complex judgments, often as a result of the need to make estimates about the effect of matters that are inherently uncertain. We continuously evaluate our critical accounting estimates. We base our estimates on historical experience and on various other assumptions that are believed to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions.

        Valuation of Long-Lived Assets, Intangibles and Goodwill.     We assess the impairment of identifiable intangibles, long-lived assets and goodwill whenever events or changes in circumstances indicate that the carrying value may not be recoverable and at least annually in the case of goodwill. If it is determined that the carrying value of intangibles, long-lived assets and goodwill might not be recoverable based upon the existence of one or more indicators of impairment, we would measure any impairment based on a projected discounted cash flow method. No such impairment charges have been recorded to date. We are required to perform an impairment review annually, or earlier if indicators of potential impairment exist. Based on our impairment review during 2003, the carrying amount of goodwill did not exceed its fair value and, accordingly, no impairment loss exists. At December 31, 2003, we had $107.2 million of intangible assets, of which $91.1 million represents goodwill. An impairment to our intangible assets could result in a material, non-cash expense in our consolidated statement of income.

        Income Taxes and Deferred Taxes.     We file income tax returns in nine countries as well as many states and other localities. We must estimate our income tax expense after considering, among other factors, differing tax rates between jurisdictions, allocation factors, tax credits, nondeductible items and changes in enacted tax rates. A 1% change in our 2003 effective income tax rate would have the effect of changing net income by approximately $1.3 million, or $0.01 per share. Deferred taxes arise because of the different treatment between financial statement accounting and tax accounting, known as "temporary differences." We record the tax effect of these temporary differences as "deferred tax assets" and "deferred tax liabilities" on our consolidated balance sheet. Deferred tax assets generally result in tax deductions or credits subsequent to the period in which the related item was recorded in the consolidated statement of income. Deferred tax liabilities typically reflect a current tax deduction for which the related item has not yet been recorded in the consolidated statement of income. The carrying value of our deferred tax assets assumes that we will be able to generate sufficient future taxable income in certain tax jurisdictions, based on estimates and assumptions, to fully recover the carrying value of the assets. If these estimates and related assumptions change in the future, we may be required to record a valuation allowance against our deferred tax assets resulting in additional income tax expense in our consolidated statement of income.

23



        Legal Proceedings.     We are involved in various legal actions, the outcomes of which are not within our complete control and may not be known for prolonged periods of time. In some actions, the claimants seek damages, as well as other relief, which, if granted, would require significant expenditures. We record a liability in our consolidated financial statements for these actions when a loss is known or considered probable and the amount can be reasonably estimated. We review these estimates each accounting period as additional information is known and adjust the loss provision when appropriate. If the loss is not probable or cannot be reasonably estimated, a liability is not recorded in the consolidated financial statements. Our significant legal proceedings are discussed in Note 9 to the consolidated financial statements.

        The above list is not intended to be a comprehensive list of all of our accounting estimates. In many cases, the accounting treatment of a particular transaction is specifically dictated by generally accepted accounting principles, with little need for management's judgment in their application. There are also areas in which management's judgment in selecting any available alternative would not produce a materially different result. See our audited consolidated financial statements and notes thereto, beginning on page F-1, which contain accounting policies and other disclosures required by generally accepted accounting principles in the United States.

Results of Operations

Years Ended December 31, 2003 and 2002

        Net sales increased to $303.1 million in 2003 from $236.5 million for 2002, an increase of 28%. Domestic net sales increased to $271.3 million in 2003 from $216.8 million for 2002, an increase of 25%, primarily due to increased sales of our ThinPrep Pap Test. Domestic sales of our ThinPrep Pap Test increased 27% in 2003 compared to 2002, reflecting a more than 20% increase in unit sales, while average selling prices increased slightly. Sales to our two largest customers, Quest Diagnostics, Inc. and Laboratory Corporation of America, accounted for 32% of net sales in 2003, as compared to 33% of net sales in 2002. We believe the rate of growth in net sales increased in 2003 compared to 2002 in part due to changes in inventory management by some of our laboratory customers in 2002, which impacted their ordering patterns during that year. International net sales increased to $31.8 million in 2003 from $19.7 million for 2002, an increase of 61%, reflecting both increased unit sales and average pricing of the ThinPrep Pap Test internationally, as well as the favorable impact of the weaker U.S. dollar on sales in foreign currencies. We believe we are seeing growing acceptance of our ThinPrep Pap Test in the international market, as evidenced by the growth in our international sales and the adoption of liquid-based cytology (the testing technique underlying the ThinPrep Pap Test) as the primary means of processing samples for cervical cell screening in England, Wales and Scotland.

        Gross profit increased to $245.6 million in 2003 from $187.9 million for 2002, an increase of 31%. The gross margin increased to 81% in 2003 as compared to 79% for 2002. The increase related primarily to the increased volume of shipments and higher average selling price during 2003 of our ThinPrep Pap Test.

        Total operating expenses increased to $122.3 million in 2003 from $113.3 million for 2002, an increase of 8%. Operating expenses for 2002 included a one-time charge of $5.7 million to write off costs related to the terminated merger with Digene Corporation.

        The primary contributors to the increase in operating expenses in 2003 were sales and marketing costs, which increased to $79.5 million in 2003 from $70.0 million for 2002, an increase of 14%. This increase reflects both market development and customer training costs associated with the ThinPrep Imaging System, which was released to market following FDA approval in June 2003. In addition, we increased our efforts towards developing the market and customer base for the ThinPrep Pap Test on an international basis, which contributed to the growth in international sales during the period. The increase also reflects the impact of the weaker U.S. dollar on international sales and marketing expenditures.

        Our research and development costs remained relatively consistent between 2002 and 2003, increasing slightly to $14.7 million in 2003 from $14.5 million for 2002, as savings from lower product development

24



and regulatory efforts following the release of the ThinPrep Imaging System were offset by an increased investment in enhancements to our existing product technologies. For example, during 2003 we initiated collaborative research agreements with Harvard Medical School and Northeastern University, which may translate into further improvements to our testing platforms for cervical, breast and other forms of cancer.

        During the past three years, our research and development costs have been related primarily to the ThinPrep Imaging System, the FirstCyte Breast Test and enhancements to our existing product technologies. From its release in June 2003 through December 31, 2003, revenues recognized related to the ThinPrep Imaging System, which have been placed at customer sites under use plan agreements where revenue is recognized over the term of the use plan agreement, were less than one percent of total revenues. Revenues on sales of the FirstCyte Breast Test during the years ended December 31, 2003, 2002 and 2001 were less than one percent of total revenues. We continue to gather clinical data to support significant commercialization of this product. Our research and development expenditures also included enhancements to the ThinPrep 3000 Processor, our batch-processing system. While revenues from the sale of the ThinPrep 3000 Processor were approximately one percent of total revenues in 2003 and less than one percent of total revenues in 2002 and 2001, we believe the use of these Processors by our customers has supported the growth in sales of the ThinPrep Pap Test over the past three years.

        General and administrative costs increased to $28.0 million in 2003 from $23.1 million for 2002, an increase of 21%, largely due to increased business insurance and personnel-related expenditures. As a percentage of revenues, general and administrative expenses decreased slightly to 9% of revenues in 2003 from 10% for 2002.

        Interest income decreased to $2.4 million in 2003 from $3.5 million for 2002, a decrease of 31%, due primarily to lower interest rates and a lower cash balance available for investment.

        Our effective tax rate for 2003 increased to 39.5%, compared to 38% for 2002. The increase is primarily due to a reduction in research and development credits as a percentage of our taxable income. We anticipate that our effective tax rate in 2004 will decrease slightly to 39% due to savings following reorganization of our operations in 2003.

Years Ended December 31, 2002 and December 31, 2001

        Net sales increased to $236.5 million in 2002 from $221.0 million for 2001, an increase of 7%. Domestic net sales increased to $216.8 million in 2002 from $205.3 million for 2001, an increase of 6%, primarily due to increased sales of our ThinPrep Pap Test for cervical cancer screening. Domestic sales of our ThinPrep Pap Test increased 4% in 2002 compared to 2001, primarily reflecting an increase in unit sales, offset in part by a slight decrease in average selling prices related to customer mix. Sales to our largest customer, Quest Diagnostics, Inc., accounted for 20% of net sales in both 2002 and 2001. Sales to our second largest customer, Laboratory Corporation of America, accounted for 13% of net sales in 2002, compared to less than 10% of net sales in 2001. We believe the rate of growth in net sales decreased in 2002 compared to 2001 due primarily to changes in inventory management by some of our laboratory customers, which impacted their ordering patterns during 2002. International net sales increased to $19.7 million in 2002 from $15.7 million for 2001, an increase of 25%.

        Gross profit increased to $187.9 million in 2002 from $180.8 million for 2001, an increase of 4%. The gross margin decreased to 79% in 2002 as compared to 82% for 2001. The decrease related primarily to sales promotion discounts and to a lesser extent a larger percentage of total revenue with international customers who have lower average selling prices.

        Total operating expenses decreased to $113.3 million in 2002 from $151.1 million for 2001, a decrease of 25%. Operating expenses in 2002 included a one-time charge of $5.7 million to write off costs related to the terminated merger with Digene Corporation. Operating expenses in 2001 included a one-time charge of $56.0 million to write off the portion of the purchase price of Pro Duct Health, Inc. ("Pro Duct") allocated to in-process research and development projects. The in-process research and development projects related primarily to plans for clinical studies and continued development of the FirstCyte Breast

25



Test catheter. These clinical studies have been subsumed into other projects and development of the next generation catheter is nearing completion.

        The primary contributor to the increase in operating expenses in 2002 were sales and marketing costs, which increased to $70.0 million in 2002 from $59.2 million for 2001, an increase of 18%. This increase primarily reflects expenses associated with expansion of international subsidiaries, U.S. sales force meeting and travel expenses and personnel costs to develop the market and customer base for the FirstCyte Breast Test. At the same time, our research and development costs decreased to $14.5 million in 2002 from $19.0 million for 2001, a decrease of 23%, primarily as a result of lower engineering costs associated with our ThinPrep Imaging System development activities. General and administrative costs increased to $23.1 million in 2002 from $17.0 million for 2001, an increase of 36%, primarily due to a combination of increased personnel costs and professional fees in our infrastructure departments, which grew to support our business. As a percentage of revenues, general and administrative expenses increased to 10% of revenues in 2002 from 8% for 2001.

        Interest income decreased to $3.5 million in 2002 from $5.4 million for 2001, a decrease of 35%, due primarily to lower interest rates. We also recorded $3.1 million during 2001 in other income relating to the settlement of litigation with TriPath Imaging, Inc. Please refer to Note 9(d) in the notes to consolidated financial statements included in this Annual Report on Form 10-K for more information regarding this settlement.

        Our effective tax rate for 2002 was 38%. Our effective tax rate for 2001 was 66.5%, due primarily to the nondeductible in-process research and development charge related to the Pro Duct acquisition, partially offset by release of the valuation allowance related to certain of our net operating loss carryforwards and other deferred tax assets. As a result of our sustained profitability, we determined that the realization of our net deferred tax assets was more likely than not and, accordingly, eliminated the valuation allowance in 2001.

Liquidity and Capital Resources

        At December 31, 2003, we had cash, cash equivalents and investment securities totaling $177.9 million. Cash provided by operations was $82.5 million in 2003, compared to $98.0 million in 2002. The decrease in cash flows from operations in 2003 as compared to 2002 primarily reflects an increase in receivables in the fourth quarter of 2003 as well as an investment in inventory during 2003 to support the existing demand for the ThinPrep Imaging System released in June 2003 and purchases of key, sole source components. Our net accounts receivable increased 23% to $42.1 million at December 31, 2003 as compared to $34.1 million at December 31, 2002, reflecting the effects of an $11.6 million increase in fourth quarter sales in 2003 versus 2002. At the same time, our Days Sales Outstanding remained relatively flat at 46 days and we have had no significant issues of collectibility. The term "Days Sales Outstanding", which we calculate by dividing gross trade accounts receivable at the end of the period by our average daily consolidated net sales for the quarter, refers to roughly the number of days' worth of sales that are outstanding and unpaid at any given time. Our inventory increased 62% to $17.8 million at December 31, 2003, as compared to $11.0 million at December 31, 2002, to support the growth in our sales, timely deployment of the ThinPrep Imaging System and to ensure the availability of key raw materials.

        Our investing activities provided cash of $3.8 million in 2003, primarily as a result of $18.0 million in net proceeds from the sale of investment securities, offset in part by capital expenditures of $12.3 million. Our capital expenditures during 2003 included the cost of opening a new distribution facility and developing redundant manufacturing capabilities. Our investing activities during 2002 and 2001 used cash of $49.9 million and $90.2 million, respectively. These investing activities included capital expenditures of $6.7 million and $9.2 million, respectively. Investing activities in 2001 also included the purchase of Pro Duct for net cash of $25.8 million. During 2004, we expect to incur capital expenditures of approximately $18 million, which include improvements to certain of our manufacturing and distribution facilities as well as other machinery and equipment purchases to support the growth in our business.

26



        Our financing activities in 2003 and 2002 used cash of $56.3 million and $81.8 million, respectively, primarily related to the repurchase of our common stock, partially funded by proceeds from the exercise of common stock options and from our employee stock purchase plan. In 2003 and 2002, we repurchased $63.1 million and $92.7 million of our common stock, respectively. Our board of directors has authorized, in the aggregate, up to $200 million for the repurchase of shares of our common stock, plus the cost of purchasing additional shares in an amount equal to the number of shares issued to our stock option holders upon exercise of their stock options. As of December 31, 2003, we had repurchased a total of 15.1 million shares of our common stock for cash totaling $155.8 million, with an average price paid of $10.29 per share.

        Our future contractual cash obligations as of December 31, 2003 are as follows (in thousands):

 
  Payments Due by Period
Contractual Obligations

  Total
  2004
  2005
  2006
  2007
  2008
  Thereafter
Operating leases   $ 59,284   $ 3,168   $ 3,472   $ 4,010   $ 4,349   $ 4,292   $ 39,993
Inventory purchase commitments     32,050     5,525     5,525     3,000     3,000     3,000     12,000
   
 
 
 
 
 
 
Total contractual cash obligations   $ 91,334   $ 8,693   $ 8,997   $ 7,010   $ 7,349   $ 7,292   $ 51,993
   
 
 
 
 
 
 

        Our operating lease obligations relate primarily to our facilities, but also include certain automobiles and office equipment outside of the United States. These operating leases have expiration dates ranging from 2004 through 2018. The operating lease obligations in the table above include a lease we entered into in January 2004 for certain facilities in Marlborough, Massachusetts with a term of 15 years. In addition to operating leases, we have also entered into certain long term supply contracts with remaining terms of up to nine years to assure continuity of supply of certain key components and raw materials while maintaining high quality and reliability. In certain of these contracts, a minimum purchase commitment has been established. Our inventory purchase commitments do not exceed our projected requirements over the related terms and are in the normal course of business.

        We expect that our cash and cash equivalents, investment securities and cash flows from operating activities will be sufficient to meet our projected operating cash needs, including capital expenditures, lease and purchase commitments and tax payments.

Off-Balance Sheet Arrangements

        We do not maintain any off-balance sheet financing arrangements apart from the operating leases described above.

Recent Accounting Pronouncement

        In January 2003, the FASB issued Interpretation No. 46, Consolidation of Variable Interest Entities—an interpretation of ARB No. 51 ("FIN 46"), which addresses consolidation of variable interest entities. FIN 46 expanded the criteria for consideration in determining whether a variable interest entity should be consolidated by a business entity, and requires existing unconsolidated variable interest entities (which include, but are not limited to, Special Purpose Entities, or SPEs) to be consolidated by their primary beneficiaries if the entities do not effectively disperse risks among parties involved. This interpretation applied immediately to variable interest entities created after January 31, 2003. The adoption of this portion of FIN 46 has not had any effect on our financial position or results of operations. This interpretation applies in the first fiscal year or interim period beginning after December 15, 2003, to variable interest entities in which an enterprise holds a variable interest that is acquired before February 1, 2003. We do not have any investments or arrangements which would be considered variable interest, and believe that the adoption of FIN 46 will not have a material impact on our financial position or results of operations.

27




Item 7A. Quantitative and Qualitative Disclosures About Market Risk

        Derivative Financial Instruments, Other Financial Instruments, and Derivative Commodity Instruments.     We do not participate in derivative financial instruments, other financial instruments for which the fair value disclosure would be required under Statement of Financial Accounting Standards No. 107, Disclosures about Fair Value of Financial Instruments , or derivative commodity instruments. All of our investments are in short-term, investment-grade commercial paper, corporate bonds, municipal bonds and U.S. Government and agency securities that are carried at fair value on our books. Accordingly, we have no quantitative information concerning the market risk of participating in such investments.

        Primary Market Risk Exposures.     Our primary market risk exposures are in the areas of interest rate risk and foreign currency exchange rate risk. Our investment portfolio of cash equivalents and investment securities is subject to interest rate fluctuations, but we believe this risk is immaterial due to the short-term nature of these investments. Our business outside the United States is conducted in local currencies. We have no foreign exchange contracts, option contracts, or other foreign hedging arrangements. We estimate that any market risk associated with our foreign operations is not significant and is unlikely to have a material adverse effect on our business, financial condition or results of operations.


Item 8. Financial Statements and Supplementary Data

        The information required by this item may be found on pages F-1 through F-28 of this Form 10-K.


Item 9. Changes In and Disagreements with Accountants on Accounting and Financial Disclosure

        Effective as of May 21, 2002, our board of directors dismissed Arthur Andersen LLP as our independent accountants. For the fiscal year ended December 31, 2001 and through the date of their dismissal, the former auditors did not disagree with us on any matter of accounting principles or practices, financial statement disclosure or auditing scope or procedure which disagreements, if not resolved to their satisfaction, would have caused them to make reference thereto in their report on the financial statements for such years. During the period from our inception to the date of their dismissal, there have been no reportable events as defined in Regulation S-K Item 304. Arthur Andersen LLP's accountants' report for the year ended December 31, 2001 did not contain an adverse opinion or disclaimer of opinion, nor was it qualified or modified as to uncertainty, audit scope or accounting principles. In response to our request, Arthur Andersen LLP has furnished us with a letter addressed to the SEC stating whether Arthur Andersen LLP agrees with the above statements. We have filed with the SEC a copy of such letter dated May 28, 2002 as Exhibit 16 to our Current Report on Form 8-K on May 28, 2002. On May 21, 2002, the audit committee recommended, and our board of directors approved, Deloitte & Touche LLP as our independent public accountants. Prior to retaining Deloitte & Touche LLP, we had not consulted with Deloitte & Touche LLP on any accounting, auditing or reporting matters.


Item 9A. Controls and Procedures

(a)
Evaluation of Disclosure Controls and Procedures .    As of the end of the period covered by this report, we carried out an evaluation, under the supervision and with the participation of our management, including our Chief Executive Officer and Acting Chief Financial Officer, of the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) of the Securities Exchange Act of 1934). Based on this evaluation, our Chief Executive Officer and Acting Chief Financial Officer have concluded that our disclosure controls and procedures are effective in timely notification to them of information we are required to disclose in our periodic SEC filings and in ensuring that this information is recorded, processed, summarized and reported within the time periods specified in the SEC's rules and regulations.

(b)
Changes in Internal Control .    During the fourth quarter of fiscal year 2003, there have been no significant changes in our internal control over financial reporting that have materially affected, or were reasonably likely to materially affect, our internal control over financial reporting.

28



PART III

Item 10. Directors and Executive Officers of the Registrant

        The information required under this item may be found under "Executive Officers of Cytyc Corporation" in Part I, Item 1—"Business" of this Annual Report on Form 10-K, as well as under the sections captioned "Election of Directors", "Directors", "Section 16(a) Beneficial Ownership Reporting Compliance" and "Code of Ethics" in our Proxy Statement (the "2004 Proxy Statement"), which will be filed with the Securities and Exchange Commission not later than 120 days after the close of our fiscal year ended December 31, 2003, and is incorporated herein by reference.


Item 11. Executive Compensation

        The information required under this item may be found under the section captioned "Compensation and Other Information concerning Directors and Officers" in the 2004 Proxy Statement, and is incorporated herein by reference.


Item 12. Security Ownership of Certain Beneficial Owners and Management

Equity Compensation Plan Information

        We offer various employee and director equity compensation plans, including the 1995 Stock Plan, the 1995 Non-Employee Director Stock Option Plan, the 2001 Non-Employee Director Stock Plan, the 1989 Stock Plan and the 1998 Stock Plan. Our primary stock plan, the 1995 Stock Plan, provides for the grant of various incentives, including nonqualified and incentive stock options, stock awards, and opportunities to make direct purchases of our common stock. The aggregate number of shares of common stock that may be issued pursuant to the 1995 Stock Plan is 6,000,000 plus, effective as of January 1, 1997 and each year thereafter, the excess, if any, of (i) five percent of the total number of shares of common stock issued and outstanding as of December 31 of the preceding year or then reserved for issuance upon the exercise or conversion of outstanding options, warrants or convertible securities, over (ii) the number of shares then remaining reserved and available for grant under the 1995 Stock Plan, subject to certain adjustments.

        All of our equity compensation plans have been approved by our stockholders. We do not have any warrants or stock appreciation rights outstanding under our equity compensation plans. The following table summarizes information about our equity compensation plans at December 31, 2003:

Number of Shares to be Issued Upon Exercise of Outstanding Stock Options
  Weighted Average
Exercise Price of
Outstanding Stock Options

  Number of Shares
Available for Future
Issuance

21,005,188   $ 15.99   7,283,267

        Additional information required under this item may be found under the section captioned "Securities Ownership of Certain Beneficial Owners and Management" in the 2004 Proxy Statement, and is incorporated herein by reference.


Item 13. Certain Relationships and Related Transactions

        The information required under this item may be found under the caption "Certain Relationships and Related Transactions" in the 2004 Proxy Statement, and is incorporated herein by reference.


Item 14. Principal Accounting Fees and Services

        The information required under this item may be found under the caption "Principal Accounting Fees and Services" in the 2004 Proxy Statement and is incorporated herein by reference.

29



PART IV

Item 15. Exhibits, Financial Statement Schedules and Reports on Form 8-K

    (a)
    (1)   Consolidated Financial Statements .

            For a list of the consolidated financial information included herein, see Index on page F-1.

    (a)
    (2)   Financial Statement Schedules .

            Schedules not listed above have been omitted because the information required to be set forth therein is not applicable or is shown in the accompanying consolidated financial statements or notes thereto.

    (a)
    (3)   List of Exhibits .

            The following exhibits are filed as part of, and incorporated by reference into, this Annual Report on Form 10-K:

Exhibit No.

  Description
2.1(9)   Agreement and Plan of Merger, dated October 17, 2001, by and among Cytyc Corporation, Pro Duct Health, Inc., and Cytyc Health Corporation.
2.2(10)   Amendment to Agreement and Plan of Merger, dated as of November 30, 2001, by and among Cytyc Corporation, Pro Duct Health Inc., and Cytyc Health Corporation.
2.3(11)   Agreement and Plan of Merger, dated as of February 19, 2002, by and among Cytyc Corporation, Digene Corporation, and Cruiser, Inc.
3.1(2)   Third Amended and Restated Certificate of Incorporation of Cytyc Corporation.
3.2(2)   Amended and Restated By-Laws of Cytyc Corporation.
3.3(7)   Certificate of Amendment of Third Amended and Restated Certificate of Incorporation.
4.1(1)   Specimen certificate representing the Common Stock.
4.2(3)   Rights Agreement, dated as of August 27, 1997, between Cytyc Corporation and BankBoston, N.A (the "Rights Agreement") which includes as Exhibit A the Form of Certificate of Designations, as Exhibit B the Form of Rights Certificate, and as Exhibit C the Summary of Rights to Purchase Preferred Stock.
4.3(4)   Amendment No. 1 to Rights Agreement, dated as of June 22, 1998, between Cytyc Corporation and BankBoston, N.A., amending the Rights Agreement.
4.4**   Amendment to the Rights Agreement, dated as of January 3, 2003, among Cytyc Corporation, BankBoston, N.A. and EquiServe Trust Company, N.A.
4.5(18)   Amendment No. 2 to Rights Agreement, dated as of November 6, 2003, between Cytyc Corporation and EquiServe Trust Company, N.A., amending the Rights Agreement.
10.1(1)*   1988 Stock Plan.
10.2(1)*   1989 Stock Plan.
10.3(1)*   1995 Stock Plan.
10.4(8)*   Amended and Restated 1995 Non-Employee Director Stock Option Plan.
10.5(12)*   1995 Employee Stock Purchase Plan, as amended.
10.6(1)#   License Agreement between Cytyc Corporation and DEKA Products Limited Partnership dated March 22, 1993.
10.7(1)   Form of Indemnification Agreement.

30


10.8(1)   Lease Agreement between Cytyc Corporation and BFA Realty Partnership, L.P. d/b/a BFA, Limited Partnership of February 1996.
10.9(5)   Amendment No. 1 to Lease Agreement dated as of February 1996 between Cytyc Corporation and BFA Realty Partnership, L.P. d/b/a BFA, Limited Partnership.
10.10(13)*   2001 Non-Employee Director Stock Plan.
10.11(14)*   Pro Duct Health, Inc. 1998 Stock Plan.
10.12(15)##   Supply Agreement between Cytyc Corporation, Whatman, Inc. and Whatman SA dated as of December 31, 2000, as amended October 16, 2001 and May 2, 2002
10.13(15)##   Master Agreement between Cytyc Corporation and Laboratory Corporation of America Holdings dated February 1, 2000, as amended December 20, 2001
10.14(16)##   Agreement for Purchase of Equipment Reagents and Supplies between Cytyc Corporation and Quest Diagnostics, Inc. dated as of May 1, 2003
10.15(17)*   Amended and Restated Director Compensation Method Plan
10.16(19)   Form of Change of Control Agreement entered between Cytyc Corporation and certain executive officers dated as of July 30, 2003.
10.17**   Office Lease dated December 31, 2003 between Cytyc Corporation and Marlborough Campus Limited Partnership.
21.1**   List of Our Subsidiaries.
23.1**   Consent of Deloitte & Touche LLP.
24.1**   Power of Attorney (see signature page hereto).
31.1**   Certification of Patrick J. Sullivan, Chief Executive Officer and President, pursuant to Rules 13a-14 and 15d-14 under the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
31.2**   Certification of Leslie Teso-Lichtman, Vice President, Controller and Acting Chief Financial Officer and Treasurer, pursuant to Rules 13a-14 and 15d-14 under the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
32.1**   Certification of Patrick J. Sullivan, Chief Executive Officer and President, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
32.2**   Certification of Leslie Teso-Lichtman, Vice President, Controller and Acting Chief Financial Officer and Treasurer, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

(1)
Incorporated herein by reference to the exhibits to our Registration Statement on Form S-1 (File No. 333-00300).

(2)
Incorporated by reference to the exhibits to our Registration Statement on Form S-1 (File No. 333-19367).

(3)
Incorporated herein by reference to Exhibit 4.1 to our Current Report on Form 8-K, filed August 29, 1997.

(4)
Incorporated herein by reference to Exhibit 4.2 to our Quarterly Report on Form 10-Q, filed August 13, 1998.

31


(5)
Incorporated herein by reference to Exhibit 10.9 to our Annual Report on Form 10-K, filed March 31, 1998.

(6)
Incorporated herein by reference to Exhibit 10.12 to our Annual Report on Form 10-K, filed March 31, 1999.

(7)
Incorporated herein by reference to Exhibits 3, 4 to our Quarterly Report on Form 10-Q, filed August 14, 2000.

(8)
Incorporated herein by reference to Exhibit 10 to our Quarterly Report on Form 10-Q, filed August 14, 2000.

(9)
Incorporated herein by reference to the Exhibits to our Current Report on Form 8-K, filed October 19, 2001.

(10)
Incorporated herein by reference to the Exhibits to our Current Report on Form 8-K, filed December 14, 2001.

(11)
Incorporated herein by reference to the Exhibits to our Current Report on Form 8-K, filed February 20, 2002.

(12)
Incorporated herein by reference to Exhibit 10.5 to our Registration Statement on Form S-1 (File No. 333-00300) and Exhibit 10.1 to our Quarterly Report on Form 10-Q, filed August 8, 2001.

(13)
Incorporated herein by reference to Exhibit 10.2 to our Quarterly Report on Form 10-Q, filed August 8, 2001.

(14)
Incorporated herein by reference to Exhibit 4 to our Registration Statement on Form S-8, filed December 17, 2001 (File No. 333-75292).

(15)
Incorporated herein by reference to Exhibits to our Annual Report on Form 10-K, filed March 24, 2003.

(16)
Incorporated herein by reference to Exhibit 10.1 to our Quarterly Report on Form 10-Q, filed May 13, 2003.

(17)
Incorporated herein by reference to Exhibit 4.4 to our Quarterly Report on Form 10-Q, filed August 8, 2003.

(18)
Incorporated herein by reference to Exhibit 4.4 to our Quarterly Report on Form 10-Q, filed November 12, 2003.

(19)
Incorporated herein by reference to Exhibit 4.5 to our Quarterly Report on Form 10-Q, filed November 12, 2003.

*
Indicates a management contract or any compensatory plan, contract or arrangement

**
Filed herewith.

#
Confidential treatment granted as to certain portions.

##
Confidential treatment requested as to certain portions.

(b)
Reports On Form 8-K

            On October 22, 2003, we filed a current report on Form 8-K to disclose that we issued a press release announcing our earnings for the quarter ended September 30, 2003. A copy of the release was furnished as an exhibit under Item 12 of such Form 8-K.

            On October 24, 2003, we filed a current report on Form 8-K to disclose the resignation of Robert L. Bowen as Vice President, Chief Financial Officer and Treasurer of Cytyc and the appointment of

32



    Leslie Teso-Lichtman, Vice President, Controller of Cytyc, to assume the duties of Chief Financial Officer and Treasurer until a permanent successor is hired.

            On October 28, 2003, we filed a current report on Form 8-K to disclose that we issued a press release announcing that John McDonough has been named Vice President of Corporate Development and Robert Bowen has resigned as Chief Financial Officer. A copy of the release was filed as an exhibit to such Form 8-K.

            On November 24, 2003, we filed a current report on Form 8-K to disclose that we issued a press release announcing that Marla S. Persky had been elected to the Board of Directors of Cytyc. A copy of the release was filed as an exhibit to such Form 8-K.

    Subsequent 8-K filing

            On January 28, 2004, we filed a current report on Form 8-K to disclose that we issued a press release announcing our earnings for the quarter and year ended December 31, 2003. A copy of the release was furnished as an exhibit under Item 12 of such Form 8-K.

    (c)
    Exhibits

            We hereby file as part of this Annual Report on Form 10-K the exhibits listed in Item 14(a)(3) set forth above. Exhibits which are incorporated herein by reference may be inspected and copied at the public reference facilities maintained by the SEC at Room 1024, Washington, D.C. 20549. Copies of such material may be obtained by mail from the Public Reference Section of the SEC at Judiciary Plaza, 450 Fifth Street, N.W., Washington, D.C. 20549, at prescribed rates. The SEC also maintains a Website that contains reports, proxy and information statements and other information regarding registrants that file electronically with the SEC at the address http://www.sec.gov .

33



SIGNATURES

         Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

    CYTYC CORPORATION

Date: January 30, 2004

 

By:

/s/  
PATRICK J. SULLIVAN       
Patrick J. Sullivan
Chief Executive Officer and President

POWER OF ATTORNEY AND SIGNATURES

        We, the undersigned officers and directors of Cytyc Corporation, hereby severally constitute and appoint Patrick J. Sullivan and Leslie Teso-Lichtman, and each of them singly, our true and lawful attorneys, with full power to both of them and each of them singly, to sign for us and in our names in the capacities indicated below, any amendments to this Report on Form 10-K and generally to do all things in our names and on our behalf in such capacities to enable Cytyc Corporation to comply with the provisions of the Securities Exchange Act of 1934, as amended, and all the requirements of the Securities and Exchange Commission.

        Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the Registrant, in the capacities and on the dates indicated.

Signature
  Title(s)
  Date

 

 

 

 

 
/s/   PATRICK J. SULLIVAN       
Patrick J. Sullivan
  Chief Executive Officer (Principal Executive Officer), President, and Chairman of the Board of Directors   January 30, 2004

/s/  
LESLIE TESO-LICHTMAN       
Leslie Teso-Lichtman

 

Vice President, Controller and Acting Chief Financial Officer and Treasurer (Principal Financial Officer and Principal Accounting Officer)

 

January 30, 2004

/s/  
WALTER E. BOOMER       
Walter E. Boomer

 

Director

 

January 30, 2004

/s/  
SALLY W. CRAWFORD       
Sally W. Crawford

 

Director

 

January 30, 2004

34



/s/  
BROCK HATTOX       
Brock Hattox

 

Director

 

January 30, 2004

/s/  
DANIEL LEVANGIE       
Daniel Levangie

 

Executive Vice President, Director

 

January 30, 2004

/s/  
JOSEPH B. MARTIN, M.D., PH.D.       
Joseph B. Martin, M.D., Ph.D.

 

Director

 

January 30, 2004

/s/  
WILLIAM MCDANIEL       
William McDaniel

 

Vice Chairman of the Board of Directors

 

January 30, 2004

/s/  
MARLA PERSKY       
Marla Persky

 

Director

 

January 30, 2004

/s/  
WAYNE WILSON       
Wayne Wilson

 

Director

 

January 30, 2004

35


CYTYC CORPORATION

INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

 
Independent Auditors' Report
Report of Independent Public Accountants
Consolidated Balance Sheets as of December 31, 2003 and 2002
Consolidated Statements of Income for the Years Ended December 31, 2003, 2002 and 2001
Consolidated Statements of Stockholders' Equity for the Years Ended December 31, 2003, 2002 and 2001
Consolidated Statements of Cash Flows for the Years Ended December 31, 2003, 2002 and 2001
Notes to Consolidated Financial Statements

F-1



INDEPENDENT AUDITORS' REPORT

To the Board of Directors and Stockholders of
Cytyc Corporation:

        We have audited the accompanying consolidated balance sheets of Cytyc Corporation and subsidiaries (the "Company") as of December 31, 2003 and 2002, and the related consolidated statements of income, stockholders' equity, and cash flows for the years then ended. These consolidated financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on these consolidated financial statements based on our audits. The Company's consolidated financial statements for the year ended December 31, 2001 were audited by other auditors who have ceased operations. Those auditors expressed an unqualified opinion on those consolidated financial statements in their report dated January 21, 2002.

        We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

        In our opinion, such consolidated financial statements present fairly, in all material respects, the financial position of the Company at December 31, 2003 and 2002, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

        As discussed above, the consolidated financial statements of Cytyc Corporation for the year ended December 31, 2001 were audited by other auditors who have ceased operations. As described in Note 2 to the consolidated financial statements, these financial statements have been revised to include the transitional disclosures required by Statement of Financial Accounting Standards ("SFAS") No. 142, "Goodwill and Other Intangible Assets." Our audit procedures with respect to the disclosures in Note 2 (j) with respect to 2001 included (i) agreeing the previously reported net income to the previously issued financial statements and the adjustment to reported net income representing amortization expense recognized in 2001 related to goodwill to the Company's underlying records obtained from management, and (ii) testing the mathematical accuracy of the reconciliation of adjusted net income to reported net income, and the related earnings per share amounts. In our opinion, the disclosures for 2001 in Note 2 are appropriate. However, we were not engaged to audit, review, or apply any procedures to the 2001 financial statements of the Company other than with respect to such disclosures and, accordingly, we do not express an opinion or any other form of assurance on the 2001 financial statements taken as a whole.

DELOITTE & TOUCHE LLP

Boston, Massachusetts
January 27, 2004

F-2


This is a copy of a report previously issued by Arthur Andersen LLP. This report has not been reissued by Arthur Andersen LLP nor has Arthur Andersen LLP provided a consent to the inclusion of its report in these financial statements. The financial statements as of December 31, 2000 and 2001 and for the years ended December 31, 1999 and 2000 are not presented herein.


REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS

To the Stockholders and Board of Directors of Cytyc Corporation:

        We have audited the accompanying consolidated balance sheets of Cytyc Corporation (a Delaware corporation) and subsidiaries as of December 31, 2000 and 2001, and the related consolidated statements of operations, stockholders' equity and cash flows for each of the three years in the period ended December 31, 2001. These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on these financial statements based on our audits.

        We conducted our audits in accordance with auditing standards generally accepted in the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

        In our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial position of Cytyc Corporation and subsidiaries as of December 31, 2000 and 2001 and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2001, in conformity with accounting principles generally accepted in the United States.

    ARTHUR ANDERSEN LLP

Boston, Massachusetts
January 21, 2002,
(except with respect to
the matter discussed in
note 14 as to which the
date is February 19, 2002).

 

 

F-3


CYTYC CORPORATION
CONSOLIDATED BALANCE SHEETS
(in thousands, except share and per share amounts)

 
  December 31,
 
 
  2003
  2002
 
ASSETS              
Current assets:              
  Cash and cash equivalents   $ 71,597   $ 39,251  
  Investment securities     106,300     124,493  
  Accounts receivable, net of allowance of $1,744 and $2,103 at December 31, 2003 and 2002, respectively     42,070     34,066  
  Inventories     17,801     11,012  
  Deferred tax assets, net     2,730     7,731  
  Prepaid expenses and other current assets     2,129     2,046  
   
 
 
      Total current assets     242,627     218,599  
   
 
 
Property and equipment, net     32,561     27,281  
   
 
 
Intangible assets:              
  Patented technology, net of accumulated amortization of $236 and $227 at December 31, 2003 and 2002, respectively     194     203  
  Developed technology and know-how, net of accumulated amortization of $3,045 and $1,583 at December 31, 2003 and 2002, respectively     15,955     17,417  
  Goodwill     91,097     91,097  
   
 
 
      Total intangible assets     107,246     108,717  
   
 
 
Other assets, net     8,466     7,029  
   
 
 
      Total assets   $ 390,900   $ 361,626  
   
 
 

LIABILITIES AND STOCKHOLDERS' EQUITY

 

 

 

 

 

 

 
Current liabilities:              
  Accounts payable   $ 8,364   $ 7,106  
  Accrued expenses     23,141     26,711  
  Deferred revenue     1,415     2,768  
   
 
 
      Total current liabilities     32,920     36,585  
   
 
 
Deferred tax liabilities, net     4,221      
Other non-current liabilities     128     313  
Commitments and contingencies (Note 9)              

Stockholders' equity:

 

 

 

 

 

 

 
  Preferred stock, $0.01 par value—              
    Authorized—5,000,000 shares              
    No shares issued or outstanding          
  Common stock, $0.01 par value—              
    Authorized—200,000,000 shares              
    Issued—124,725,579 and 123,179,055 in 2003 and 2002, respectively              
    Outstanding—109,581,540 and 113,555,378 in 2003 and 2002, respectively     1,247     1,232  
  Additional paid-in capital     405,828     392,253  
  Treasury stock, at cost: 15,144,039 and 9,623,677 shares in 2003 and 2002, respectively     (155,767 )   (92,717 )
  Deferred compensation         (240 )
  Accumulated other comprehensive income     2,679     776  
  Retained earnings     99,644     23,424  
   
 
 
      Total stockholders' equity     353,631     324,728  
   
 
 
      Total liabilities and stockholders' equity   $ 390,900   $ 361,626  
   
 
 

The accompanying notes are an integral part of these consolidated financial statements.

F-4


CYTYC CORPORATION
CONSOLIDATED STATEMENTS OF INCOME
(in thousands, except per share amounts)

 
  Years Ended December 31,
 
 
  2003
  2002
  2001
 
Net sales   $ 303,060   $ 236,493   $ 220,993  
Cost of sales     57,420     48,622     40,168  
   
 
 
 
  Gross profit     245,640     187,871     180,825  
   
 
 
 

Operating expenses:

 

 

 

 

 

 

 

 

 

 
  Research and development     14,724     14,524     18,975  
  In-process research and development             56,000  
  Sales and marketing     79,547     69,971     59,161  
  General and administrative     28,008     23,125     16,987  
  Expenses related to terminated merger (Note 4(b))         5,705      
   
 
 
 
      Total operating expenses     122,279     113,325     151,123  
   
 
 
 
Income from operations     123,361     74,546     29,702  
   
 
 
 

Other income, net:

 

 

 

 

 

 

 

 

 

 
  Interest income     2,425     3,505     5,412  
  Other income (expense)     197     (794 )   (493 )
  Litigation settlement             3,087  
   
 
 
 
      Total other income, net     2,622     2,711     8,006  
   
 
 
 
Income before provision for income taxes     125,983     77,257     37,708  
Provision for income taxes     49,763     29,363     25,073  
   
 
 
 
  Net income   $ 76,220   $ 47,894   $ 12,635  
   
 
 
 
Net income per common and potential common share:                    
  Basic   $ 0.69   $ 0.40   $ 0.11  
   
 
 
 
  Diluted   $ 0.68   $ 0.39   $ 0.10  
   
 
 
 
Weighted average common and potential common shares outstanding:                    
  Basic     110,983     120,114     115,396  
  Diluted     112,807     122,782     120,776  

The accompanying notes are an integral part of these consolidated financial statements.

F-5


CYTYC CORPORATION
CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY
(in thousands, except share amounts)

 
   
  Common Stock
   
   
   
  Accumulated
Other
Compre-
hensive
Income(Loss)

   
   
 
 
  Compre-
hensive
Income

  Number of
Shares

  Value
  Additional
Paid-in
Capital

  Treasury
Stock

  Deferred
Compen-
sation

  Retained
(Deficit)
Earnings

  Total
Stockholders'
Equity

 
Balance, December 31, 2000         113,039,385   $ 1,130   $ 183,653   $   $   $ (632 ) $ (37,105 ) $ 147,046  
Exercise of common stock options       2,733,117     27     8,714                     8,741  
Issuance of common stock to non-employees for services       3,000         52                     52  
Issuance of shares under employee stock purchase plan       61,280     1     1,065                     1,066  
Issuance of shares under directors' and executive stock plans              24,162     1     392                     393  
Exercise of common stock warrant       494,400     5     (5 )                    
Issuance of common stock for Pro Duct acquisition       5,000,000     50     140,114                     140,164  
Deferred compensation for common stock options assumed in Pro Duct acquisition               1,054         (1,054 )            
Amortization of deferred compensation                       55             55  
Tax benefit from stock options exercised               41,053                     41,053  
Comprehensive income—                                                      
  Net income   $ 12,635                           12,635     12,635  
  Other comprehensive loss, net—                                                      
    Unrealized gain on securities     98                       98         98  
    Translation adjustments     (995 )                     (995 )       (995 )
   
                                               
    Comprehensive income   $ 11,738                                
   
 
 
 
 
 
 
 
 
 
Balance, December 31, 2001         121,355,344     1,214     376,092         (999 )   (1,529 )   (24,470 )   350,308  
Exercise of common stock options       1,696,817     17     9,735                     9,752  
Issuance of shares under employee stock purchase plan       108,411     1     1,166                     1,167  
Issuance of shares under directors' and executive stock plans       18,483         306                     306  
Repurchase of 9,623,677 shares of common stock                   (92,717 )               (92,717 )
Stock-based compensation to consultant and related amortization               281         (198 )           83  
Amortization of and adjustments to deferred compensation for Pro Duct stock options               (615 )       957             342  
Tax benefit from stock options exercised               5,288                     5,288  
Comprehensive income—                                                      
  Net income   $ 47,894                           47,894     47,894  
  Other comprehensive income net—                                                      
    Unrealized gain on securities     141                       141         141  
    Translation adjustments     2,164                       2,164         2,164  
   
                                               
      Comprehensive income   $ 50,199                                
   
 
 
 
 
 
 
 
 
 
Balance, December 31, 2002         123,179,055     1,232     392,253     (92,717 )   (240 )   776     23,424     324,728  
Exercise of common stock options       1,340,984     13     5,558                     5,571  
Issuance of shares under employee stock purchase plan       137,018     2     1,193                     1,195  
Issuance of shares under directors' and executive stock plans       68,522         887                     887  
Repurchase of 5,520,362 shares of common stock                   (63,050 )               (63,050 )
Stock-based compensation to consultant and related amortization               (78 )       198             120  
Amortization of and adjustments to deferred compensation for Pro Duct stock options               (18 )       42             24  
Tax benefit from stock options exercised               6,033                     6,033  
Comprehensive income—                                                      
    Net income   $ 76,220                           76,220     76,220  
  Other comprehensive income, net—                                                      
    Unrealized loss on securities     (188 )                     (188 )       (188 )
    Translation adjustments     2,091                       2,091         2,091  
   
                                               
    Comprehensive income   $ 78,123                                
   
 
 
 
 
 
 
 
 
 
Balance, December 31, 2003         124,725,579   $ 1,247   $ 405,828   $ (155,767 ) $   $ 2,679   $ 99,644   $ 353,631  
         
 
 
 
 
 
 
 
 

The accompanying notes are an integral part of these consolidated financial statements.

F-6


CYTYC CORPORATION
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)

 
  Years Ended December 31,
 
 
  2003
  2002
  2001
 
Cash flows from operating activities:                    
Net income   $ 76,220   $ 47,894   $ 12,635  
Adjustments to reconcile net income to net cash provided by operating activities                    
  Depreciation and amortization     8,747     7,717     4,852  
  Provision for doubtful accounts     (242 )   468     567  
  Amortization of warrant         1,205     2,499  
  Acquired in-process research and development             56,000  
  Non-cash gain from settlement of litigation             (2,712 )
  Compensation expense related to issuance of stock to directors, executives and
non-employee awards
    1,007     389     445  
  Compensation expense related to stock options assumed in acquisition     24     342     55  
  Change in deferred income taxes     8,085     15,142     (20,540 )
  Changes in assets and liabilities, excluding effects of acquisition—                    
    Accounts receivable     (6,695 )   17,613     (10,549 )
    Inventories     (6,581 )   (340 )   598  
    Prepaid expenses and other current assets     (42 )   (558 )   (639 )
    Accounts payable     1,131     (3,125 )   2,829  
    Accrued expenses     (3,768 )   4,711     5,156  
    Deferred revenue     (1,381 )   1,263     (576 )
    Tax benefit from exercise of stock options     6,033     5,288     41,053  
   
 
 
 
      Net cash provided by operating activities     82,538     98,009     91,673  
   
 
 
 
Cash flows from investing activities:                    
  Acquisition of ProDuct Health Inc., net of cash acquired             (25,791 )
  Increase in other assets     (1,907 )   (162 )   (1,147 )
  Purchases of property and equipment.     (12,312 )   (6,657 )   (9,248 )
  Purchases of investment securities     (140,023 )   (156,469 )   (156,293 )
  Proceeds from sale of investment securities     158,071     113,431     102,317  
   
 
 
 
    Net cash provided by (used in) investing activities     3,829     (49,857 )   (90,162 )
   
 
 
 
Cash flows from financing activities:                    
  Proceeds from exercise of stock options and warrants     5,571     9,752     8,741  
  Proceeds from issuance of shares under employee stock purchase plan     1,195     1,167     1,066  
  Purchase of treasury shares     (63,050 )   (92,717 )    
   
 
 
 
    Net cash (used in) provided by financing activities     (56,284 )   (81,798 )   9,807  
   
 
 
 
Effect of exchange rate changes on cash     2,263     969     (995 )
   
 
 
 
Net increase (decrease) in cash and cash equivalents     32,346     (32,677 )   10,323  
Cash and cash equivalents, beginning of year     39,251     71,928     61,605  
   
 
 
 
  Cash and cash equivalents, end of year   $ 71,597   $ 39,251   $ 71,928  
   
 
 
 
Supplemental disclosure of cash flow information:                    
  Cash paid for income taxes   $ 41,749   $ 3,542   $ 1,866  
   
 
 
 
Supplemental disclosure of non-cash items:                    
  Unrealized holding (loss) gain on investment securities   $ (188 ) $ 141   $ 98  
   
 
 
 
  Issuance of common stock warrant to Quest Diagnostics, Inc   $   $   $ 5  
   
 
 
 
  Issuance of shares under director's and executive stock plans   $ 887   $ 306   $ 393  
   
 
 
 
  Issuance of common stock to non-employees for services   $   $   $ 52  
   
 
 
 
  In connection with the acquisition of ProDuct Health Inc., the following non-cash transactions occurred:                    
    Fair value of assets acquired   $   $   $ 115,158  
    In-process research and development             56,000  
    Fair value of common shares issued and stock options assumed             (140,164 )
    Cash paid for acquisition and acquisition costs             (25,791 )
   
 
 
 
      Liabilities assumed   $   $   $ 5,203  
   
 
 
 

The accompanying notes are an integral part of these consolidated financial statements.

F-7


CYTYC CORPORATION

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

December 31, 2003

(1)   The Company

        Cytyc Corporation and subsidiaries (the "Company") design, develop, manufacture and market sample preparation and imaging systems for medical diagnostic applications. The Company's principal product, the ThinPrep System, is an automated system for the preparation of cervical specimens and non-gynecological samples on microscope slides.

        In 1991, the Company commenced commercial sales of ThinPrep Processors, reagents, filters and related disposable supplies for non-gynecological diagnostic applications to clinical laboratories and hospitals. In May, 1996, the Company received clearance from the U.S. Food and Drug Administration ("FDA") to market the ThinPrep System for cervical cancer screening. In June, 2003, the Company received clearance from the FDA to market the ThinPrep Imaging System, a device that uses computer imaging technology to assist in primary cervical cancer screening of ThinPrep Pap Test slides.

        On November 30, 2001, the Company acquired Pro Duct Health, Inc. ("Pro Duct"), a privately held company that developed a ductal lavage device to enhance the evaluation of risk for breast cancer. Using this technology, the Company introduced the FirstCyte Breast Test.

(2)   Summary of Significant Accounting Policies

        The accompanying consolidated financial statements reflect the application of certain significant accounting policies, as discussed below and elsewhere in the notes to the consolidated financial statements. The preparation of these consolidated financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosures of contingent assets and liabilities at the date of the financial statements and the reported amounts of net sales and expenses during the reporting period. Actual results could differ from those estimates.

        The accompanying consolidated financial statements include the accounts of the Company and its wholly-owned subsidiaries. All intercompany transactions and balances have been eliminated in consolidation.

        The accounts of the Company's foreign subsidiaries are translated in accordance with Statement of Financial Accounting Standards ("SFAS") No. 52, Foreign Currency Translation . The Company has determined that the functional currency of its subsidiaries should be their local currencies. Accordingly, assets and liabilities of the Company's foreign subsidiaries are translated at the rates of exchange in effect at year-end. Revenues and expenses are translated using exchange rates in effect during the year. As a result, gains and losses from foreign currency translation are credited or charged to cumulative translation adjustment included in stockholders' equity in accumulated other comprehensive income in the accompanying consolidated balance sheets. Foreign currency transaction gains or losses are recorded immediately to income. The Company had realized and unrealized net foreign currency transaction gains (losses) of approximately $52,000, $(847,000) and $(192,000) in 2003, 2002 and 2001, respectively.

F-8


        The estimated fair market values of the Company's financial instruments, which include marketable securities, accounts receivable and accounts payable, approximate their carrying values due to the short-term nature of these instruments. Financial instruments that potentially subject the Company to concentrations of credit risk are principally cash, cash equivalents, investment securities and accounts receivable. The Company places its investments in highly rated financial institutions. Concentration of credit risk with respect to accounts receivable is limited to certain customers to whom the Company makes substantial sales. To reduce risk, the Company routinely assesses the financial strength of its customers and, as a consequence, believes that its accounts receivable credit risk exposure is limited. As of December 31, 2003 and 2002, the accounts receivable balance from one customer represented approximately 15% and 11% of the Company's accounts receivable. No other customers had accounts receivable balances representing more than 10% of accounts receivable as of December 31, 2003 and 2002.

        Certain key components of the ThinPrep System and the ThinPrep Imaging System, including its proprietary filter material, are currently provided to the Company by single sources. In the event that the Company is unable to obtain sufficient quantities of such components on commercially reasonable terms, or in a timely manner, the Company would not be able to manufacture its products on a timely and cost-competitive basis, which would have a material adverse effect on the Company's business, consolidated financial position and results of operations.

        Cash equivalents consist of money market mutual funds, commercial paper, corporate bonds, municipal bonds and U.S. Government securities with original maturities, at date of purchase, of three months or less.

        The Company follows the provisions of SFAS No. 115, Accounting for Certain Investments in Debt and Equity Securities . The Company has classified its investment securities as available-for-sale and records them at fair value with the unrealized gains and losses reported as a component of accumulated other comprehensive income in stockholders' equity (see Note 2 (s)).

        At December 31, 2003, the Company's available-for-sale debt securities had contractual maturities that expire at various dates through December 2005. The fair value of available-for-sale securities was determined based on quoted market prices at the reporting date for those securities. Available-for-sale securities are shown in the consolidated financial statements at fair market value. At December 31, 2003

F-9



and 2002, the amortized cost basis, aggregate fair value, gross unrealized holding gains and average months to maturity by major security type are as follows:

 
  Amortized Cost
  Gross
Unrealized
Holding Gains

  Fair Value
 
  (in thousands)

December 31, 2003                  
Municipal Bonds (average maturity of 13.3 months)   $ 38,754   $ 21   $ 38,775
U.S. Government and Agency securities
(average maturity of 8.3 months)
    37,265     20     37,285
Corporate Bonds (average maturity of 6.8 months)     28,175     68     28,243
Commercial Paper (average maturity of 1.7 months)     1,997         1,997
   
 
 
    $ 106,191   $ 109   $ 106,300
   
 
 
December 31, 2002                  
U.S. Government and Agency securities
(average maturity of 3.4 months)
  $ 86,431   $ 180   $ 86,611
Corporate Bonds (average maturity of 8.5 months)     31,898     60     31,958
Commercial Paper (average maturity of 4.5 months)     895         895
Certificates of Deposit (average maturity of 5.1 months)     5,015     14     5,029
   
 
 
    $ 124,239   $ 254   $ 124,493
   
 
 

        The Company maintains reserves for doubtful accounts for estimated losses resulting from the inability of its customers to make required payments. These reserves are determined based upon historical experience and any specific customer collection issues that have been identified. Historically, the Company has not experienced significant credit losses related to an individual customer or groups of customers in any particular industry or geographic area.

        Inventories are stated at the lower of cost (first-in, first-out) or market. Work-in-process and finished goods inventories consist of materials, labor and manufacturing overhead.

        Property and equipment is stated at cost, less accumulated depreciation and amortization. The Company provides for depreciation and amortization by charges to operations, on a straight-line basis, in amounts estimated to allocate the cost of the assets over their estimated useful lives as follows:

Asset Classification

  Estimated
Useful Life

Equipment   3-7 Years
Furniture, fixtures and computer equipment   2-7 Years
Building   40 Years
Leasehold improvements   Life of lease

F-10


        In June 2001, the Financial Accounting Standards Board ("FASB") issued SFAS No. 142, Goodwill and Other Intangible Assets . SFAS No. 142 requires that goodwill and intangible assets with indefinite lives no longer be amortized but, instead, be measured for impairment at least annually, or whenever events indicate that there may be an impairment. Other identifiable intangible assets will continue to be amortized over their estimated useful lives and reviewed for impairment if circumstances warrant.

        On January 1, 2002, the Company adopted SFAS No. 142, as required, which resulted in no adjustment to the carrying amount of goodwill. The Company has selected July in which to perform its annual evaluation of goodwill for impairment. As of July 31, 2003 and 2002, it was determined that the carrying amount of goodwill did not exceed its fair value and, accordingly, no impairment loss exists. There were no indicators of impairment subsequent to this annual review to require further assessment. The Company's other intangible assets, patented technology and developed technology and know-how, are being amortized over their estimated useful lives of 25 years and 13 years, respectively. Impairment of these other intangible assets is determined as described in Note 2(l).

        Had the provisions of SFAS No. 142 been applied for the year ended December 31, 2001, the Company's net income and net income per share would have been as follows:

 
  Amount
 
  (in thousands,
except per
share data)

Reported net income   $ 12,635
Goodwill amortization, net of tax     148
   
Adjusted net income   $ 12,783
   
Diluted net income per common and potential common share:      
As reported   $ 0.10
   
As adjusted   $ 0.11
   

        Estimated amortization expense related to identifiable intangible assets that will continue to be amortized is as follows:

 
  Amount
 
  (in thousands)

2004   $ 1,470
2005     1,470
2006     1,470
2007     1,470
2008     1,470
Thereafter     8,799
   
Total   $ 16,149
   

F-11


        The following table summarizes the Company's intangible assets:

 
  Gross
Carrying
Amount

  Accumulated
Amortization

  Net
 
  (in thousands)

December 31, 2003                  
Amortizable intangible assets:                  
  Patented technology   $ 430   $ 236   $ 194
  Acquired developed technology and know-how     19,000     3,045     15,955
   
 
 
    Total amortizable intangible assets     19,430     3,281     16,149
Goodwill     91,097         91,097
   
 
 
    $ 110,527   $ 3,281   $ 107,246
   
 
 
December 31, 2002                  
Amortizable intangible assets:                  
  Patented technology   $ 430   $ 227   $ 203
  Acquired developed technology and know-how     19,000     1,583     17,417
   
 
 
    Total amortizable intangible assets     19,430     1,810     17,620
Goodwill     91,097         91,097
   
 
 
    $ 110,527   $ 1,810   $ 108,717
   
 
 

        Other assets at December 31, 2003 consist primarily of equipment installed at customer sites under use-plan agreements and rental arrangements. Under both of these arrangements, the equipment remains the Company's property and the cost of the equipment is amortized to cost of sales over the respective terms of the customer arrangements, which are generally between three and five years. Use-plan agreements commit the customer to purchase certain minimum quantities of disposable supplies (ThinPrep Pap Tests) from the Company at a stated price over a defined contract term. Rental agreements may or may not commit the customer to purchase minimum quantities of disposable supplies. Other assets at December 31, 2002 consist primarily of the value of common shares and a related receivable which were received as a result of a litigation dispute resolution (see Note 9 (d)) and ThinPrep Processors under use-plan agreements and rental arrangements with customers.

        The Company accounts for impairments of long-lived assets subject to amortization using SFAS No. 144, Accounting for Impairment or Disposal of Long-Lived Assets. SFAS No. 144 requires that companies (1) recognize an impairment loss only if the carrying amount of a long-lived asset is not recoverable based on its undiscounted future cash flows and (2) measure an impairment loss as the difference between the carrying amount and fair value of the asset. Prior to 2002, the Company applied the impairment tests set forth in SFAS No. 121, Accounting for the Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed Of. The adoption of SFAS No. 144 in 2002 did not have a material impact on the Company's financial position or results of operations.

F-12


        The Company records a liability for product warranty obligations at the time of sale based upon historical warranty experience. The term of the warranty is generally twelve months. The Company also records an additional liability for specific warranty matters when they become known and are reasonably estimable. The Company does not accept product returns. The Company's product warranty obligations are included in accrued expenses.

        The Company generally recognizes revenue when all of the following criteria are met: persuasive evidence of an arrangement exists, delivery has occurred or services have been rendered, the sales price is fixed or determinable, and collectibility of the resulting receivable is reasonably assured. Revenues for contracts which contain multiple deliverables are allocated among the separate units based upon their relative fair values. The Company generally recognizes revenue on product sales of both processors and disposable supplies either upon shipment or upon delivery, depending on the shipping terms of the transaction and when delivery is deemed to have occurred. Provisions for estimated discounts and rebates are recorded as a reduction of net sales in the same period revenue is recognized. For processor sales where the Company is obligated to perform installation or training that is deemed critical to the functionality of the processor, revenue is deferred until after installation or training has occurred.

        The Company also sells disposable supplies (ThinPrep Pap Tests) under use-plan agreements. Under use-plan agreements, the Company installs its equipment, either a ThinPrep Processor or a ThinPrep Imaging System, at customer sites and customers commit to purchasing minimum quantities of disposable supplies at a stated price over a defined contract term, generally between three and five years. Revenue is recognized over the term of the use-plan agreement as disposable supplies are delivered. Accordingly, no revenue is recognized upon delivery of the equipment.

        Revenues from sales of service contracts are deferred and recognized ratably over the service period. The Company also rents processors to customers. Revenues from rental agreements are recorded over the terms of the rental agreements.

        In December 2003, the Securities and Exchange Commission released Staff Accounting Bulletin No. 104 ("SAB 104"), Revenue Recognition . SAB 104 clarifies existing guidance regarding revenues for contracts which contain multiple deliverables to make it consistent with Emerging Issues Task Force ("EITF") No. 00-21. The adoption of SAB 104 did not have a material impact on the Company's financial position or results of operations.

        The Company charges research and development costs to operations as incurred.

        The Company records deferred tax assets and liabilities for the expected future tax consequences of temporary differences between the financial statement and tax basis of assets and liabilities, as measured by enacted tax rates anticipated to be in effect when these differences reverse.

F-13


        The Company follows the provisions of SFAS No. 128, Earnings Per Share , which requires companies to report both basic and diluted per share data for all periods for which a statement of operations is presented. Basic net income per share is computed by dividing net income by the weighted average number of common shares outstanding. Diluted net income per share is computed by dividing net income by the weighted average number of common shares and potential common shares from outstanding stock options. Potential common shares are calculated using the treasury stock method and represent incremental shares issuable upon exercise of the Company's outstanding stock options. The following table provides a reconciliation of the denominators used in calculating basic and diluted net income per share for the years ended December 31, 2003, 2002 and 2001.

 
  Years Ended December 31,
 
  2003
  2002
  2001
 
  (in thousands)

Basic weighted average common shares outstanding   110,983   120,114   115,396
Dilutive effect of assumed exercise of stock options   1,824   2,668   5,380
   
 
 
Weighted average common shares outstanding assuming dilution   112,807   122,782   120,776
   
 
 

        Diluted weighted average shares outstanding excludes 11,812,217, 11,700,422 and 244,079 potential common shares from stock options outstanding for the years ended December 31, 2003, 2002 and 2001, respectively, because the exercise prices of such stock options were higher than the average closing price of the Company's common stock as quoted on The NASDAQ National Market during the periods mentioned and, accordingly, their effect would be anti-dilutive.

        SFAS No. 123, Accounting for Stock-Based Compensation , addresses the financial accounting and reporting standards for stock or other equity-based compensation arrangements. The Company has elected to continue to use the intrinsic value-based method to account for employee stock option awards under the provisions of Accounting Principles Board Opinion No. 25 and provides disclosures based on the fair value method in the notes to the financial statements (Note 8) as permitted by SFAS No. 123. Stock or other equity-based compensation for non-employees must be accounted for under the fair value-based method as required by SFAS No. 123 and EITF No. 96-18, Accounting for Equity Instruments That Are Issued to Other Than Employees for Acquiring, or in Conjunction with Selling, Goods or Services , and other related interpretations. Under this method, the equity-based instrument is valued at either the fair value of the consideration received or the equity instrument issued on the date of grant. The resulting compensation cost is recognized and charged to operations over the service period, which is usually the vesting period.

        Prior to October 2003, pro forma compensation cost for the Company's stock options has been calculated using the Black-Scholes model based on a single-option valuation approach using the straight-line method of amortization. In October 2003, the Company revised the assumptions utilized by the Black-Scholes model in determining pro forma compensation cost based on updated historical data of option exercise behavior, such that the cost is determined based on the multiple-option valuation approach. As a result, beginning in October 2003, the Company has calculated pro forma compensation cost for all outstanding unvested stock options and any stock options granted since that time using the accelerated amortization method prescribed in FASB Interpretation No. 28, Accounting for Stock Appreciation Rights and Other Variable Stock Option or Award Plans . Utilizing these assumptions, pro forma

F-14



net income (loss) and net income (loss) per share would have been the following if compensation cost for the Company's stock option plans had been determined consistent with SFAS No. 123:

 
  December 31
 
 
  2003
  2002
  2001
 
 
  (in thousands, except per share data)

 
Net income, as reported   $ 76,220   $ 47,894   $ 12,635  
Assumed stock compensation cost, net of tax     (43,802 )   (54,240 )   (39,384 )
   
 
 
 
Pro forma net income (loss)   $ 32,418   $ (6,346 ) $ (26,749 )
   
 
 
 
Net income (loss) per common and potential common share:                    
  Basic—as reported   $ 0.69   $ 0.40   $ 0.11  
   
 
 
 
  Basic—pro forma   $ 0.29   $ (0.05 ) $ (0.23 )
   
 
 
 
  Diluted—as reported   $ 0.68   $ 0.39   $ 0.10  
   
 
 
 
  Diluted—pro forma   $ 0.29   $ (0.05 ) $ (0.22 )
   
 
 
 

        The weighted average fair market value of the stock options as of the date of grant for the years ended December 31, 2003, 2002 and 2001, was $7.50, $11.49 and $17.37, respectively.

F-15



        The underlying assumptions used in the Black-Scholes model are as follows:

 
  December 31,
 
 
  2003
  2002
  2001
 
Risk-free interest rate   2.64 % 3.81 % 4.49 %
Expected dividend yield        
Expected lives   4.00   5.00   5.00  
Expected volatility   84 % 92 % 96 %

    (s)    Comprehensive Income

        SFAS No. 130, Reporting Comprehensive Income , establishes standards for the reporting and display of comprehensive income and its components in the consolidated financial statements. Comprehensive income is the total of net income and all other non owner changes in equity including such items as unrealized holding gains (losses) on securities classified as available-for-sale and foreign currency translation adjustments, reflected net of tax. The Company has chosen to disclose comprehensive income in the accompanying consolidated statements of stockholders' equity.

        The components of accumulated other comprehensive income (loss) are as follows:

 
  Cumulative
Translation
Adjustment

  Unrealized
Gain (Loss) on
Available-for-sale
Securities

  Accumulated
Other
Comprehensive
Income (Loss)

 
 
   
  (in thousands)

   
 
Balance as of December 31, 2000   $ (647 ) $ 15   $ (632 )
  Current period change     (995 )   98     (897 )
   
 
 
 
Balance as of December 31, 2001     (1,642 )   113     (1,529 )
  Current period change     2,164     141     2,305  
   
 
 
 
Balance as of December 31, 2002     522     254     776  
  Current period change     2,091     (188 )   1,903  
   
 
 
 
Balance as of December 31, 2003   $ 2,613   $ 66   $ 2,679  
   
 
 
 

        SFAS No. 131, Disclosures About Segments of an Enterprise and Related Information , requires certain financial and supplementary information to be disclosed on an annual and interim basis for each reportable operating segment of an enterprise, as defined. The Company derives all of its operating revenue from the sale and support of one group of similar products and services. Accordingly, based on the criteria set forth in SFAS No. 131, the Company currently operates in one segment, medical diagnostic equipment.

        SFAS No. 131 also requires that certain enterprise-wide disclosures be made related to products and services, geographic areas and significant customers. Substantially all of the Company's assets are located

F-16



within the United States. During 2003, 2002 and 2001, the Company derived its sales from the following geographies (as a percentage of net sales):

 
  Years Ended
 
 
  2003
  2002
  2001
 
United States   90 % 92 % 93 %
Rest of World   10 % 8 % 7 %
   
 
 
 
    100 % 100 % 100 %
   
 
 
 

        In 2003, sales to two customers represented approximately 22% and 10%, respectively, of net sales. In 2002, sales to two customers represented approximately 20% and 13%, respectively, of net sales. In 2001, sales to one customer represented approximately 20%, respectively, of net sales.

        In January 2003, the FASB issued Interpretation No. 46, Consolidation of Variable Interest Entities—an interpretation of ARB No. 51 ("FIN 46"), which addresses consolidation of variable interest entities. FIN 46 expanded the criteria for consideration in determining whether a variable interest entity should be consolidated by a business entity, and requires existing unconsolidated variable interest entities (which include, but are not limited to, Special Purpose Entities, or SPEs) to be consolidated by their primary beneficiaries if the entities do not effectively disperse risks among parties involved. This interpretation applied immediately to variable interest entities created after January 31, 2003. The adoption of this portion of FIN 46 has not had any effect on the Company's financial position or results of operations. This interpretation applies in the first fiscal year or interim period beginning after December 15, 2003, to variable interest entities in which an enterprise holds a variable interest that is acquired before February 1, 2003. The Company does not have any investments or arrangements which would be considered variable interest, and believes that the adoption of FIN 46 will not have a material impact on its financial position or results of operations.

        Certain prior years' amounts have been reclassified to conform to the current year's presentation.

F-17


(3)   Other Balance Sheet Information

        Components of selected captions in the consolidated balance sheets at December 31 consisted of:

 
  2003
  2002
 
  (in thousands)

Inventories            
  Raw materials and work-in-process   $ 10,580   $ 7,388
  Finished goods     7,221     3,624
   
 
    $ 17,801   $ 11,012
   
 
Property and Equipment            
  Equipment   $ 20,441   $ 15,612
  Furniture, fixtures and computer equipment     16,521     13,628
  Leasehold improvements     8,066     8,479
  Land     579     579
  Building     4,823     1,872
  Construction-in-process     9,006     6,425
   
 
      59,436     46,595
  Less—accumulated depreciation and amortization     26,875     19,314
   
 
    $ 32,561   $ 27,281
   
 
Accrued Expenses            
  Accrued compensation   $ 13,160   $ 9,207
  Accrued sales and marketing     3,166     4,622
  Accrued taxes     1,742     6,348
  Accrued product warranty     925     1,923
  Accrued royalties     1,581     1,397
  Other accruals     2,567     3,214
   
 
    $ 23,141   $ 26,711
   
 

        Changes in the product warranty obligations for the years ended December 31, 2003 and 2002 are as follows:

 
  2003
  2002
 
 
  (in thousands)

 
Balance, beginning of year   $ 1,923   $ 699  
New warranties     186     930  
Payments     (1,184 )   (992 )
Adjustments         1,286  
   
 
 
Balance, end of year   $ 925   $ 1,923  
   
 
 

F-18


(4)   Acquisitions

        On November 30, 2001, the Company acquired Pro Duct, which had developed a proprietary ductal lavage technology to aid in breast cancer risk assessment. Using this technology, the Company introduced the FirstCyte Breast Test, which is currently used for women who are at high risk for breast cancer to detect changes in cells lining the milk ducts, where an estimated 95 percent of all breast cancers originate. In connection with this acquisition, the Company issued an aggregate of approximately 5.0 million shares of the Company's common stock valued at $137.7 million and $38.5 million in cash in exchange for all of the outstanding capital stock, vested options and warrants of Pro Duct. The Company accounted for the acquisition as a purchase in accordance with SFAS No. 141. The Company allocated approximately $56.0 million of the purchase price to in-process research and development projects, the cost of which was charged to expense in November 2001. The in-process research and development projects related primarily to plans for clinical studies and continued development of the FirstCyte Breast Test catheter. These clinical studies have been subsumed into other projects and development of the next generation catheter is nearing completion. The Company also allocated approximately $19.0 million to developed technology and know-how, which is being amortized over a period of 13 years. The excess of the purchase price over the fair value of tangible and identifiable intangible net assets of approximately $92.7 million as of November 30, 2001 was allocated to goodwill. Upon finalization of the purchase price allocation during 2002, goodwill was reduced by approximately $3.8 million as a result of a revision in certain estimates related to deferred taxes and the actual cost of the acquisition.

        On June 24, 2002, the Company announced that the U.S. Federal Trade Commission ("FTC") had voted to seek to block Cytyc's proposed acquisition of Digene Corporation ("Digene"). The five-member commission authorized the staff to seek a court order to prevent the acquisition from being consummated. On June 30, 2002, the merger agreement was terminated and, accordingly, the Company expensed approximately $5.7 million in prepaid acquisition costs during 2002 in the accompanying consolidated statement of income.

(5)   Allowance for Doubtful Accounts

        A summary of the allowance for doubtful accounts activity is as follows:

 
  December 31,
 
 
  2003
  2002
  2001
 
 
  (in thousands)

 
Balance, beginning of year   $ 2,103   $ 1,987   $ 1,510  
Amounts provided     (242 )   468     567  
Amounts written off     (117 )   (352 )   (90 )
   
 
 
 
Balance, end of year   $ 1,744   $ 2,103   $ 1,987  
   
 
 
 

F-19


(6)   Income Taxes

        The components of the Company's provision for income taxes are as follows:

 
  Year Ended December 31,
 
  2003
  2002
  2001
Current                  
  Federal   $ 37,202   $ 509   $ 3,071
  Foreign     401     44     41
  State     4,075     3,370     1,447
   
 
 
    Total current     41,678     3,923     4,559
   
 
 
Deferred                  
  Federal     7,640     24,241     20,320
  State     445     1,199     194
   
 
 
    Total deferred     8,085     25,440     20,514
   
 
 
Total provision for income taxes   $ 49,763   $ 29,363   $ 25,073
   
 
 

        A reconciliation of the federal statutory rate to the Company's effective income tax rate is as follows:

 
  December 31,
 
 
  2003
  2002
  2001
 
Income tax provision at federal statutory rate   35.0 % 35.0 % 35.0 %
Research and development credits     (0.3 ) (2.8 )
Research and development write-off related to Pro Duct acquisition       51.8  
Changes in valuation allowance       (29.9 )
State tax provision, net of federal benefit   2.9   4.3   9.0  
Other   1.6   (1.0 ) 3.4  
   
 
 
 
Effective tax rate   39.5 % 38.0 % 66.5 %
   
 
 
 

        In 2001, the Company reversed the December 31, 2000 valuation allowance of $38.0 million as it became more likely than not that the deferred tax assets subject to the valuation allowance would be realized.

F-20



        The approximate income tax effect of each type of temporary difference and carryforward is as follows:

 
  December 31,
 
 
  2003
  2002
 
 
  (in thousands)

 
Deferred tax assets:              
  Net operating loss carryforwards   $   $ 5,698  
  Research and development and other tax credit carryforwards     1,924     3,449  
  Capitalized research and development expenses     305     1,032  
  Amortization of acquisition-related charges     1,029     1,481  
  Warranty reserve     353     729  
  Deferred income     484     295  
  Depreciation     234     1,268  
  Bad debt reserve     632     625  
  Inventory reserve     1,003     323  
  Employee benefit related reserves     250     471  
  Other temporary differences     8     (290 )
   
 
 
    Deferred tax asset     6,222     15,081  
   
 
 
Deferred tax liabilities:              
  Acquired know-how     (5,964 )   (6,618 )
  Other     (1,749 )   (120 )
   
 
 
    Deferred tax liabilities     (7,713 )   (6,738 )
   
 
 
  Net deferred tax (liabilities) assets   $ (1,491 ) $ 8,343  
   
 
 

        The Company has research and development tax credit carryforwards for state tax purposes, net of federal benefit, of approximately $1.9 million at December 31, 2003 that will expire at various dates beginning in 2004 and through 2018 if not utilized.

(7)   Stockholders' Equity

        As of December 31, 2003, the Company has reserved common stock for issuance as follows:

 
  Number of Shares
Employee and Director stock incentive plans   28,288,455
Employee stock purchase plan   759,451
   
    29,047,906
   

    (b)    Stock Repurchase Program

        In January 2002, the Company established a five-year stock repurchase program, with authority to spend up to $50,000,000. At the same time, the Board of Directors authorized the Company to repurchase under the program additional shares in an amount equal to the number of shares issued to the Company's stock option holders upon exercise of their stock options. On subsequent dates, the Board of Directors

F-21


authorized an increase in repurchase authority of up to an aggregate amount of $200,000,000, plus the cost of purchasing additional shares in an amount equal to the number of shares issued to the Company's stock option holders upon exercise of their stock options, which is available through November 2007. As of December 31, 2003, the Company had repurchased 15,144,039 shares under the program for cash totaling approximately $155,767,000, with an average price paid of $10.29 per share. As of December 31, 2003, all of the 15,144,039 repurchased common shares were held in treasury.

        The Company's bylaws provide for and the Board of Directors and stockholders authorized 5,000,000 shares of $0.01 par value Preferred Stock. The Board of Directors has the authority to issue such shares in one or more series and to fix the relative rights and preferences without further vote or action by the stockholders.

        On August 6, 1997 the Board of Directors declared a dividend of one Preferred Stock purchase right for each outstanding share of the Company's common stock to stockholders of record at the close of business on September 5, 1997. Each right entitles the holder to purchase from the Company a unit consisting of one one-hundredth of a share of Series A Junior Participating Preferred Stock, $0.01 par value, at a purchase price of $110 per unit, subject to adjustment. The rights are not exercisable or transferable apart from the common stock until (a) 10 days after the public announcement that a person or group (an "Acquiring Person") has acquired 15% or more of the Company's common stock, (b) 10 business days after the commencement of, or the first public announcement of the intention to commence, a tender offer which would increase the beneficial ownership of a person or group to 15% or more of the Company's common stock or (c) 10 business days after the determination by the Company's Board of Directors that a person is an Adverse Person. After any person or group has become an Acquiring Person or Adverse Person, except as provided in the Rights Agreement and amendments thereto (the "Rights Agreement"), each right entitles the holder (other than the Acquiring Person or the Adverse Person) to purchase, at the exercise price, that number of shares of common stock of the Company having a market price of two times the exercise price. If the Company is acquired in a merger or other business combination transaction, except as provided in the Rights Agreement, each exercisable right entitles the holder (other than the Acquiring Person or the Adverse Person) to purchase, at the exercise price, that number of shares of common stock of the acquiring company having a market price of two times the exercise price of the right.

        The Board of Directors of the Company may redeem the rights for $0.01 per right at any time before the tenth day following the public announcement by either the Company or an Acquiring Person that a person or group has become an Acquiring Person. However, the rights may not be redeemed if the board of directors of the Company determines that a person or group has become an Adverse Person. The rights expire on September 5, 2007.

        In January 2000, the Company entered into a multi-year supply and co-marketing agreement with Quest Diagnostics, Inc. ("Quest") to market the ThinPrep Pap Test as Quest's exclusive liquid-based cervical cancer screening methodology. As partial consideration for the exclusive nature of the relationship, Cytyc issued Quest a warrant on January 1, 2000 to purchase 900,000 shares of common stock

F-22


at an exercise price of $10.14 per share. The Company calculated the fair value of the warrant to be approximately $5.2 million and has amortized such amount as a reduction in revenue over the three-year term of the agreement ending December 31, 2002. The warrant was exercised in full on June 6, 2001 on a net issuance basis and the Company issued Quest 494,400 shares of the Company's common stock. The agreement with Quest expired on December 31, 2002.

(8)   Stock Ownership Plans

        The 1995 Stock Plan provides for the grant of various incentives, including nonqualified and incentive stock options, stock awards, and opportunities to make direct purchases of Company stock. The aggregate number of shares of common stock that may be issued pursuant to the 1995 Stock Plan is 6,000,000 plus, effective as of January 1, 1997 and each year thereafter, the excess, if any, of (i) five percent of the total number of shares of common stock issued and outstanding as of December 31 of the preceding year or then reserved for issuance upon the exercise or conversion of outstanding options, warrants or convertible securities, over (ii) the number of shares then remaining reserved and available for grant under the 1995 Stock Plan, subject to certain adjustments; provided, however, that in no event shall more than 12,000,000 shares of common stock be issued pursuant to incentive stock options under the 1995 Stock Plan. At December 31, 2003, 4,662,938 shares were available for future grant under the 1995 Stock Plan.

        The 1995 Non-Employee Director Stock Option Plan (the "1995 Director Plan") provides for the issuance of options to purchase up to 1,500,000 shares of common stock. At December 31, 2003, 7,500 shares were available for future grant under the 1995 Director Plan.

        The 2001 Non-Employee Director Stock Plan (the "2001 Director Plan") provides for the issuance of up to 4,000,000 shares of common stock to directors who are not employees of the Company in the form of either stock options or other equity awards. At December 31, 2003, 2,612,829 shares were available for future grant under the 2001 Director Plan.

F-23



        The 1989 Stock Plan and 1998 Stock Plan provide for the grant of various incentives, including nonqualified and incentive stock options, stock awards, and opportunities to make direct purchases of Company stock. No further options or awards may be issued under the 1989 Stock Plan and 1998 Stock Plan.

        The following schedule summarizes the activity under the Company's stock option plans for the three years ended December 31, 2003.

 
  Number
of Shares

  Range of Exercise Prices
  Weighted
Average
Exercise Price
per share

Outstanding, December 31, 2000   12,387,612   $0.10–$21.63   $ 9.16
Granted   6,704,379   5.55–29.52     23.13
Exercised   (2,736,117 ) 0.10–21.92     3.25
Canceled   (636,394 ) 0.44–25.20     14.91
   
 
 

Outstanding, December 31, 2001

 

15,719,480

 

0.10–29.52

 

 

15.80
Granted   7,185,350   7.09–27.52     15.64
Exercised   (1,696,817 ) 0.10–21.92     6.19
Canceled   (1,818,346 ) 0.44–28.45     19.48
   
 
 

Outstanding, December 31, 2002

 

19,389,667

 

0.14–29.52

 

 

16.24
Granted   4,944,555   9.52–15.34     12.49
Exercised   (1,340,984 ) 0.14–12.17     4.27
Canceled   (1,988,050 ) 2.44–29.52     17.53
   
 
 

Outstanding, December 31, 2003

 

21,005,188

 

$0.14–$28.45

 

$

15.99
   
 
 
Exercisable, December 31, 2003   10,132,604   $0.14–$28.45   $ 16.61
   
 
 
Exercisable, December 31, 2002   7,964,057   $0.14–$29.52   $ 14.17
   
 
 
Exercisable, December 31, 2001   4,913,064   $0.10–$26.66   $ 9.22
   
 
 

F-24


        The following table summarizes information about stock options outstanding at December 31, 2003:

 
  Options Outstanding
  Options Exercisable
Range of
Exercise Prices

  Number of Shares
  Weighted Average
Remaining
Contractual Life
(in years)

  Weighted Average
Exercise price
per share

  Number of Shares
  Weighted Average
Exercise Price
per share

$ 0.14–$9.05   2,527,869   4.18   $ 5.42   1,812,131   $ 4.06
  9.38–10.80   2,954,812   6.42     10.55   897,094     10.47
  10.81–12.17   1,196,531   7.54     11.54   743,266     11.74
  12.23–12.65   3,263,755   6.03     12.64   3,750     12.46
  12.71–18.69   2,450,119   7.85     14.74   1,228,328     15.29
  19.19–21.63   2,945,692   4.98     20.87   2,233,080     20.85
  21.65–24.46   3,446,145   7.65     23.20   2,140,970     22.97
  24.49–26.69   2,139,427   4.38     26.25   1,040,222     26.28
  26.71–27.52   77,838   8.03     27.21   32,263     27.14
  28.45–28.45   3,000   7.79     28.45   1,500     28.45
     
 
 
 
 
  $0.14–$28.45   21,005,188   6.12   $ 15.99   10,132,604   $ 16.61
     
 
 
 
 

        As a result of the acquisition of Pro Duct (Note 4(a)), the Company recorded $1,054,000 of deferred compensation as a component of stockholders' equity related to the value of unvested stock options held by employees of Pro Duct, which were exchanged for options to acquire the Company's common stock. The Company is amortizing this amount over the remaining vesting period of the stock options. Compensation expense related to these stock options totaled $24,000, $342,000 and $55,000 during the years ended December 31, 2003, 2002 and 2001, respectively.

        During 1995, the Board of Directors and stockholders approved the 1995 Employee Stock Purchase Plan pursuant to which 1,440,000 shares of common stock could be issued. Purchase price is determined by taking the lesser of 85% of the average of the high and low price on the first or last day of the period. During 2003, 137,018 shares of common stock were issued at the purchase prices of $9.00 and $8.50 per share. During 2002, 108,411 shares of common stock were issued at the purchase prices of $8.50 and $14.00 per share. During 2001, 61,280 shares of common stock were issued at the purchase prices of $16.00 and $19.00 per share. As of December 31, 2003, 759,451 shares were available for future issuance under the 1995 Employee Stock Purchase Plan.

(9)   Commitments and Contingencies

        The Company leases its facilities and certain automobiles and office equipment under non-cancelable operating leases which have expiration dates ranging from 2004 through 2018, including a lease entered into in January 2004 for certain facilities in Marlborough, Massachusetts with a term of 15 years.

F-25


        Future minimum annual lease payments under these leases are as follows:

 
  Amount
 
  (in thousands)

2004   $ 3,168
2005     3,472
2006     4,010
2007     4,349
2008     4,292
Thereafter     39,993
   
    $ 59,284
   

        Rent expense under operating leases totaled approximately $2,842,000, $2,165,000 and $1,759,000 in 2003, 2002 and 2001, respectively.

        For reasons of quality assurance, sole source availability or cost effectiveness, certain key components and raw materials, including the proprietary filter material of the ThinPrep System, are available only from a sole supplier. Working closely with its suppliers, the Company has entered into certain long term supply contracts to assure continuity of supply while maintaining high quality and reliability. In certain of these contracts, a minimum purchase commitment has been established.

        Future supply commitments under these contracts are as follows:

 
  Amount
 
  (in thousands)

2004   $ 5,525
2005     5,525
2006     3,000
2007     3,000
2008     3,000
Thereafter     12,000
   
    $ 32,050
   

        Payments under these contracts totaled approximately $7,755,000, $2,507,000 and $2,431,000, in 2003, 2002 and 2001 respectively.

        The Company is the exclusive licensee of certain patented technology used in the ThinPrep System. In addition, the Company is the exclusive licensee of certain patented technology used in its FirstCyte Breast Test. In connection with these licenses, royalty expenses for the years ended December 31, 2003, 2002 and 2001 were approximately $1,195,000, $1,351,000 and $1,114,000, respectively.

F-26


        On December 13, 2002, a purported federal securities class action lawsuit was filed in the United States District Court for the District of Massachusetts against Cytyc and two of its officers, on behalf of a purported class of all persons who purchased the Company's common stock between July 25, 2001 and June 25, 2002. The complaint alleges that the defendants failed to disclose material facts and made materially misleading misstatements about the Company's historical and future financial performance. Since the initial suit was filed, five additional suits were filed in the same court, making the same or substantially similar allegations. The six actions have been consolidated into a single proceeding. Cytyc has filed a motion to have the case dismissed, which is currently pending before the court. The Company believes that the allegations are without merit and intends to defend itself vigorously. Given the early stage and current status of the litigation, the Company is unable to reasonably estimate the ultimate outcome of this case, and accordingly, minimal expense has been recorded to date.

        On June 16, 2003, Cytyc filed a suit for Declaratory Judgment in United States District Court for the District of Massachusetts asking the court to determine and declare that certain of TriPath Imaging, Inc.'s ("TriPath") patents are invalid and not infringed by the Company's ThinPrep Imaging System. On June 17, 2003, TriPath announced that it had filed a lawsuit against the Company in the United States District Court for the Middle District of North Carolina alleging patent infringement, false advertising, defamation, intentional interference, unfair competition, and unfair and deceptive trade practices. On October 30, 2003, an order was entered by the district court judge in North Carolina transferring the North Carolina action to Massachusetts, thereby consolidating the cases into a single action to be heard in United States District Court for the District of Massachusetts. Additionally, on October 30, 2003, the district court judge in Massachusetts denied a motion by TriPath to have the Company's Massachusetts case dismissed. The case is currently in the discovery phase and the Massachusetts court has not yet set a trial date. Based on the current case schedule, the Company anticipates that a trial will be scheduled to occur sometime in 2005. The Company believes that the claims against it are without merit and intends to vigorously defend this suit. Given the early stage and current status of the litigation, the Company is unable to reasonably estimate the ultimate outcome of this case, and accordingly, minimal expense related to legal fees has been recorded to date.

        On November 17, 2003, DEKA Limited Partners Inc., the purported owner of certain patents licensed to the Company under a license agreement entered into by the parties in 1993, filed a demand for arbitration with the American Arbitration Association alleging that the Company has underpaid royalties. The arbitration process is at an early stage and the Company is unable to reasonably estimate the ultimate outcome. The Company believes that all royalties due and owing to DEKA Limited Partners Inc. have been paid in accordance with the terms of the agreement.

        In September 1999, the Company filed suit against TriPath for patent infringement in relation to the Company's patent titled "Cell Preservative Solution". In January 2001, the Company and TriPath settled all litigation between the two companies. Each party dismissed all pending claims and counterclaims against each other with prejudice. The Company recorded $3.1 million in 2001 as other income relating to the settlement of the litigation. The $3.1 million of consideration due to Cytyc was payable in either TriPath common stock or a combination of cash and 180,000 shares of TriPath common stock. The Company recorded the receivable from TriPath and recorded the value of the shares of TriPath common stock as a component of other assets in the balance sheet due to certain restrictions on selling such shares for a period of two years ending January 2003. In January 2003, the cash portion of the consideration became due and payment was received in full. At that time, Cytyc reclassified the TriPath common stock at

F-27



its then fair market value into investment securities in the accompanying balance sheet and accounted for these securities as available-for-sale in accordance with SFAS No. 115. All of the TriPath stock was sold during 2003.

        The Company is also involved in various other lawsuits and claims arising in the normal course of business. Although the outcomes of these other lawsuits and claims are uncertain, management does not believe any of them will have a material adverse effect on the Company's business, financial condition or results of operations.

(10)   Employee Benefit Plan

        The Company maintains an employee benefit plan under Section 401(k) of the Internal Revenue Code. The plan allows for employees to defer a portion of their salary up to the maximum allowed under Internal Revenue Service rules. The Company made contributions to the plan totaling approximately $1,233,000, $969,000 and $777,000 related to the years ended December 31, 2003, 2002 and 2001, respectively.

(11)   Summary of Quarterly Data (Unaudited)

        A summary of quarterly data follows (in thousands, except per share data):

 
  2003
 
  1st
  2nd
  3rd
  4th
Net sales   $ 72,620   $ 76,689   $ 75,457   $ 78,294
Gross profit     60,253     61,480     61,394     62,513
Income from operations     32,321     29,729     30,176     31,135
Net income     19,754     18,365     18,598     19,503
Net income per share:                        
  Basic   $ 0.17   $ 0.17   $ 0.17   $ 0.18
  Diluted   $ 0.17   $ 0.16   $ 0.17   $ 0.17
 
  2002
 
  1st
  2nd
  3rd
  4th
Net sales   $ 68,035   $ 43,175   $ 58,540   $ 66,743
Gross profit     55,425     31,849     46,806     53,791
Income (loss) from operations     27,436     (3,076 )   21,687     28,499
Net income (loss)     17,598     (1,552 )   13,931     17,917
Net income (loss) per share:                        
  Basic   $ 0.14   $ (0.01 ) $ 0.12   $ 0.16
  Diluted   $ 0.14   $ (0.01 ) $ 0.11   $ 0.15

F-28



EXHIBITS INDEX

Exhibit No.

  Description

2.1(9)

 

Agreement and Plan of Merger, dated October 17, 2001, by and among Cytyc Corporation, Pro Duct Health, Inc., and Cytyc Health Corporation.

2.2(10)

 

Amendment to Agreement and Plan of Merger, dated as of November 30, 2001, by and among Cytyc Corporation, Pro Duct Health Inc., and Cytyc Health Corporation.

2.3(11)

 

Agreement and Plan of Merger, dated as of February 19, 2002, by and among Cytyc Corporation, Digene Corporation, and Cruiser, Inc.

3.1(2)

 

Third Amended and Restated Certificate of Incorporation of Cytyc Corporation.

3.2(2)

 

Amended and Restated By-Laws of Cytyc Corporation.

3.3(7)

 

Certificate of Amendment of Third Amended and Restated Certificate of Incorporation.

4.1(1)

 

Specimen certificate representing the Common Stock.

4.2(3)

 

Rights Agreement, dated as of August 27, 1997, between Cytyc Corporation and BankBoston, N.A (the "Rights Agreement") which includes as Exhibit A the Form of Certificate of Designations, as Exhibit B the Form of Rights Certificate, and as Exhibit C the Summary of Rights to Purchase Preferred Stock.

4.3(4)

 

Amendment No. 1 to Rights Agreement, dated as of June 22, 1998, between Cytyc Corporation and BankBoston, N.A., amending the Rights Agreement.

4.4**

 

Amendment to the Rights Agreement, dated as of January 3, 2003, among Cytyc Corporation, BankBoston, N.A. and EquiServe Trust Company, N.A.

4.5(18)

 

Amendment No. 2 to Rights Agreement, dated as of November 6, 2003, between Cytyc Corporation and EquiServe Trust Company, N.A., amending the Rights Agreement.

10.1(1)*

 

1988 Stock Plan.

10.2(1)*

 

1989 Stock Plan.

10.3(1)*

 

1995 Stock Plan.

10.4(8)*

 

Amended and Restated 1995 Non-Employee Director Stock Option Plan.

10.5(12)*

 

1995 Employee Stock Purchase Plan, as amended.

10.6(1)#

 

License Agreement between Cytyc Corporation and DEKA Products Limited Partnership dated March 22, 1993.

10.7(1)

 

Form of Indemnification Agreement.

10.8(1)

 

Lease Agreement between Cytyc Corporation and BFA Realty Partnership, L.P. d/b/a BFA, Limited Partnership of February 1996.

10.9(5)

 

Amendment No. 1 to Lease Agreement dated as of February 1996 between Cytyc Corporation and BFA Realty Partnership, L.P. d/b/a BFA, Limited Partnership.

10.10(13)*

 

2001 Non-Employee Director Stock Plan.

10.11(14)*

 

Pro Duct Health, Inc. 1998 Stock Plan.

10.12(15)##

 

Supply Agreement between Cytyc Corporation, Whatman, Inc. and Whatman SA dated as of December 31, 2000, as amended October 16, 2001 and May 2, 2002

10.13(15)##

 

Master Agreement between Cytyc Corporation and Laboratory Corporation of America Holdings dated February 1, 2000, as amended December 20, 2001


10.14(16)##

 

Agreement for Purchase of Equipment Reagents and Supplies between Cytyc Corporation and Quest Diagnostics, Inc. dated as of May 1, 2003

10.15(17)*

 

Amended and Restated Director Compensation Method Plan

10.16(19)

 

Form of Change of Control Agreement entered between Cytyc Corporation and certain executive officers dated as of July 30, 2003.

10.17**

 

Office Lease dated December 31, 2003 between Cytyc Corporation and Marlborough Campus Limited Partnership.

21.1**

 

List of Our Subsidiaries.

23.1**

 

Consent of Deloitte & Touche LLP.

24.1**

 

Power of Attorney (see signature page hereto).

31.1**

 

Certification of Patrick J. Sullivan, Chief Executive Officer and President, pursuant to Rules 13a-14 and 15d-14 under the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2**

 

Certification of Leslie Teso-Lichtman, Vice President, Controller and Acting Chief Financial Officer and Treasurer, pursuant to Rules 13a-14 and 15d-14 under the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1**

 

Certification of Patrick J. Sullivan, Chief Executive Officer and President, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

32.2**

 

Certification of Leslie Teso-Lichtman, Vice President, Controller and Acting Chief Financial Officer and Treasurer, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

(1)
Incorporated herein by reference to the exhibits to our Registration Statement on Form S-1 (File No. 333-00300).

(2)
Incorporated by reference to the exhibits to our Registration Statement on Form S-1 (File No. 333-19367).

(3)
Incorporated herein by reference to Exhibit 4.1 to our Current Report on Form 8-K, filed August 29, 1997.

(4)
Incorporated herein by reference to Exhibit 4.2 to our Quarterly Report on Form 10-Q, filed August 13, 1998.

(5)
Incorporated herein by reference to Exhibit 10.9 to our Annual Report on Form 10-K, filed March 31, 1998.

(6)
Incorporated herein by reference to Exhibit 10.12 to our Annual Report on Form 10-K, filed March 31, 1999.

(7)
Incorporated herein by reference to Exhibits 3, 4 to our Quarterly Report on Form 10-Q, filed August 14, 2000.

(8)
Incorporated herein by reference to Exhibit 10 to our Quarterly Report on Form 10-Q, filed August 14, 2000.

(9)
Incorporated herein by reference to the Exhibits to our Current Report on Form 8-K, filed October 19, 2001.

(10)
Incorporated herein by reference to the Exhibits to our Current Report on Form 8-K, filed December 14, 2001.

(11)
Incorporated herein by reference to the Exhibits to our Current Report on Form 8-K, filed February 20, 2002.

(12)
Incorporated herein by reference to Exhibit 10.5 to our Registration Statement on Form S-1 (File No. 333-00300) and Exhibit 10.1 to our Quarterly Report on Form 10-Q, filed August 8, 2001.

(13)
Incorporated herein by reference to Exhibit 10.2 to our Quarterly Report on Form 10-Q, filed August 8, 2001.

(14)
Incorporated herein by reference to Exhibit 4 to our Registration Statement on Form S-8, filed December 17, 2001 (File No. 333-75292).

(15)
Incorporated herein by reference to Exhibits to our Annual Report on Form 10-K, filed March 24, 2003.

(16)
Incorporated herein by reference to Exhibit 10.1 to our Quarterly Report on Form 10-Q, filed May 13, 2003.

(17)
Incorporated herein by reference to Exhibit 4.4 to our Quarterly Report on Form 10-Q, filed August 8, 2003.

(18)
Incorporated herein by reference to Exhibit 4.4 to our Quarterly Report on Form 10-Q, filed November 12, 2003.

(19)
Incorporated herein by reference to Exhibit 4.5 to our Quarterly Report on Form 10-Q, filed November 12, 2003.

*
Indicates a management contract or any compensatory plan, contract or arrangement

**
Filed herewith.

#
Confidential treatment granted as to certain portions.

##
Confidential treatment requested as to certain portions.


EXHIBIT 4.4

AMENDMENT TO RIGHTS AGREEMENT

1. GENERAL BACKGROUND. In accordance with Section 27 of the Rights Agreement between BANKBOSTON, N.A. (the "Rights Agent") and CYTYC CORPORATION (THE "COMPANY") dated 8/27/97 (the "Rights Agreement"), the Rights Agent and Cytyc Corporation desire to amend the Agreement to appoint EquiServe Trust Company, N.A.

2. EFFECTIVENESS. This Amendment shall be effective as of January 3, 2003 (the "Amendment") and all defined terms and definitions in the Agreement shall be the same in the Amendment except as specifically revised by the Amendment.

3. REVISION. The section in the Agreement entitled "Change of Rights Agent" is hereby deleted in its entirety and replaced with the following:

CHANGE OF RIGHTS AGENT. The Rights Agent or any successor Rights Agent may resign and be discharged from its duties under this Agreement upon 30 days' notice in writing mailed to the Company and to each transfer agent of the Common Stock and Preferred Stock by registered or certified mail and to the holders of the Right Certificates by first-class mail. The Company may remove the Rights Agent or any successor Rights Agent upon thirty (30) days' notice in writing mailed to the Rights Agent or successor Rights Agent, as the case may be, and to each transfer agent of the Common Stock and Preferred Stock by registered or certified mail, and to the holders of the Right Certificates by first-class mail. If the Rights Agent shall resign or be removed or shall otherwise become incapable of acting, the Company shall appoint a successor to the Rights Agent. If the Company shall fail to make such appointment within a period of thirty (30) days after giving notice of such removal or after it has been notified in writing of such resignation or incapacity by the resigning or incapacitated Rights Agent or by any registered holder of a Right Certificate (who shall, with such notice, submit his Rights Certificate for inspection by the Company), then any registered holder of any Right Certificate may apply to any court of competent jurisdiction for the appointment of a new Rights Agent. Any successor Rights Agent, whether appointed by the Company or by such a court, shall be a corporation or trust company organized and doing business under the laws of the United States or any state thereof, in good standing, which is authorized under such laws to exercise corporate trust or stock transfer powers and is subject to supervision or examination by federal or state authority and which has individually or combined with an affiliate at the time its appointment as Rights Agent a combined capital and surplus of at least $50 million dollars or (b) an affiliate of a corporation described in clause (a) of this sentence. After appointment, the successor Rights Agent shall be vested with the same powers, rights, duties and responsibilities as


if it had been originally named as Rights Agent without further act or deed; but the predecessor Rights Agent shall deliver and transfer to the successor Rights Agent any property at the time held by it hereunder, and execute and deliver any further assurance, conveyance, act or deed necessary for the purpose. Not later than the effective date of any such appointment the Company shall file notice thereof in writing with the predecessor Rights Agent and each transfer agent of the Common Stock and or Preferred Stock, and mail a notice thereof in writing to the registered holders of the Right Certificates. Failure to give any notice provided for in this Section 21, however, or any defect therein, shall not affect the legality or validity of the resignation or removal of the Rights Agent or the appointment of the successor Rights Agent, as the case may be.

4. Except as amended hereby, the Agreement and all schedules or exhibits thereto shall remain in full force and effect.

IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed in their names and on their behalf by and through their duly authorized officers, as of this third day of January, 2003.

CYTYC CORPORATION                               BANKBOSTON, N.A.


/s/ A. Suzanne Meszner-Eltrich                  /s/ Dennis V. Moccia
---------------------------------------         --------------------------------
A. Suzanne Meszner-Eltrich                      By: Dennis V. Moccia
Vice President, General Counsel                 Title: Managing Director
and Secretary


                                                EQUISERVE TRUST COMPANY, N.A.


                                                /s/ Dennis V. Moccia
                                                --------------------------------
                                                By: Dennis V. Moccia
                                                Title: Managing Director


EXHIBIT 10.17

OFFICE LEASE

THE CAMPUS AT MARLBOROUGH

by and between

MARLBOROUGH CAMPUS LIMITED PARTNERSHIP

as landlord

and

CYTYC CORPORATION,

as tenant

1

THE CAMPUS AT MARLBOROUGH

OFFICE LEASE

This Office Lease (the "LEASE"), dated as of the date set forth in SECTION 1 of the Summary of Basic Lease Information (the "SUMMARY"), below, is made by and between MARLBOROUGH CAMPUS LIMITED PARTNERSHIP, a Massachusetts limited partnership ("LANDLORD"), and CYTYC CORPORATION, a Delaware corporation ("TENANT").

SUMMARY OF BASIC LEASE INFORMATION

     TERMS OF LEASE                     DESCRIPTION

1.   Effective Date:                    ____________, 200__

2.   Premises
     (Article 1)
     2.1    Building:                   That certain three-story building
                                        located at 250 Campus Drive, The Campus
                                        at Marlborough, Marlborough,
                                        Massachusetts in the "Project," commonly
                                        referred to in the Project as "BUILDING
                                        3" and referred to herein as the
                                        "BUILDING" or as "BUILDING 3".

     2.2    Premises:                   Building 3, which contains 216,218
                                        rentable square feet of space.

     2.3    Project:                    The Building is part of that certain
                                        building Project (the "PROJECT") known
                                        as The Campus at Marlborough, consisting
                                        of four (4) buildings comprising
                                        approximately 530,895 rentable square
                                        feet of space, and other improvements,

as depicted on EXHIBIT B, and located on the land described in EXHIBIT J.

3. Lease Term
(Article 2)

3.1    Initial Term:               The fifteen year period commencing as of
                                   the Lease Commencement Date and ending
                                   as of the Lease Expiration Date.

       Lease Commencement Date:    January 1, 2004

3.3 Rent Commencement Date:

RENTABLE AREA LOCATION RENT COMMENCEMENT DATE*

Space A      29,832 RSF**     Building 3,   January 1, 2004
                             Floor3 South

Space B      35,168 RSF**     Building 3       October 1, 2004
Space C      77,229 RSF**     Building 3       February 1, 2005
Space D      73,989 RSF**     Building 3       June 1, 2006

*or such earlier date as shall be required pursuant to SECTION 14.5.

** Space A is shown on Exhibit B attached hereto. Space B, Space C and Space D refer to a number of RSF and not to a particular area within the Building. Space A, Space B, Space C and Space D are sometimes referred to as a "SPACE" or as a "PORTION OF THE PREMISES".

3.4    Lease Expiration Date:      11:59 p.m. EST on December 31, 2018,
                                   unless sooner terminated pursuant to the
                                   provisions hereof.

3.5    Option(s) to Extend         Two options to extend for five years
                                   each, as more particularly set forth in
                                   SECTION 2.2.

4. Base Rent (Article 3):

4.1 Base Rent During Initial Term:

                               Annual            Monthly Installment
       Period                 Base Rent             of Base Rent
--------------------    --------------------    --------------------
 1/1/04-9/30/04         $            417,648    $             34,804
10/1/04-12/31/04        $            910,000    $             75,833
 1/1/05-1/31/05         $            975,000    $             81,250
 2/1/05-6/30/05         $          2,133,435    $            177,786
 7/1/05-5/31/06         $          2,365,268    $            197,106
 6/1/06-6/30/09         $          3,595,705    $            299,642
 7/1/09-6/30/11         $          3,675,706    $            306,309
 7/1/11-6/30/13         $          3,783,815    $            315,318
7/1/13-12/31/18         $          3,891,924    $            324,327

     4.2 Base Rent During Option        95% of the prevailing market rental
     Term(s):                           rate, as more particularly set forth in
                                        SECTION 3.1.1.

5.   Intentionally omitted

                                        2

6.   6.1  Tenant's Share (of Project)   Initially 5.62%;
     (Article 4):
                                        12.24% from October 1, 2004 through
                                        December 31, 2004 (subject to increase
                                        during 2004 as follows: If the Tenant
                                        occupies more than 29,832 RSF in the
                                        Building at any time between January 1,
                                        2004 and September 30, 2004, and/or more
                                        than 65,000 RSF in the Building at any
                                        time between October 1, 2004 and
                                        December 31, 2004, Tenant's Share shall
                                        be increased to reflect such additional
                                        square footage on said earlier date);

                                        12.24% from January 1, 2005 through
                                        January 31, 2005 (regardless of the
                                        percentage of space actually occupied);

                                        26.79% from February 1, 2005 through May
                                        31, 2006 (regardless of the percentage
                                        of space actually occupied); and

                                        40.73% as of June 1, 2006.

                                        Tenant's Share is subject to the
                                        provisions of this Lease, including
                                        without limitation, SECTION 29.32.1,
                                        below.

     6.2  Tenant's Building Share:      Initially 13.80%;

                                        30.06% from October 1, 2004 through
                                        December 31, 2004 (subject to increase
                                        during 2004 as follows: If the Tenant
                                        occupies more than 29,832 RSF in the
                                        Building at any time between January 1,
                                        2004 and September 30, 2004, and/or more
                                        than 65,000 RSF in the Building at any
                                        time between October 1, 2004 and
                                        December 31, 2004, Tenant's Share shall
                                        be increased to reflect such additional
                                        square footage on said earlier date);

                                        30.06% from January 1, 2005 through
                                        January 31, 2005 (regardless of the
                                        percentage of space actually occupied);

                                        65.78% from February 1, 2005 through May
                                        31, 2006 (regardless of the percentage
                                        of space actually occupied); and

                                        100% as of June 1, 2006.

                                        3

7.   Permitted Use                      Any lawful use other than a Prohibited
     (Article 5):                       Use (as defined in Article 5), subject
                                        to the TCC of this Lease.

8.   Security Deposit                   $5,000,000, subject to reduction in
     (Article 21):                      accordance with SECTION 21.3 of this
                                        Lease.

9.   Parking                            580 spaces as set forth in Article 28 of
     (Article 28):                      this Lease.

10.  Address of Tenant                  See SECTION 29.16 of this Lease.
     (Section 29.16):

11.  Address of Landlord                See SECTION 29.16 of this Lease.
     (Section 29.16):

12.  Broker(s)                          Cushman & Wakefield of Massachusetts,
     (Section 29.22):                   Inc. and LPC Commercial Services, Inc.

4

ARTICLE 1

PREMISES, BUILDING, PROJECT, AND COMMON AREAS

1.1 THE PREMISES. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in SECTION 2.2 of the Summary (the "PREMISES") and shown on EXHIBIT A, attached hereto. For purposes of SECTIONS
6.1 AND 6.2 of the Summary and SECTIONS 3.1, 4.7 AND 14.4.1 of this Lease, the parties have agreed that the Building shall be deemed to include four portions of space referred to as Space A, "SPACE B", "SPACE C" and "SPACE D", each of which is sometimes referred to as a "SPACE" or as a "PORTION OF THE PREMISES". Space B, Space C and Space D refer to a number of RSF and not to a particular area within the Building. The parties have agreed that Space B will be deemed to consist of 35,168 RSF, Space C will be deemed to consist of 77,229 RSF, and Space D will be deemed to consist of 73,989 RSF. Tenant currently has access to Space A pursuant to the Prior Lease (as defined in ARTICLE 34, below), and commencing on the Effective Date, Tenant shall also have access to the entire Premises. Tenant shall give Landlord advance written notice if Tenant intends to occupy or to commence business operations (i) in any portion of the Building other than Space A prior to October 1, 2004, and/or (ii) in more than 65,000 RSF of space in the Building prior to December 31, 2004, stating in any such case, the number of square feet, the location of such space and the date of which Tenant intends to occupy or to commence such business operations. Landlord shall have the right to monitor Tenant's use of the Premises prior to December 31, 2004 to determine whether Tenant has occupied or commenced business operations in any Portion of the Premises other than Space A prior to October 1, 2004, and/or in more than 65,000 RSF prior to December 31, 2004. In the event that Landlord believes that Tenant has commenced business operations in any of such Space prior to January 1, 2005, Landlord shall give written notice to Tenant, and if such commencement of business operations was inadvertent and the result of fewer than five employees utilizing such space on an impromptu basis (without the installation of telecommunications and/or other office equipment or devices), contrary to the Tenant's management decision, then, provided that Landlord has not given Tenant written notice of such an event two or more times in the prior twelve (12) month period and that Tenant vacates such space and ceases business operations therein within two (2) business days after receipt of Landlord's notice, Tenant shall be deemed not to have commenced business operations by reason of such inadvertent action.

The Premises and the Building shall be deemed to be the number of rentable square feet as set forth in SECTION 2.2 of the Summary, and neither party shall have the right to remeasure the Premises. The parties hereto agree that this Lease is upon and subject to the terms, covenants and conditions (the "TCCs") herein set forth, and Landlord and Tenant covenant as a material part of the consideration for this Lease to keep and perform each and all of such terms, covenants and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the conduct of Tenant's business, except as specifically set forth in this Lease.

1.2 PREMISES ACCEPTED "AS-IS; TENANT IMPROVEMENTS. Tenant acknowledges that it is in possession of Space A and agrees to accept the entire Building on an "as is" basis, and

5

Landlord shall have no obligation to perform any tenant improvements or to provide Tenant with any allowance for tenant improvements, except as follows:
(a) Landlord has installed six windows on the south side of the second floor and six windows on the south side of the third floor of the Building ("Landlord's Window Work"), and (b) Landlord has performed or shall perform the work described on EXHIBIT I attached hereto ("Landlord's Repair Work"). Landlord's Window Work and Landlord's Repair Work are hereinafter referred to collectively as "Landlord's Work". Landlord's Work shall be performed in a good and workmanlike manner and in compliance with all applicable laws, rules, regulations and other requirements of all governmental authorities having jurisdiction thereover. In performing Landlord's Repair Work, Landlord shall:
(y) complete Landlord's Repair Work on or before the applicable date(s) set forth in Exhibit I-2, subject to force majeure, and (z) perform Landlord's Repair Work in a manner which will not unreasonably interfere with Tenant's use of the Premises or with any work which Tenant may perform to prepare the Premises and/or the Building for Tenant's occupancy, provided, however, Tenant understands and agrees that such work will be conducted during normal business hours. Tenant shall pay Landlord, as Additional Rent under this Lease, one-half of the cost of Landlord's Window Work ($39,692), within thirty (30) days after Tenant's receipt of Landlord's request for such payment, which request shall be submitted together with reasonable evidence of the total cost of such work. Tenant acknowledges that the Portions of the Premises have not been "demised" or separated from the rest of the Building, and Landlord shall have no obligation to add demising walls, or any other tenant improvements to the Premises, except as expressly set forth above.

1.2.1 Tenant shall be responsible, at its sole cost and expense, for making any tenant improvements to the Premises and the Building which Tenant determines, in Tenant's sole judgment, are necessary to prepare the Premises and Building for Tenant's occupancy (the "Tenant Improvements") at its sole cost and expense in accordance with the provisions of this Lease, including, without limitation, Articles 8, 9 and 24. Said construction shall be performed in a good and workmanlike manner and subject to and in accordance with all applicable laws, rules, regulations and other requirements of all governmental authorities having jurisdiction thereover, free of any liens or other claims. Tenant shall apply for and obtain all permits, licenses and certificates necessary for the construction of the Tenant Improvements and for the use and occupancy thereof for the purposes set out in this Lease; however, Landlord hereby represents to Tenant that there is an existing Certificate of Occupancy issued to 3Com Corporation. Landlord shall, at no cost to Landlord, cooperate with Tenant, in such manner as Tenant may reasonably request, in assisting Tenant in obtaining such permits, license and certificates.

1.2.2 Landlord and its authorized representatives shall have the right, upon reasonable advance oral notice (except that no notice shall be required in an emergency) to enter at all reasonable times upon the Premises and the Building for the purpose of inspecting the construction of the Tenant Improvements as such construction progresses, it being understood, however, that neither such inspection nor failure to inspect shall operate as approval of such construction by Landlord. In making any such entry, Landlord and its representatives shall comply with the reasonable safety requirements of Tenant and Tenant's contractor.

1.2.3 Tenant warrants the Tenant Improvements will be constructed (i) in a good and workmanlike manner, (ii) in compliance with all Applicable Laws (as defined in ARTICLE 24) existing at the time of construction, and (iii) in a manner that will not cause the

6

Premises or the Building to fail to be in compliance with Applicable Laws. Tenant will be fully responsible for making all alterations and repairs to the Tenant Improvements, at its sole cost and expense, resulting from or necessitated by the failure of Tenant and/or Tenant's contractor to comply with all Applicable Laws in effect at the time of such construction. In the event that Tenant performs any tenant improvements that require the issuance or re-issuance of a certificate of occupancy, then Tenant agrees to obtain and deliver to Landlord a permanent Certificate of Use and Occupancy from the Town of Marlborough, Massachusetts upon the completion of the Tenant Improvements (or a temporary certificate of use and occupancy, with any conditions to be satisfied by Tenant within a commercially reasonable time, and a permanent certificate of use and occupancy delivered to Landlord promptly thereafter).

1.3 THE BUILDING AND THE PROJECT. The Building is part of a complex of buildings located on the Property consisting of four (4) buildings and other improvements. The term "PROJECT," as used in this Lease, shall mean (i) the Building and the Common Areas (as such term is defined in SECTION 1.4 below),
(ii) the land (which is improved with landscaping, parking areas, access roads and other improvements) upon which the Building and the Common Areas are located as shown on the Project Site Plan, (iii) the three other office buildings
(including without limitation, "BUILDING 1", "BUILDING 2" and "BUILDING 4") located adjacent to the Building and the land upon which such adjacent office buildings are located, all substantially as shown on the Project Site Plan attached hereto as EXHIBIT B; and (iv) any other improvements that may be constructed by Landlord as part of the Project.

1.4 COMMON AREAS. Tenant shall have the non-exclusive right to use in common with Landlord and other tenants in the Project, and subject to the Rules and Regulations (as defined in ARTICLE 5 of this Lease), those portions of the Project which are provided, from time to time, for non-exclusive use in common by Landlord, Tenant and any other tenants of the Project (such areas, including without limitation parking areas, driveways, access roads and sidewalks on the Project, whether or not shown on the Project Site Plan, and common facilities within the Project such as lobbies, corridors, connectors, stairwells, elevators, loading docks, and restrooms, the Conference Facilities (as defined in SECTION 1.4.1, below), Cafeteria (as defined in SECTION 1.4.2, below) and Fitness Center (as defined in SECTION 1.4.2, below), together with such other portions of the Project designated to Tenant in writing by Landlord to be shared by Landlord and certain tenants, all of which are collectively referred to herein as the "COMMON AREAS"). Landlord shall maintain and operate the Common Areas in a manner consistent with Comparable Buildings (as defined in SECTION 6.1). Landlord reserves the right to close temporarily or permanently, make alterations or additions to, or change the location of elements of the Project and the Common Areas, including, without limitation, the right to (a) make changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas and walkways; (b) to close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; (c) to add additional improvements to the Common Areas; (d) to use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion thereof; (e) to do and perform such other acts and make such other changes in, to or with respect to the Project, Building and Common Areas as Landlord may deem to be appropriate; and (f) to remove temporarily or permanently areas from use as Common Areas any portion of the Common Areas; provided, however, that: (i) Landlord's exercise of the foregoing rights shall not materially, adversely interfere with either Tenant's use of, occupancy

7

of, or access to the Premises or the Common Areas, other than and excluding the Common Areas of Building 4, which may be withdrawn from Common Areas subject to the provisions set forth in SECTIONS 1.4.1, 1.4.2 AND 1.4.3, below, (ii) no structure other than a "connector" which is not more than one story in height, linking one or more buildings or structures, shall be constructed in the "Low Build Area" as shown on EXHIBIT B, (iii) if a parking structure is built within the area shown as "Preferred Parking Area" on the plan attached hereto as EXHIBIT B, Tenant shall have non-exclusive use of at least the number of parking spaces that are displaced by the construction of said parking structure, within said parking structure, or in another location as close to Building 3 as the lost parking, without additional charge, and (iv) except as shown on the plan attached hereto as EXHIBIT M, there shall be no change or alteration to the configuration of the "RESTRICTED PARKING AREA" shown on EXHIBIT B without Tenant's prior written consent, which consent shall not be unreasonably withheld. In the event of any such change in the Project or the Common Areas, an equitable adjustment to the Tenant's Share of Operating Expenses and Tax Expenses, if appropriate, shall be made.

1.4.1 CONFERENCE FACILITIES. Subject to availability, and prior reservation in accordance with any reasonable procedures implemented by Landlord and provided in writing to Tenant, Tenant shall have the right to use the meeting and training rooms and the auditorium located in Building 4 (collectively, the "CONFERENCE FACILITIES") in common with Landlord and other tenants of the Project, to the extent otherwise permitted by Landlord. The use of such facilities shall be subject to such reasonable, non-discriminatory rules and requirements as Landlord may establish and provide in writing to Tenant, and to all other provisions of this SECTION 1.4. Tenant shall have the right to use the Conference Facilities subject to the conditions set forth in this Lease, without payment of any additional fee, for a period of time equal to Tenant's Share of the business hours use of the Conference Facilities, so long as its use does not exceed Tenant's Share of the available days per week and/or per month, with Landlord reserving the right to monitor and limit to Tenant's Share Tenant's utilization during normal working hours (versus other hours) or business days (versus holiday and/or weekend days), in its reasonable business judgment. The foregoing shall not limit Landlord's right to include costs of operating the Conference Facilities in Operating Expenses, subject to, and in accordance with, Section 4.2 below, or to charge Tenant for Excess Usage Fees in accordance with the provisions of this Section 1.4.1. In addition, Tenant may use the Conference Facilities for periods of time that exceed Tenant's Share on a space available basis, and subject to said rules and regulations, including, without limitation, payment of a fee ("Excess Usage Fee") for such usage based on Landlord's then current schedule, and the other provisions of this SECTION
1.4. Notwithstanding any other provision herein to the contrary, Landlord reserves the right, upon written notice to Tenant, (a) to retain a third party operator to operate the Conference Facilities, or (b) to lease the Conference Facilities to a third party, provided, however, in either such case, Landlord shall provide for the right of Tenant to rent, or otherwise use, the Conference Facilities listed below on the same basis as set forth in this Lease.

1.4.2 CAFETERIA. Tenant and its employees, contractors, visitors and consultants shall have the right to use the cafeteria (the "CAFETERIA") located in the Project provided such parties shall be responsible for payment of all charges for meals and other items purchased at the Cafeteria. The use of such facilities by Tenant and/or its employees, contractors, visitors and consultants shall be subject to compliance with the other provisions of this
SECTION 1.4. A third party provider currently provides food and beverage service in the

8

Cafeteria. Subject to the last two sentences of this SUBSECTION 1.4.2, Landlord shall have the right to discontinue or change cafeteria service, provided, however, Landlord shall continue to provide cafeteria service substantially in its current form (including hot food service) so long as there are at least 500 employees working in Buildings 1, 2 and 3, and Landlord shall use commercially reasonable efforts to continue to provide cafeteria service substantially in its current form so long as CYTYC has at least 400 employees working in Building 3 (even if there are fewer than 500 employees working in Buildings 1, 2 and 3). Subject to the foregoing, Landlord, in its reasonable discretion, may change the size, configuration or location of the Cafeteria area. In the event that Landlord has the right to discontinue cafeteria service in accordance with this
SECTION 1.4.2, if Landlord is unable to locate an operator that will operate the Cafeteria on terms acceptable to Landlord, in its reasonable business discretion, Landlord shall have the right and option, in its sole discretion, to take any steps necessary to reduce or eliminate such costs, including, without limitation, modification or reduction of the food service, provided, however,
(i) prior to discontinuing hot food service, Landlord shall discuss with Tenant other options for food service; and (ii) if Landlord discontinues cafeteria service during the Term, Landlord shall provide an alternative fresh food (including breakfast items, sandwiches, and salads, but not hot food) and vending service and a seating area or facility similar to that which currently exists at the Project sufficient to reasonably accommodate Tenant's employees located at the Project. If the total cost of providing cafeteria service exceeds $100,000 per year, Landlord may discontinue cafeteria service (and, at Tenant's request, Landlord will consider discontinuing such service), but prior to such change(s), Landlord shall discuss with Tenant options to reduce such costs.

1.4.3 FITNESS CENTER. Tenant and its employees, contractors and consultants shall have access to and the right to use the fitness center (the "FITNESS CENTER") located in the Project provided such parties shall be responsible for payment of all charges customarily charged by Landlord to tenants of the Project for the use of the fitness center (currently $25.00 per month). The use of such facilities by Tenant and/or its employees, contractors, visitors and consultants shall be subject to compliance with the other provisions of this SECTION 1.4. Landlord shall have the right to require that Tenant's employees sign customary waivers of claims and comply with all reasonable safety and other procedures applicable to use of the Fitness Center. Notwithstanding any other provision herein to the contrary, Landlord reserves the right, upon written notice to Tenant, (a) to retain a third party operator to operate the Fitness Center, (b) to lease the Fitness Center to a third party who agrees to operate a fitness facility which shall be available to tenants of the Project and their employees upon payment of standard charges, and/or (c) to provide a Fitness Center which is unattended, and does not provide amenities such as towels, provided, however, in any such case, Landlord shall provide for the right of Tenant to rent, or otherwise use, the Fitness Center on the same basis as set forth in this Lease. Subject to the last sentence of this Section 1.4.3, Landlord shall have the right to terminate Tenant's use of the Fitness Center upon ten (10) days prior written notice to Tenant if the Fitness Center is closed. Landlord shall continue to provide a fitness facility at the Project during the Term of the Lease (which facility need not be attended nor provide amenities such as towels) so long as there are at least 500 employees working in Buildings 1, 2 and 3, and Landlord shall use commercially reasonable efforts to continue to make a fitness facility available at the Project during the Term of the Lease (which facility need not be attended nor provide amenities such as towels) so long as CYTYC has at least 400 employees working in Building 3 (even if there are fewer than 500 employees working in Buildings 1, 2 and 3).

9

1.4.4 EQUITABLE CHARGE IF TENANTS OF NEW BUILDINGS ARE GIVEN RIGHTS TO USE BUILDING 4 AMENITIES. Landlord agrees that if other buildings are built at the Project and the tenants of such buildings have access to the Building 4 amenities, an equitable charge shall be assessed against such tenants for the use of such facilities.

1.5 FURNITURE. For no additional charge, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord those items of furniture and artwork situated in the Premises and the Building (the "FURNITURE") and described on the inventory list attached hereto as EXHIBIT C (the "INVENTORY LIST"). Landlord and Tenant acknowledge that prior to the Lease Commencement Date the parties will conduct a "walk-through" inspection of the Premises and the Building in order to confirm the completeness and accuracy of the furniture shown on the Inventory List, and to give Tenant the opportunity to confirm that the Furniture is in acceptable condition and repair. Subject to such "walk-through" inspection, Tenant accepts the Furniture in its "as-is" condition, without any representation or warranty by Landlord. LANDLORD SPECIFICALLY DISCLAIMS ANY REPRESENTATIONS AND/OR WARRANTIES, INCLUDING, WITHOUT LIMITATION, ANY WARRANTY OF MERCHANTABILITY OR OF FITNESS FOR A PARTICULAR PURPOSE WITH RESPECT TO THE FURNITURE. During the Term of this Lease, Tenant shall maintain and repair the Furniture as reasonably necessary, reasonable wear and tear, damage caused by fire or other casualty, and damage caused by Landlord Fault, as defined in SECTION 6.4.3 excepted. Provided there is no Default Condition (as defined in SECTION 2.2, below) the Furniture shall become the property of Tenant, for nominal consideration, on December 31, 2010. During the Term of the Lease, Tenant shall be permitted to reconfigure and/or move the Furniture within the Premises, and shall not be required to restore the Furniture to its original location within the Premises. Prior to the date Tenant acquires title to the Furniture, Tenant shall be permitted to store the Furniture outside the Premises in a commercially reasonable manner at a location approved by Landlord (which approval shall not be unreasonably withheld or delayed), provided that Tenant shall relocate the Furniture into the Premises prior to the expiration or earlier termination of the Lease (unless the Furniture has theretofore been conveyed to Tenant in which case Tenant shall remove the Furniture from the Premises). Upon termination of this Lease, if the Furniture has not theretofore been conveyed to Tenant and Landlord is not then required to, and/or does not then convey the Furniture to Tenant, Tenant shall surrender the Furniture to Landlord in the same condition and repair as on the Lease Commencement Date, reasonable wear and tear, damage by fire or other casualty, and damage caused by Landlord Fault excepted.

1.6 CARD KEY ACCESS. Tenant shall have the right to use the Project card key access system, subject to the Rules and Regulations set forth on EXHIBIT D, attached hereto. If Tenant replaces the card key access system in Building 3 with its own card key access system, the Rules and Regulations concerning the Project card key access system shall not be applicable to the Tenant's card key access system in Building 3. Except as expressly provided herein, and subject to the TCC's of this Lease, Tenant shall not have access to those portions of the Project not comprising the Common Areas or the Building, which shall remain subject to Landlord's sole and exclusive control (and/or subject to the control of other tenants to whom such space has been leased). Nothing herein shall preclude Landlord from accessing the Premises and the Building, subject to the requirements of ARTICLE 27, for purposes of undertaking maintenance or repairs or as otherwise provided in this Lease. Landlord makes no representations or warranties, (and hereby expressly disclaims any representations and warranties, INCLUDING, WITHOUT

10

LIMITATION, ANY WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE AND ANY WARRANTY OF MERCHANTABILITY) regarding the suitability of any key card access system for Tenant's particular purposes. In no event shall Landlord be responsible or liable to Tenant or its employees for any unauthorized entry upon the Premises or the Building or for any failure of the access system to prevent such entry.

ARTICLE 2

LEASE TERM

2.1 LEASE TERM. The TCCs of this Lease shall be effective as of the date of this Lease as set forth in SECTION 1 of the Summary (the "EFFECTIVE DATE"). The initial term of this Lease (the "INITIAL TERM") shall be as set forth in SECTION 3.1 of the Summary, shall commence on the date set forth in
SECTION 3.2 of the Summary (the "LEASE COMMENCEMENT DATE"), and shall expire on the date set forth in SECTION 3.4 of the Summary (the "LEASE EXPIRATION DATE") unless this Lease is sooner terminated as hereinafter provided.

2.2 OPTION TO EXTEND. Subject to there being no "Default Conditions" (as that term is defined below) as of the date of exercise of the option, and as of the commencement date of the applicable Option Term, Tenant shall have two
(2) options to extend (each, an "OPTION TO EXTEND") the term of the Lease for a period of five (5) years (each, an "Option Term") upon the same terms and conditions herein set forth except that the Base Rent during each such Option Term shall be adjusted in accordance with SECTION 3.1.1, below. Tenant may exercise each such option by giving Landlord written notice at least twelve months and not more than eighteen months prior to the expiration of the then current Term of the Lease, time being of the essence, provided however, that Tenant's extension option shall not lapse unless Tenant fails to exercise its option prior to the later of: twelve months prior to the expiration of the then current Term of the Lease or within ten (10) business days after Landlord gives Tenant a written notice stating that "Tenant has an extension option which must be exercised prior to the later of: ten (10) business days after the date of this letter, or on or before ________" (stating the applicable date), which notice shall not be given more than two years prior to the expiration of the then current Term of the Lease. At Landlord's option, Tenant's exercise of its option shall be void and of no effect if a Default Condition exists as of the date of exercise of the option or as of the first day of the Option Term.

As used in this Lease, "DEFAULT CONDITIONS" shall mean the following, collectively: Tenant being in default of its obligations under the Lease beyond any applicable notice and grace periods, Tenant having defaulted more than twice in the payment of any monetary obligation in excess of $50,000 under the Lease (beyond applicable notice and grace periods) during the prior twenty-four month period, Tenant being the subject of any bankruptcy or insolvency proceedings, and Tenant being insolvent.

As used in this Lease, "TERM" or "LEASE TERM" shall mean the Initial Term, and any Option Term that is duly exercised.

ARTICLE 3

11

BASE RENT

3.1 BASE RENT. Commencing on the Rent Commencement Date with respect to each Portion of the Premises, Tenant shall pay, without prior notice or demand, to Landlord or Landlord's agent at the management office of the Project, or, at Landlord's option, at such other place as Landlord may from time to time designate in writing, by a check or wire transfer for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent ("BASE RENT") as set forth in SECTION 4 of the Summary, payable in equal monthly installments as set forth in SECTION 4 of the Summary in advance on or before the first day of each and every calendar month during the Lease Term, without any setoff or deduction whatsoever, except as otherwise expressly set forth herein. The Base Rent for the first full month of the Initial Term in which rent is due shall be paid upon execution of this Lease. If any Rent payment date (including the Rent Commencement Date) falls on a day of the month other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional month shall accrue on a daily basis for the period from the date such payment is due to the end of such calendar month or to the end of the Lease Term at a rate per day which is equal to l/365 of the applicable annual Rent. All other payments or adjustments required to be made under the TCCs of this Lease that require proration on a time basis shall be prorated on the same basis.

The "RENT COMMENCEMENT DATE" shall be the applicable date set forth in SECTION 3.3 of the Summary with respect to each Portion of the Premises, except as set forth in SECTION 14.4.1, below.

3.2 BASE RENT DURING OPTION TERM. If Tenant exercises either Option to Extend, the Base Rent for the Premises during each Option Term shall be equal to 95% of the then prevailing market rental rate in Comparable Buildings (the "PMRR"); the PMRR shall not take into account any leasehold improvement work paid for by Tenant, and no rate "floor" will be established. Within thirty days after the date that Landlord receives written notice of Tenant's interest in exercising its Option to Extend, Landlord shall give Tenant written notice of its determination of the PMRR and the Base Rent for the Option Term. If Tenant does not accept the Base Rent proposed by Landlord, the parties agree to negotiate in good faith for a period not to exceed thirty days. Provided that Tenant has given Landlord written notice of its interest in exercising its option at least sixteen months prior to the expiration of the then current Term, if Tenant believes that agreement cannot be reached, Tenant shall have the right, within forty days after receipt of Landlord's determination of Base Rent for the Option Term to demand that the PMRR be determined by appraisal, in which case, Landlord and Tenant shall each select a Qualified Appraiser to determine the PMRR, and if the two appraisals are no more than 10% apart the PMRR shall be the average of the two, and if the difference is greater than 10%, the two appraisers shall select a third Qualified Appraiser and the PMRR shall be the average of the two appraisals that are closest (or if neither is closer to the third appraisal, the PMRR shall be based on the third appraisal). The first two appraisals shall be completed within thirty days, and if a third appraisal is required, it shall be completed within thirty days thereafter. Each party shall be responsible for the timely completion of the appraisal by its selected appraiser. If either party fails to designate a Qualified Appraiser within ten days after notice, the first party may request its appraiser to designate the second appraiser.

12

Nothing herein shall be deemed to have extended the time within which Tenant must exercise its Option to Extend, provided, however, Tenant shall have the right to withdraw the exercise of its Option to Extend with respect to the Option Term by written notice to Landlord within thirty days after the determination of the PMRR (time being of the essence), provided that the Term of the Lease shall continue for a period of twelve months after Tenant withdraws such option exercise, and during the period following the expiration of the prior Term and continuing to the expiration of the twelve month extension, Tenant shall pay Base Rent equal to 95% of the PMRR as determined by appraisal, plus all Additional Rent due in accordance with the TCCs of this Lease.

ARTICLE 4

ADDITIONAL RENT

4.1 GENERAL TERMS. In addition to paying the Base Rent specified in ARTICLE 3 of this Lease, Tenant shall pay "TENANT'S SHARE" of the annual "DIRECT EXPENSES," as those terms are defined in SECTIONS 4.2.4 and 4.2.1 of this Lease, respectively. In addition to the foregoing obligations, Tenant shall also pay "TENANT'S ELECTRICITY COST," as set forth in SECTION 4.7 of this Lease, separately from any Direct Expenses. Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the TCCs of this Lease, are hereinafter collectively referred to as the "ADDITIONAL RENT," and the Base Rent and the Additional Rent are herein collectively referred to as "RENT." All amounts due under this ARTICLE 4 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent without any setoff or deduction whatsoever, except as otherwise expressly set forth herein. The obligations of Tenant to pay the Additional Rent provided for in this ARTICLE 4 shall survive the expiration or earlier termination of the Lease Term for such period of time as is required to reconcile the Estimated Direct Expenses and Overpayment of Direct Expenses pursuant to SECTION 4.4.1 hereof; provided, however, that any other contingent or unliquidated contractual claims of Landlord or Tenant (e.g., indemnity) shall survive the expiration or earlier termination of this Lease only for so long as any applicable statute of limitations would permit such actions under Massachusetts law.

4.2 DEFINITIONS OF KEY TERMS RELATING TO ADDITIONAL RENT. As used in this ARTICLE 4, the following terms shall have the meanings hereinafter set forth:

4.2.1 "DIRECT EXPENSES" shall mean the sum of "Operating Expenses" plus "Tax Expenses".

4.2.2 The parties acknowledge that, subject to the provisions forth in SECTION 4.8, Tenant may elect to provide certain services to the Building. Therefore, notwithstanding anything to the contrary herein contained, with respect to any period of time during which such election is in effect, Operating Expenses allocable to Tenant shall not include expenses incurred by Landlord for the services which Tenant has elected to provide with respect to the Building, for any other space in the Project (other than Building 4 and Common Areas) which is leased or used, or is intended to be leased or used, for the exclusive benefit of any tenant or tenants. Subject to the foregoing, "OPERATING EXPENSES" shall mean, except as otherwise provided in this SECTION 4.2.2 or otherwise in this Lease, all expenses, costs and amounts of every kind and

13

nature which Landlord pays or accrues during any calendar year because of or in connection with the operation, management, maintenance, security, repair, replacement, restoration or operation of the Project, or any portion thereof, subject to the allocation thereof as set forth in SECTION 4.3, below. Without limiting the generality of the foregoing, Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying utilities (excepting any utility, including, without limitation, electricity, which is metered directly to Tenant), operating, repairing, maintaining, and renovating the utility, telephone, and all other systems and equipment and components thereof of common portions of the Project, and the cost of maintenance and service contracts in connection therewith and payments under any equipment rental agreements (subject to the limitation set forth in clause (Z) of this
SECTION 4.2.2);; (ii) the cost of all insurance which, pursuant to SECTION 10.6, Landlord is required or permitted to carry in connection with the Building and any other portion of the Project; (iii) the cost of landscaping the Project, or any portion thereof; (iv) costs incurred in connection with the parking areas servicing the Project; (v) fees and other costs, including management fees (which management fees shall not to exceed three percent (3%) of gross receipts with respect to the Project exclusive of reimbursement for on-site personnel),
(vi) subject to clauses (A), (V), and (AA) of this SECTION 4.2.2, consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation, maintenance and repair of the Project; (vi) wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons engaged in the operation, maintenance and security of the Project; provided, however, that wages and/or benefits attributable to personnel above the level of property manager for the Project or property engineer for the Project shall not be included in Operating Expenses;
(vii) the cost of janitorial, alarm, security and other services, replacement of wall and floor coverings, ceiling tiles and fixtures in common areas, maintenance and replacement of curbs and walkways, and repair to roofs in Common Areas; (viii) excepting the items that are at Landlord's sole cost under SECTION 7.1, repairs or replacements and other costs incurred in connection with the Project that are capital in nature under generally accepted accounting principles; provided, however, that any such capital expenditure shall be amortized (with interest at a commercially reasonable rate) over its useful life (determined in accordance with Treasury Regulations) and only the annual amortized portion and interest applicable to the respective calendar year shall be included in Operating Expenses; (ix) the amount of any payments, payments in lieu of taxes, or other consideration (in cash or otherwise) that Landlord is required to make in connection with any tax abatement or tax exemption agreements benefiting the Project, including, without limitation, payments pursuant to the TIF Agreement (as defined in SECTION 29.34, below) that are not included in Tax Expenses; and (x) costs, fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, commonwealth, state or local government for fire and police protection, trash removal, community services, or other services which are not duplicative of "Tax Expenses" as that term is defined in SECTION 4.2.3, below.

Notwithstanding anything in this SECTION 4.2.2 to the contrary, for purposes of this Lease, Operating Expenses shall not, however, include the following:

(A) marketing costs, costs of leasing commissions, renovations, attorneys' fees and other costs and expenses incurred in connection with negotiations or disputes with present or prospective tenants or other occupants of the Project;

14

(B) interest, principal, points and fees on debts or amortization on any mortgage or mortgages or any other debt instrument encumbering the Building or the Project;

(C) the original costs of constructing the Building and the Project, or any capital additions (such as additional buildings or connectors) thereto, and the cost of correcting any defect in the original construction of any portion or component of the Building or Project;

(D) expenses to the extent Landlord will be reimbursed by another source (excluding Operating Expense reimbursements by tenants), including without limitation replacement of any items covered by warranties;

(E) costs incurred to benefit (or resulting from) a specific tenant or items and services selectively supplied to any tenant other than Tenant (e.g., excess or separately metered utilities);

(F) expenses for the defense of Landlord's title to the Project;

(G) expenses incurred in the maintenance, repair and replacement of the Building Structure (as defined in SECTION 7.1) and/or the structural portions of other buildings in the Project, including without limitation the foundation, floor/ceiling slabs, roof structure, exterior walls, structural load bearing walls, columns, beams and shafts (including elevator shafts) thereof;

(H) charitable or political contributions;

(I) expenses incurred to comply with governmental laws, ordinances, regulations (including without limitation all environmental laws and the Americans with Disabilities Act of 1990, as amended), court order, decree or judgment in effect prior to the Effective Date (as defined in SECTION 2.1, above), except to the extent any noncompliance results from Tenant's use and occupancy of the Premises and/or the Building;

(J) any expenses incurred in repair, restoration or other work necessitated by fire or other casualty to the extent covered by insurance proceeds;

(K) rent and other charges payable under any ground leases or other underlying leases;

(L) costs associated with maintaining Landlord's existence as a corporation or other legal entity;

(M) All electrical charges included in Tenant's Electricity Cost;

(N) the cost of environmental testing, monitoring, remediation, and compliance performed in, on, and around the Project, other than ordinary environmental monitoring and testing (for purposes of this subsection, "ordinary environmental monitoring and testing" shall include those conditions which arise from the normal use of the Building, for example, items such as air quality monitoring and filtration in the Building, but shall

15

not include monitoring and/or testing for Hazardous Materials brought onto the Project, Building or Premises by Landlord or by any other tenant or occupant (that is, other than Tenant, and any occupants claiming by, through, or under Tenant) of space in the Project other than the Building); provided, however, nothing in this clause (N) shall limit Tenant's liability under SECTION 29.31 for violations of Environmental Law caused by, or contributed to by Tenant;

(O) Costs and expenses in connection with leasehold improvements, alterations and decorations which are made in connection with the preparation of any portion of the Project for occupancy of that portion of the Project by a new or existing tenant or in connection with the development or construction of additional buildings in the Project;

(P) Costs incurred in connection with the making of repairs or replacements which are the obligation of another tenant or occupant of the Project;

(Q) Salaries, wages, benefits and other expenses or employment of officers and executives of Landlord and other employees of Landlord to the extent such other employees are not directly involved in the operation, repair, maintenance and management of the Building and/or the Project; or where such employees devote time to properties other than the Project, the portion properly allocable to such other properties;

(R) Landlord's general overhead and profit paid to partners, subsidiaries or affiliates of Landlord (excluding payment for services provided subject to clause (U) below);

(S) Depreciation;

(T) Costs and expenses related to vacant spaces intended for occupancy by tenants which would not be included in Operating Expenses if the space were occupied;

(U) Payments to subsidiaries or affiliates of Landlord for services rendered to the Building to the extent such amounts exceed competitive costs therefor if not provided by such related parties;

(V) Costs (including without limitation attorneys fees and disbursements) incurred in connection with any judgment, settlement or arbitration award resulting from any tort liability;

(W) any fees, fines and penalties arising from violation by Landlord or Landlord's employees or authorized agents of Applicable Law (as defined in Article 24), including costs of litigation and attorney's fees related thereto;

(X) Costs to acquire or rent sculpture, paintings and other works of art;

(Y) Reserves;

16

(Z) Rental payable by Landlord for items that are needed on a recurring basis and which remain on the Project site when not being used with respect to any improvement or equipment which, if purchased, would be considered to be a capital item, to the extent that such rental exceeds the amortization which could have been included for such item had such item been purchased rather than leased;

(AA) Except for those legal, auditing, consulting and professional fees and other costs incurred in connection with the normal and routine maintenance and operation of the Common Areas of Project, legal, auditing, consulting and professional fees and other costs including, without limitation, those: (i) paid or incurred in connection with financings, refinancings or sales of any Landlord's interest in the Building or the Project, (ii) relating to specific disputes with tenants, and (iii) relating to any special reporting required by securities laws; and

(BB) Increases in insurance premiums caused by the conduct or use of any tenant in the Project in using their premises for other than office purposes.

4.2.3 TAXES.

4.2.3.1 "TAX EXPENSES" shall mean all federal, state, commonwealth, county, or local governmental or municipal taxes, fees, charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments, transit taxes, leasehold taxes or taxes based upon the receipt of rent, measured as if the Project were the only property owned by Landlord, including gross receipts, service tax, value added tax or sales taxes applicable to the receipt of rent or services provided herein, and unless required to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances, furniture and other personal property used in connection with the Project, or any portion thereof), which shall be paid or accrued during any calendar year because of or in connection with the ownership, leasing and operation of the Project, or any portion thereof. Landlord hereby represents that, as of the Effective Date, the only costs included in Tax Expenses are real estate taxes assessed by the City of Marlborough, as affected by the TIF Agreement, as defined in SECTION 29.34. Special and extraordinary assessments and impositions shall only be included in Tax Expenses as if paid by Landlord over the longest period of time permitted by Applicable Laws, in which case all interest and other charges applicable because of the choice of method of payment shall also be included in Tax Expenses. Tax Expenses shall not include any betterments or assessments arising in connection with the development of additional buildings in the Project.

4.2.3.2 Subject to the last sentence of Section 4.2.3.3, Tax Expenses shall include, without limitation: (i) any tax on the rent, right to rent or other income from the Project, or any portion thereof, or as against the business of leasing the Project, or any portion thereof (measured as if the Project were the only property owned by Landlord); (ii) any assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the Rent payable hereunder, including, without limitation, any business or gross income tax or excise tax with respect to the receipt of such rent, or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Building, or any

17

portion thereof (measured as if the Project were the only property owned by Landlord); (iii) any assessment, tax, fee, levy or charge, upon this transaction; (iv) the amount of any payments, payments in lieu of taxes, or other consideration (in cash or otherwise) that Landlord is required to make to any taxing authority in connection with any tax abatement or tax exemption agreements benefiting the Project, including, without limitation, payments pursuant to the TIF Agreement (as defined in SECTION 29.34, below); and (v) if Tenant fails to pay timely Tenant's Share of Tax Expenses as requested by Landlord, any penalties or interest caused by late payment of Tax Expenses by Landlord to the extent they exceed the late charge, if any, paid by Tenant under Article 25 of this Lease with respect to Tenant's late payment of Tenant's Share of Tax Expenses.

4.2.3.3 Any reasonable costs and expenses (including, without limitation, reasonable attorneys' fees) incurred in attempting to protest, reduce or minimize Tax Expenses shall be included in Tax Expenses in the calendar year such expenses are paid. Any refunds of Tax Expenses shall be credited against Tax Expenses for the year in question, and Tenant's Share of any excess applicable to any period within the Lease Term shall be credited against Additional Rent due from Tenant or refunded to Tenant regardless of when received, based on the year to which the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such year exceed the total amount paid by Tenant as Tenant's Share of Tax Expenses under this ARTICLE 4 for such year. If, subject to the last sentence of this Section 4.2.3.3, Tax Expenses for any period during the Lease Term or any extension thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay Landlord within thirty (30) days after receipt of Landlord's written demand Tenant's Share of any such increased Tax Expenses included by Landlord as Tax Expenses pursuant to the TCCs of this Lease. Notwithstanding anything to the contrary contained in this SECTION 4.2.3, there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, corporate excise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and commonwealth/state income taxes, and other taxes to the extent applicable to Landlord's general or net income (as opposed to rents, receipts or income attributable to operations at the Project),
(ii) any items included as Operating Expenses, (iii) any items paid by Tenant under SECTION 4.5 of this Lease, (iv) any increases in Tax Expenses which are not allocable to Tenant pursuant to Section 4.2.3.5, and (v) provided that Tenant has timely paid Tenant's Share of Tax Expenses as requested by Landlord, any penalties or interest caused by late payment of Tax Expenses by Landlord.

4.2.3.4 Landlord shall use commercially reasonable efforts to provide copies of any invoices or other notices from the taxing authorities evidencing the Tax Expenses to Tenant within ten (10) business days after Tenant's request therefor, provided however, Landlord shall have no liability to Tenant based upon Landlord's failure timely to deliver a copy of any such invoice to Tenant.

4.2.3.5 If the Premises or the Building are not assessed as a separate tax parcel, then the allocation of Tax Expenses to the Premises, as applicable, shall be on a pro rata basis, based on rentable square feet in the Premises, compared to the total rentable square feet in the Project, provided, however, if it is determinable from the records of the tax assessor that the assessment for the Project is being increased solely because of improvements to a building other

18

than Building 3 (and not as a general reassessment or increase for the Project as a whole), and such records indicate the amount of increase allocable to each of the buildings in the Project, then Tenant shall have no obligation to pay such increase to the extent it is allocable to a building other than Building 3 or Building 4. If the Premises are assessed as a separate tax parcel, Tenant shall remain liable for a pro rata share of Tax Expenses on the Common Areas of the Project, including, without limitation, Building 4.

4.2.4 Subject to the provisions of SECTION 4.2.3.5, "TENANT'S SHARE" of Operating Expenses and Tax Expenses shall mean the applicable percentage set forth in SECTION 6.1 of the Summary.

4.2.5 "TENANT'S BUILDING SHARE" shall mean the applicable percentage set forth in SECTION 6.2 of the Summary.

4.3 ALLOCATION OF DIRECT EXPENSES. The parties acknowledge that the Building is a part of a multi-building project and that the costs and expenses incurred in connection with the Project (i.e. the Direct Expenses) will be shared between the tenants and occupants of the Building and the tenants and occupants of the other buildings in the Project. Accordingly, as set forth in
SECTION 4.2 above, Direct Expenses shall be determined for the Project as a whole, and Tenant shall be responsible for paying Tenant's Share of the Direct Expenses, provided, however, Landlord in its sole discretion, may, in a reasonable manner, determine and allocate some or all Direct Expenses which are incurred for the benefit of only one building to that building individually, in which case, if said expenses are allocated to the Building, Tenant's Share of such Direct Expenses shall be based on Tenant's Building Share. To the extent the entire Project is not fully occupied, Landlord may adjust (i) the variable components of Operating Expenses for cleaning, janitorial, trash, utilities, HVAC maintenance, and window washing for areas intended for lease and occupancy by tenants which vary based on occupancy, and (ii) the variable components of Operating Expenses for Common Areas, for any calendar year, based on Landlord's reasonable, good faith estimate and reasonable data available to Landlord, to equitably allocate the Direct Expenses for the Project to the tenants; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year attributable to the Project. In no event shall Landlord be entitled to collect from tenants more than 100% of Direct Expenses.

4.4 CALCULATION AND PAYMENT OF ADDITIONAL RENT. Tenant shall pay to Landlord, in the manner set forth in SECTIONS 4.4.1 AND 4.4.2, below, and as Additional Rent, an amount equal to Tenant's Share (as the same may vary from time to time) of Direct Expenses.

4.4.1 STATEMENT OF ACTUAL DIRECT EXPENSES AND PAYMENT BY TENANT. Within one hundred fifty (150) days after the end of each applicable calendar year during the Lease Term, Landlord will deliver to Tenant a statement (the "STATEMENT"), which shall state the Direct Expenses incurred or accrued for such preceding calendar, and which shall indicate the amount of the Tenant's Share thereof. Upon receipt of the Statement for each applicable calendar year, if the amount of Tenant's Share exceeds the estimated amounts paid by Tenant for such year (the amount of such excess, the "EXCESS"), then Tenant shall pay, with its next installment of Base Rent due, the full amount of the Excess for such calendar year. In the event the Statement shows that the amount paid by Tenant under SECTION 4.4.2, below, exceeded

19

Tenant's Share of Direct Expenses for the calendar year in question (the "OVERPAYMENT AMOUNT"), then Landlord shall credit the Overpayment Amount against the next due installments of Additional Rent; provided, however, that with respect to the final year of the Lease Term, Landlord shall pay to Tenant the Overpayment Amount, if any, within thirty (30) days after Tenant's receipt of such Statement. The failure of Landlord to timely furnish the Statement for any calendar year shall not prejudice Landlord or Tenant from enforcing its rights under this ARTICLE 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant's Share of Direct Expenses for the calendar year in which this Lease terminates, if an Excess if present, Tenant shall pay such amount to Landlord within thirty (30) days after Tenant's receipt of such final determination. If Tenant provides a written request to Landlord within one hundred and eighty (180) days after receipt of the Statement provided in this SECTION 4.4.1, Tenant shall be entitled, during reasonable business hours, to review Landlord's books and records on which Landlord has calculated Direct Expenses and shall promptly thereafter provide its written analysis of Direct Expenses and calculation related thereto to Landlord. Notwithstanding the foregoing, if, in performing any such audit, Tenant discovers any errors, Tenant shall have the right to review Landlord's books and records for the two years immediately preceding the year in question solely for the purpose of determining whether such errors were made in such preceding years. If Tenant's review establishes any overpayment by Tenant, Landlord shall either, at Landlord's option, credit such amount to Tenant's next payment of Additional Rent, or refund such amounts within thirty
(30) days after receipt of Tenant's calculations; if Tenant's review discloses any underpayment by Tenant, Tenant shall pay such amounts within thirty (30) days from the time it calculates, or receives the calculation of such amounts. Tenant's audit shall be conducted by either Tenant or a certified public accountant. Tenant's audit may not be conducted by an individual or entity that is retained by Tenant primarily on a contingent fee basis. If, after performing any such audit, it is determined that Landlord has overbilled Tenant by more than 5% for the year in question, Landlord shall reimburse Tenant for its reasonable out-of-pocket costs incurred in performing such audit. The results of the audit shall be kept confidential by Tenant and shall remain a private matter between Landlord and Tenant; provided however, the foregoing shall not prohibit Tenant from disclosing any information: (i) if required by law (including, without limitation, any security laws), (ii) if required by court order, (iii) if required by order of governmental authority, (iv) in connection with any dispute resolution proceeding between Landlord and Tenant, (v) to any subtenant of the Premises who is required to pay the Operating Expenses which were subject to such audit, or (vi) to its attorneys, accountants or auditors. Any dispute between Landlord and Tenant concerning any item of Direct Expenses shall not relieve Tenant of liability for payment of all other Excess amounts of Direct Expenses. The provisions of this SECTION 4.4.1 shall survive the expiration or earlier termination of the Lease Term.

4.4.2 STATEMENT OF ESTIMATED DIRECT EXPENSES. Landlord shall have the right to deliver from time to time (but not more than two times with respect to any calendar year) an expense estimate statement (the "ESTIMATE STATEMENT") which shall set forth Landlord's reasonable estimate (the "ESTIMATE") of what the total amount of Direct Expenses for the current or upcoming calendar year shall be and Tenant's Share thereof. The failure of Landlord to furnish an Estimate Statement for any calendar year shall not preclude Landlord from enforcing its rights to collect Tenant's Share of Direct Expenses under this ARTICLE 4, nor shall Landlord be prohibited from revising any Estimate Statement theretofore delivered to the extent necessary; provided however, that Landlord shall have no right to bill Tenant on account of Direct Expenses

20

incurred in any calendar year later than the date that is two years after the end of such calendar year. Upon receipt of any Estimate Statement, Tenant shall pay, with its next installment of Base Rent due, one-twelfth of Tenant's Share of the Direct Expenses for the then current calendar year indicated on the Estimate Statement. Until a new Estimate Statement is furnished (which, subject to the provisions of this SECTION 4.4.2, Landlord shall have the right to deliver to Tenant at any time), Tenant shall continue to pay monthly, with the monthly Base Rent installments, the monthly amount set forth in any previous Estimate Statement delivered by Landlord to Tenant.

4.5 TAXES AND OTHER CHARGES FOR WHICH TENANT IS DIRECTLY RESPONSIBLE.

4.5.1 Tenant shall be liable for and shall pay before delinquency taxes levied against Tenant's equipment, furniture, fixtures and any other personal property located in or about the Premises (including without limitation taxes levied against the Furniture, if any). If any such taxes on Tenant's equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord's property or if the assessed value of Landlord's property is increased by the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays any properly assessed taxes based upon such increased assessment, which Landlord shall have the right to do if the same are past due upon fifteen
(15) business days prior written notice to Tenant, including reasonably satisfactory backup documentation evidencing such expenses, Tenant shall upon thirty (30) days notice to Tenant repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such increase in the assessment, as the case may be.

4.5.2 If, based upon the records of the tax assessing authority, the Alterations in the Building, whether installed and/or paid for by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which tenant improvements conforming to Landlord's standard tenant improvements in other space in the Project leased to or offered to lease to other tenants, which improvements are substantially similar to those in the Building as of the Lease Commencement Date (the "BUILDING STANDARD"), are assessed (as reasonably determined by Landlord), then the Tax Expenses levied against Landlord or the property by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of Tenant and shall be governed by the provisions of SECTION 4.5.1, above. Similarly, if, based upon the records of the tax assessing authority, alterations made after November 26, 2002 in other spaces within the Project leased to tenants other than Tenant, whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which tenant improvements conforming to Building Standard are assessed (as reasonably determined by Landlord), then the Tax Expenses levied against Landlord or the property by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of such other tenants and shall not be included in Tax Expenses for purposes of calculating Tenant's Share of Tax Expenses.

4.6 INTENTIONALLY OMITTED.

4.7 TENANT'S WATER COST AND ELECTRICITY COST. Tenant shall be responsible for all water usage in the Building and shall cause the water meter for the Building to be placed in Tenant's name on or before January 1, 2004, and Tenant shall pay all charges for water directly

21

to the supplier and/or the local distribution company. For any period that water usage is not directly metered to Tenant as set forth above, Landlord shall have the right to charge Tenant for Tenant's water use as reflected by the meter(s) now in the Building, or added by Landlord or Tenant to the Building. Each floor within the Building has two electric panels. Tenant shall be responsible for electrical costs for the third floor of Building 3 commencing on the Rent Commencement Date for Space A. Tenant shall be responsible for the electrical costs for the balance of the Building on a floor by floor basis beginning on the earlier of January 1, 2004 or the date that Tenant commences construction of any tenant improvements or other Alterations on each such floor. On or before January 1, 2004, Tenant shall cause both electric meters for the Building to be placed in Tenant's name and thereafter, Tenant shall pay all charges for electricity directly to the supplier and/or the local distribution company. For any period that electrical usage is not directly metered to Tenant as set forth above, Landlord shall have the right to charge Tenant for Tenant's electrical use as reflected by the meters and submeters now in the Building, or added by Landlord or Tenant to the Building.

4.8 TENANT'S RIGHT TO CONTRACT DIRECTLY FOR CERTAIN DIRECT EXPENSES. Notwithstanding the foregoing, Tenant shall have the right to contract for, and pay directly, certain operating costs for the Premises, including janitorial, trash removal, window washing and HVAC maintenance for the Premises (the "Direct Services"), upon written notice given to Landlord on or before September 1, with respect to the following calendar year. Any such election shall continue in effect unless Tenant gives written notice to Landlord prior to September 1 that Landlord should assume responsibility for providing such services for the following calendar year. Notwithstanding the foregoing, the parties agree that Tenant has elected to contract for and pay directly for all janitorial services for the Premises through and including December 31, 2004 (Tenant will be deemed to have elected to continue to provide janitorial services for the Premises unless Tenant gives Landlord written notice prior to September 1, 2004 that Tenant wants Landlord to assume responsibility for providing janitorial services for calendar year 2005). In the event that Tenant exercises such election, notwithstanding anything to the contrary contained in this Lease, Landlord shall have no obligation to furnish such services to Tenant, and the corresponding costs for Building 1, Building 2, and any other tenanted building in the Project (other than Building 4) shall not be included in the calculation of Operating Expenses for Building 3.

4.8.1 COMPLAINT NOTICE. If Tenant has not elected the option set forth in Section 4.8 within the time limit set forth therein, but is, in good faith, reasonably dissatisfied with the quality of any Direct Services provided by Landlord, Tenant may give written notice of such dissatisfaction ("Complaint Notice"), stating its specific complaints, that such complaints are being made pursuant to this SECTION 4.8.1, and what changes would make the quality of such Direct Services acceptable to Tenant, and if Landlord fails to cause such services to meet Tenant's satisfaction within thirty (30) days after the receipt of the Complaint Notice, then, upon an additional thirty (30) days advance written notice to Landlord, given within sixty (60) days after the Complaint Notice, Tenant may elect to contract directly for the Direct Services for the Premises identified in the Complaint Notice (notwithstanding that such election was not made within the time limit set forth in SECTION 4.8).

4.8.2 HVAC. If Tenant elects to contract for HVAC maintenance, Tenant shall, at Tenant's sole cost and expense, and using vendor(s) reasonably acceptable to Landlord,

22

maintain a contract (the "Maintenance Contract") providing for inspection of the HVAC system at least four times per year, and including without limitation periodic changing of any and all filters, changing of belts, lubricating of equipment and maintenance of operating levels of freon in accordance with manufacturers specifications. Tenant shall deliver a copy of the Maintenance Contract to Landlord annually. Tenant shall also, at its sole cost and expense, pay for all repairs and replacements to the HVAC system not covered by the Maintenance Contract. If Tenant fails to maintain the Maintenance Contract or to perform repairs or maintenance required pursuant to this Lease, and if Tenant fails to cure such failure within the period ("Cure Period") which is ten (10) days after written notice from Landlord (provided however, that the Cure Period shall be such longer period as Tenant may reasonably require to cure such failure so long as Tenant commences to cure such failure within such ten (10) day period and diligently prosecutes such cure to completion), Landlord is not obligated to but may, at its sole option, obtain such Maintenance Contract and/or make such repairs and perform such maintenance to the HVAC system as Landlord, in its bona fide business judgment, determines to be necessary, in which event the Tenant shall repay the reasonable cost thereof to Landlord within thirty (30) days after demand. Further, if Tenant fails to perform any of the foregoing services within the Cure Period, Landlord shall have the right if Tenant fails to perform any of the foregoing services (in order to insure uniform cleaning, maintenance of the HVAC system, preservation of the Project and systematic and orderly refuse disposal) at its option to provide said services for a reasonable fee to be paid by Tenant as Additional Rent. If Tenant incurs any expenses to replace portions of the HVAC system during the two years prior to the Lease Expiration Date (as extended in the event that Tenant exercises one or more Options to Extend), provided that Tenant gives Landlord written notice of the nature, date and cost of such replacements prior to completing said replacements, then the cost of such replacements shall be amortized over the period determined by Landlord in conformity with generally accepted accounting principles or income tax accounting principles pursuant to Internal Revenue Code and upon expiration of the term of the Lease, provided that Tenant or any Affiliate of Tenant or transferee pursuant to a Permitted Transfer does not acquire title to the Premises on or within thirty days after the Lease Expiration Date, Landlord shall reimburse Tenant for the unamortized cost of such replacements, minus any sums owed by Tenant to Landlord, within thirty days after the Lease Expiration Date.

4.9 TENANT'S ADDITIONAL AIR CONDITIONING COST. Notwithstanding anything to the contrary contained in this Lease, Tenant acknowledges that in order to provide HVAC to various Portions of the Premises that do not constitute full floors, as the HVAC system is currently designed, Landlord may be required to supply HVAC to other portions of the floor by, INTER ALIA, running the second of the two rooftop units that service that floor (rather than just the one roof top unit that would be required if Tenant's space were demised and air conditioning ductwork reconfigured in connection with such demising). During the portion of the Lease Term prior to January 1, 2004, Tenant agrees that Landlord shall have the right to submeter the roof top units, and that Tenant shall pay to Landlord as Additional Rent, the cost of operating all roof top units required to be run to provide HVAC to space occupied by Tenant, as reasonably estimated by Landlord (if Landlord does not submeter said rooftop unit), or on the basis of such meter readings (if Landlord does submeter said rooftop units).

23

ARTICLE 5

USE OF PREMISES

5.1 PERMITTED USE. Tenant shall be permitted to use the Premises for any lawful use other than a Prohibited Use (as defined in SECTION 5.2, below), subject to applicable laws and Tenant's obtaining all approvals required by law. Tenant covenants that it shall not use the Premises in any manner that will constitute an unreasonable annoyance to any occupant of the Project, or a nuisance, or that will injure the reputation of the Project or any part thereof, or in any manner that will knowingly violate, suspend, void or make inoperative, any policy or policies of insurance of any kind whatsoever at any time carried on any property, buildings or improvements in the Project or any part thereof, including the Premises. Landlord agrees that Tenant's Initial Use, as hereinafter defined, is not in violation of the foregoing sentence. Tenant's Initial Use is defined as: general office use, administrative use, customer training, biology lab, research and development, as currently conducted by Tenant in its facility in Boxborough, Massachusetts. If any future use of the Premises by Tenant conflicts with Landlord's insurance, as aforesaid, then Landlord shall use reasonable efforts to obtain insurance which will enable Tenant to use the Premises for such use. In addition, Tenant will not use the Premises in any manner which will cause an increase or increases of premiums on insurance carried by Landlord on the Premises, unless Tenant pays such increase. Landlord agrees that Tenant's Initial Use, in and of itself, will not cause an increase in Landlord's insurance premiums. Tenant shall not exceed the acceptable floor loading (based on design load of 100 pounds per square foot of live load within the Building) and weight distribution requirements unless Tenant, at the sole cost and expense of Tenant, makes any necessary Alterations (which Alterations shall be subject to the TCCs of Articles 8 and 9 of this Lease).

5.1.1 USE OF THE ROOF. Notwithstanding anything to the contrary contained in this Lease, Tenant's access to and use of the roof of the Building shall be subject to the provisions of ARTICLE 30.

5.1.2 TENANT'S ACCESS. Landlord agrees that, subject to Landlord's reasonable security requirements and causes beyond Landlord's reasonable control, subject to the provisions of Section 30.1.2, Tenant and its employees and visitors shall have access to the Premises twenty-four hours per day, seven days per week throughout the Term of this Lease.

5.2 PROHIBITED USES. So long as Tenant occupies all or a portion of Building 3, the following uses will be prohibited in Building 1, Building 2 and Building 3 unless consented to in writing by Landlord and Tenant: (i) offices of any agency or bureau of the United States or any commonwealth or state or political subdivision thereof that may utilize additional parking in excess of the typical number of visitor spaces in Comparable Buildings or parking in excess of the tenant's pro rata share of parking to accommodate public visitors, or is principally a law enforcement agency; (ii) offices or agencies of any foreign governmental or political subdivision thereof; (iii) offices of any health care professionals or service organization that may utilize additional parking in excess of the typical number of visitor spaces in Comparable Buildings or parking in excess of the tenant's pro rata share to accommodate public visitors; (iv) schools or other training facilities which are not ancillary to corporate, executive or professional office use; (v) retail, restaurant or bar uses; (vi) telemarketing or call center that would require additional

24

parking in excess of the parking allocated to such space ; (vii) collection agency; (viii) offices for an employment agency; (ix) a warehouse, other than for storage incidental to a business operation conducted on the same premises,
(x) music hall, cinema, theatre, auditorium, or other similar place of public entertainment or general assembly; (xi) health/exercise spa or club or sporting event or other sports facility; (xii) any assembly or manufacturing operation which creates excessive noise or vibration; (xiii) a factory; (xiv) an off-track betting club or facility, (xv) a church or other house of worship, (xvi) the storage of explosives, or (xvii) a funeral parlor. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person or persons to use, the Premises or any part thereof for any use or purpose which is contrary to the provisions of this Lease, or which is in violation of the laws of the United States of America, the Commonwealth of Massachusetts, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having jurisdiction over the Project including, without limitation, any such laws, ordinances, regulations or requirements relating to Hazardous Materials as defined in Subsection 29.31.1 below.

5.3 ELECTRONIC EQUIPMENT. If Tenant installs or operates any Electronic Equipment, as hereinafter defined, which emanates electrical waves which interfere with or impair the operation of the Electronic Equipment of other occupants of the Project, then Tenant shall cooperate with Landlord, Landlord shall use reasonable efforts to cause the Existing Tenants, as hereinafter defined, to cooperate with Tenant, and Landlord shall use reasonable efforts to cause any New Tenants, as hereinafter defined, to cooperate with Tenant, so that any such interference can be eliminated. Tenant acknowledges and agrees, however, that the rights (as such rights exist on the Effective Date of this Lease) of any Existing Tenants to operate Electronic Equipment in the Project are superior to Tenant's right to operate Electronic Equipment in the Project. "Electronic Equipment" shall be defined as: (a) radio receivers or transmitters, TV receivers or transmitters, antennas, or similar devices, and
(b) antennas, aerials, wires and other electronic devices, whether located inside or outside any building within the Project. "Existing Tenants" shall be defined as any tenant of the Project whose lease is in force and effect as of the Effective Date of this Lease. "New Tenants" shall be defined as any tenant of the Project whose lease first becomes in force and effect after the Effective Date of this Lease.

5.4 CC&RS. Tenant acknowledges that the Project, but not the Building, may be subject to future covenants, conditions, and restrictions (the "CC&RS"), to the extent that Landlord, in its reasonable discretion, deems reasonably necessary or appropriate, and Tenant agrees that this Lease shall be subject and subordinate to such CC&Rs to the extent they apply to the Building or the Common Areas; provided, however, that this Lease shall only be subordinate to any future CC&Rs if such CC&Rs do not materially interfere with Tenant's use and occupancy of the Premises and, subject to the terms and conditions of this Lease, the Common Areas. In the event of any conflict with any future CC&R and the provisions of this Lease, the provisions of this Lease shall control.

5.5 CONDITION OF PREMISES. Except as expressly set forth in this Lease, Tenant has accepted, or shall accept the Premises and the Building in their "AS IS" condition (including, but not limited to HVAC (as hereinafter defined), mechanical, electrical, plumbing, sewer and other Building systems, and the exterior walls, roof, parking area, landscaping and walkways) as of the Effective Date. To Landlord's knowledge, as of the Effective Date, all electrical, plumbing, sewer, HVAC and other Building Systems servicing the Building and exterior walls are in good

25

operating condition. In the event that any electrical, plumbing, sewer, HVAC or other Building Systems servicing the Building are not in good operating condition as of the Effective Date, provided that Tenant has not performed any Alterations to such Building Systems and Tenant gives Landlord written notice of the nature of the problem promptly after Tenant becomes aware of such condition and, in any event, prior to the earlier of: (i) Tenant's commencing any changes, alterations or construction in the Building, or (ii) thirty (30) days after the Effective Date, time being of the essence, Landlord shall cause such systems to be placed into good operating condition. Other than as expressly set forth in this Lease, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the Premises or the Building or with respect to the present or future suitability of any part of the Premises or the Building for the conduct of Tenant's business or the uses proposed by Tenant. Tenant hereby accepts the Premises, the Building, and all improvements thereon, in their existing condition, subject to all applicable zoning, municipal, county and state (commonwealth) laws, ordinances and regulations governing and regulating the use of the Premises and/or the Building, and any covenants or restrictions of record, and accepts this Lease subject to all of the foregoing and to all matters disclosed in this Lease. Except as expressly set forth in this Lease, Landlord shall be not be responsible for any latent or other defect or change of condition in the Premises or the Building or the Project whether or not such condition materially or adversely affects Tenant's use and occupancy thereof, and the Rent hereunder shall in no case be withheld or diminished because of any such latent or other defect, any change in the condition thereof or the existence with respect thereto of any violations of Applicable Laws. Notwithstanding the foregoing: (i) Landlord hereby represents to Tenant, based solely on the title policy issued to Landlord by First American Title Insurance Company that to Landlord's knowledge, there are no matters of record, affecting the Premises or the Project which would materially adversely affect Tenant's right to use the Premises as general business offices, and (ii) Landlord is not subject to any agreement with any tenant of the Project which would materially adversely affect Tenant's right to use the Premises for Tenant's Initial Use, as defined in SECTION 5.1.

5.6 DEMISING PLAN. Space A and the balance of the Building are shown on the space plan attached hereto as EXHIBIT A and hereby made a part hereof. Tenant shall pay all costs associated with the installation of Tenant's network and other cabling, telecommunications infrastructure, and all of its moving costs incurred in connection with Tenant's occupancy of the Premises.

5.7 RULES AND REGULATIONS. Tenant shall comply with Landlord's reasonable rules and regulations respecting the management, care, use and safety of the Project, including without limitation, parking areas, landscaped areas, walkways, elevators, loading docks, hallways and other Common Areas and facilities of the Project provided for the common use and convenience of tenants. Such rules and regulations are attached hereto as EXHIBIT D and may be amended from time to time at Landlord's reasonable discretion, upon reasonable prior written notice to Tenant (as amended from time to time, the "RULES AND REGULATIONS"). Landlord agrees that any future Rules and Regulations shall be reasonable and non-discriminatory in effect, and that any enforcement of all Rules and Regulations shall be done in a reasonable, uniform and non-discriminatory manner. In the event of any conflict between any Rules and Regulations and the provisions of the Lease, the provisions of the Lease shall control. Notwithstanding the foregoing, Landlord shall not have the right to impose additional Rules and Regulations concerning Tenant's use of the Building.

26

ARTICLE 6

SERVICES AND UTILITIES

6.1 STANDARD TENANT SERVICES. Landlord shall maintain and operate the Building in a manner consistent with other Comparable Buildings (as defined below), and provide ingress and egress control services to the Building in a first-class manner consistent with Comparable Buildings, shall keep the Building Structure and Building Systems in first-class condition and repair consistent with Comparable Buildings. (As used in this Lease, the term "COMPARABLE BUILDINGS" means Class A office buildings which are comparable to the Building in terms of age, quality of construction, level of service and amenities, size and appearance and located in Southborough, Northborough, Marlborough and Westborough, Massachusetts.) During the Lease Term, Landlord shall provide the following utilities and services, and the cost thereof shall be included in Operating Expenses:

6.1.1 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the Common Areas within the Building, subject to Tenant's obligation to pay all charges for water usage in the Building.

6.1.2 Unless Tenant has elected to provide such services pursuant to SECTION 4.8, above, Landlord shall provide janitorial services to Space A and any other Space within which Tenant has commenced business operations, such services to be performed on weekdays during the Lease Term, excluding the dates of observation of the Holidays.

6.1.3 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service for all elevators in the Building and, subject to closures for routine maintenance or repair, shall have one (1) elevator available at all other times to provide service to the Premises; 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.

6.1.4 Landlord shall provide for electricity to be provided to the two meters now located in the Building, as currently provided by National Grid and/or Constellation NewEnergy, Inc., subject to Tenant's obligation to pay Tenant's Electricity Charge. Tenant agrees and acknowledges that it shall be bound by the provisions of the existing contract with Constellation NewEnergy, Inc. with respect to the Project, and Tenant shall not have the right to select its own service provider.

6.1.5 Unless Tenant has elected to provide such services pursuant to SECTION 4.8, above, Landlord shall provide window washing of the exterior and interior of all exterior windows, with frequency as reasonably determined by Landlord.

6.1.6 Unless Tenant has elected to provide such services pursuant to SECTION 4.8, above, Landlord shall provide disposal of garbage, trash and refuse from the office areas of Space A and any other Space within which Tenant has commenced business operations, (other than and excluding Tenant's laboratories, if any) and from the Property, excluding the disposal of Hazardous Materials (as defined in SECTION 29.31) and other hazardous or medical wastes or

27

substances used, stored or generated by Tenant or in connection with Tenant's use of the Premises, which materials shall be disposed of in accordance with all Applicable Laws by Tenant at Tenant's sole cost and expense, and excluding the disposal of any construction debris or materials used by Tenant in the construction of tenant improvements or other Alterations. The services to be performed by Landlord under this SECTION 6.1.6 shall be performed only on weekdays during the Lease Term, excluding the dates of observation of the Holidays.

6.1.7 Landlord shall provide for the clearance and removal of snow and ice from the parking areas, driveways and walkways of the Property.

6.1.8 Landlord shall provide a security guard to patrol the Project between the hours of 6 p.m. and 8 a.m., Monday through Thursday, excluding Holidays, and, if requested by Tenant, Landlord shall provide a security guard to patrol the Project during the months of October through March, between the hours of 6 a.m. and 8 a.m. on Mondays and between the hours of 6
p.m. and 8 p.m. on Fridays, excluding Holidays.

For the purposes of this Lease the term "HOLIDAY" shall mean and refer to New Year's Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans' Day, Thanksgiving Day, day after Thanksgiving Day and Christmas Day.

6.2 REQUIREMENTS OF TENANT. At all times during the Lease Term, Tenant shall take all reasonable steps to ensure the proper functioning and protection of the Building HVAC, electrical, mechanical and plumbing systems. Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, any electrical equipment which does not bear the U/L (Underwriters Laboratories) seal of approval, or which would overload the electrical system or any part thereof beyond its capacity for proper, efficient and safe operation, taking into consideration the overall electrical system and the present and future requirements therefor in the Building. Tenant shall not operate personal electronic devices for individual use such as coffeepots, toasters, and/or space heaters, without Landlord's prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed.

6.3 INTERRUPTION OF USE. Except as expressly provided herein, Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Building or Project after reasonable effort to do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant's use and possession of the Premises or the Building or relieve Tenant from paying Rent with respect to the Premises or performing any of its obligations under this Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant's business, including, without limitation, loss of profits, however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this ARTICLE 6.

28

6.4 TENANT'S RIGHTS IN THE EVENT OF UNTENANTABILITY CAUSED BY LANDLORD FAULT.

Notwithstanding anything to the contrary in this Lease contained:

6.4.1 If, as the result of Landlord Fault (as defined in
SECTION 6.4.3, below), the Premises, or a material portion thereof, are rendered untenantable such that Tenant is unable to operate its business in the Premises for a period of more than ten (10) consecutive days after Tenant gives Landlord written notice of such condition and of Tenant's allegations that such condition renders the Premises, or a material portion thereof, untenantable, and that Landlord's failure to cure such conditions within said ten (10) day period shall constitute "Landlord Fault" under SECTION 6.4 of this Lease, then Tenant's obligation to pay Base Rent due under the Lease shall be equitably abated during the period commencing as of the fifth day after the date that Landlord receives such written notice (or, if earlier, on the date for which Landlord is entitled, by reason of such condition, to receive rent interruption insurance proceeds; provided that if Landlord does not actually receive insurance proceeds with respect to any period of time (the "Early Period") prior to the tenth (10th) day after Landlord's receipt of such notice, Tenant shall have no right to an abatement of rent with respect to the Early Period, the parties hereby acknowledging and agreeing, however, that they intend that Landlord's rent interruption insurance shall cover the Early Period if the cause of such untenantability is a casualty or other event covered by property insurance which Landlord is required to carry pursuant to Section 10.6, and Landlord shall use reasonable efforts to recover such insurance proceeds) and ending as of the date that such condition is cured or the Premises become tenantable. The ten day notice period under this SECTION 6.4.1 shall run concurrently with the notice periods set forth in SECTION 6.4.3.

6.4.2 If, as the result of Landlord Fault, the Premises, or a material portion thereof, are rendered untenantable such that Tenant is unable to operate its business in the Premises for a period of more than ninety (90) consecutive days after Tenant gives Landlord written notice of such condition, then Tenant shall have the right, to be exercised upon written notice to Landlord, to terminate this Lease, unless Landlord cures such condition within ten days after receipt of such notice from Tenant. The ninety (90) day notice period under this SECTION 6.4.2 shall run concurrently with the notice periods set forth in SECTION 6.4.3

6.4.3 "LANDLORD FAULT" shall be defined as (x) Landlord's failure to perform any maintenance, repairs or other services which Landlord is required to provide pursuant to the provisions of this Lease within ten (10) days after written notice from Tenant of the maintenance, repairs or other services which are required, or (y) Landlord's breach of any other obligation of Landlord under this Lease and Landlord's failure to cure such breach within ten
(10) days after written notice from Tenant of the nature of such breach.

6.4.4 The provisions of this SECTION 6.4 shall not apply in the event of untenantability arising from fire, other casualty or taking (see Articles 11 and 13).

29

ARTICLE 7

REPAIRS

7.1 LANDLORD'S OBLIGATIONS. Except as otherwise provided in this Lease, Landlord shall maintain, repair and replace as necessary the structural portions of the Building, including the foundation, floor/ceiling slabs, roof membrane, roof structure, exterior walls, exterior windows, columns, beams and shafts (including elevator shafts) (collectively, "BUILDING STRUCTURE") at its sole cost and expense. Except as otherwise provided in this Lease, Landlord shall also maintain, repair and replace as necessary the parking areas, sidewalks and access roads (including snow and ice removal), landscaping, fountains, water falls, exterior Project signage (excluding signage installed by Tenant), exterior glass and mullions, stairs and stairwells, elevator cabs and equipment, plazas, art work and sculptures in Common Areas (other than and excluding any artwork or sculptures included on the Inventory List attached hereto as EXHIBIT C), men's and women's washrooms now existing in the Building, Building mechanical, electrical and telephone closets, and all other common and public areas and the existing Building security, mechanical, electrical, life safety, plumbing, sprinkler systems and HVAC systems (collectively, the "BUILDING SYSTEMS") and all other Common Areas within the Project, and the costs thereof shall, subject to the provisions of SECTION 4.2.2, be included in Operating Expenses. Landlord shall undertake reasonable efforts to perform all maintenance, repairs and replacements pursuant to this SECTION 7.1 promptly after Landlord learns of the need for such maintenance, repairs and replacements, but in any event within thirty (30) days after Tenant provides written notice to Landlord of the need for such maintenance, repairs and replacements or if such work cannot be completed within thirty (30) days despite Landlord's commercially reasonable efforts, as promptly as possible under the circumstances; provided, however, that in cases of emergency (i.e., circumstances which, if not addressed promptly, could result in material damage to persons and property), Landlord shall perform any maintenance, repairs and replacements as soon as reasonably practicable after it learns of the need for such maintenance, repairs and replacements. The provisions of the immediately preceding sentence shall not extend or delay Tenant's rights under SECTION 6.4.

7.1.1 HVAC SYSTEM. Landlord warrants that the HVAC system for the Building shall be in good operating condition on the Effective Date. In the event that the HVAC system servicing the Building is not in good operating condition on the Effective Date, provided that Tenant has not performed any Alterations to the HVAC system and Tenant gives Landlord written notice of the nature of the problem promptly after Tenant becomes aware of such condition and, in any event, prior to the earlier of: (i) Tenant's commencing any changes, alterations or construction in the Building, or (ii) thirty (30) days after the Effective Date, time being of the essence, Landlord shall cause the HVAC systems to be placed into good operating condition within thirty days thereafter.

7.2 TENANT'S OBLIGATIONS. Tenant shall maintain the Premises and the fixtures and appurtenances therein (other than those portions of the Premises the maintenance of which are Landlord's responsibility in accordance with the provisions of the Lease) in as good repair as exists on the Effective Date, at all times, normal wear and tear, damage by fire or other casualty or eminent domain, and damage caused by Landlord Fault excepted. Tenant shall reimburse Landlord for all direct costs and expenses of repairing and replacing all damage or injury to the

30

Premises and the Building and to fixtures and equipment caused by Tenant or its employees, agents, licensees, subtenants, or contractors, or as the result of all or any of them moving in or out of the Building or by installation or removal of furniture, fixtures or other property. Such costs and expenses shall be collectible as Additional Rent and paid by Tenant within thirty (30) days after rendition of a bill therefor. Notwithstanding anything in this Lease to the contrary, but subject to SECTION 10.5, Tenant shall be required to reimburse Landlord for the cost of repairing any damage to the Building Structure and/or the Building Systems to the extent caused due to the negligence or willful misconduct of Tenant or Tenant's agents, employees or contractors. Tenant shall, at Tenant's own expense, pursuant to the TCCs of this Lease, including without limitation ARTICLE 8 hereof, maintain all Alterations, Furniture and other personal property of Tenant within the Building in good order, repair and condition at all times during the Lease Term, subject to reasonable wear and tear, and damage by fire or other casualty, or eminent domain, and subject to damage caused by Landlord Fault. Except as expressly set forth in this Lease, Tenant hereby waives any and all rights to terminate this Lease, complete repairs, and off-set the rent as may be provided under the laws of the Commonwealth of Massachusetts, now or hereafter in effect.

ARTICLE 8

ADDITIONS AND ALTERATIONS

8.1 LANDLORD'S CONSENT TO ALTERATIONS. Tenant may not make any improvements, alterations, additions or changes to the Premises or the Building or any mechanical, plumbing or HVAC facilities or systems pertaining to the Premises or the Building which affect the Building Structure, Building Systems or exterior appearance of the Building (collectively, the "ALTERATIONS") without first procuring the prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant not less than ten business (10) days prior to the commencement thereof, and which consent shall not be unreasonably withheld, conditioned or delayed by Landlord, provided it shall be deemed reasonable for Landlord to withhold its consent to any Alteration which adversely affects the Building Structure, Building Systems or exterior appearance of the Building, unless Tenant implements such reasonable conditions as Landlord may require to eliminate, or mitigate, to Landlord's reasonable satisfaction, such adverse affect. Notwithstanding the foregoing sentence, Landlord's consent shall not be required for decorative changes to the Premises, which do not affect the Building Structure, Building Systems or exterior appearance of the Building. Tenant shall use Landlord's mechanical, electrical and plumbing engineer(s) for all mechanical, electrical and plumbing design(s) for the Building, provided that the cost of the services provided by such engineer(s) is competitive. Notwithstanding anything to the contrary, Landlord's "consent" to any Alterations shall only constitute permission for Tenant to proceed with the requested work, and shall not be deemed to constitute a representation or agreement on the part of Landlord that it has reviewed the plans and/or specifications for any such Alterations or approved the methods by which Tenant proposes to construct or install such work. No additional locks shall be placed upon any doors, windows or transoms in or to the Premises or the Building, nor shall Tenant change existing locks or the mechanism thereof, without Landlord's consent, which consent shall be given if Tenant provides to Landlord keys and/or access cards for use only in emergency situations threatening injury to persons and damage to property. Notwithstanding anything to the contrary, no awnings or other projections shall be attached to the outside walls (building perimeter) of the

31

Building without Landlord's written consent, which consent may be withheld in Landlord's sole discretion.

8.2 MANNER OF CONSTRUCTION. Tenant shall utilize only competent contractors, subcontractors, materials, mechanics and materialmen reasonably approved by Landlord for the construction of any Alterations, which approval shall not be unreasonably withheld, conditioned or delayed; provided, however, that Landlord's approval of such contractors, subcontractors, mechanics and materialmen shall not be required or, alternatively, Tenant shall be entitled to use its employees to make Alterations which do not affect the Building Systems or the Building Structure (as such terms are defined in SECTION 7.1, above) so long as Tenant complies with all other provisions of this ARTICLE 8. Upon Landlord's request (unless Landlord waived, at the time of Landlord's consent for any Alterations pursuant to the provisions of SECTION 8.5, below, its right to make such request), Tenant shall, at Tenant's expense, remove such Alterations upon the expiration or any early termination of the Lease Term; provided however, that Tenant shall not be required to remove Alterations which are Building Standard, as defined in SECTION 4.5.2. Tenant shall construct such Alterations and perform such repairs in a good and workmanlike manner, in conformance with any and all applicable federal, commonwealth, county or municipal laws, rules and regulations and pursuant to a valid building permit, issued by the City of Marlborough, and in conformance with Landlord's construction requirements attached hereto as EXHIBIT L. In the event Tenant performs any Alterations in the Building which require or give rise to governmentally required changes to the Base Building (as defined below), Landlord's written consent shall be required, and it shall be deemed reasonable for Landlord to condition its consent on such changes to the Base Building being performed at the sole cost and expenses of Tenant, and by a contractor reasonably acceptable to Landlord. The "BASE BUILDING" shall include the Building Structure, and the public restrooms and the systems and equipment located in the internal core of the Building. In performing the work of any such Alterations, Tenant shall have the work performed in such manner so as not to obstruct access to the Project or any portion thereof, by any other tenant of the Project, and so as not to obstruct the business of Landlord or other tenants in the Project.

Tenant shall not use (and promptly after notice from Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that, in Landlord's reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services in or about the Building or the Common Areas. Tenant shall not take any action which would violate Landlord's labor contracts affecting the Project or which would cause any work stoppage, picketing, labor disruption or dispute, or any interference with the business of Landlord or any other tenant or occupant of the Project or with the rights and privileges of any person lawfully in the Project; if there is any problem involving Tenant and other tenants, at Tenant's request, Landlord will assist Tenant in resolving such issue, at no cost or expense to Landlord.

In addition to Tenant's obligations under ARTICLE 9 of this Lease, upon completion of any Alterations which affect the Building Systems and/or Building Structures, Tenant agrees to cause such notices as may be necessary to evidence completion of any work undertaken by Tenant to be recorded in the office of the Recorder of the County of Middlesex in accordance with the laws of the Commonwealth of Massachusetts or any successor statute, and Tenant shall deliver to Landlord or Landlord's property manager a copy of the "as built" drawings of the Alterations

32

(Landlord agreeing that a copy of the drawings for such work that were submitted to Landlord for its consent, which is marked-up by the Tenant's contractor to show field changes, shall satisfy the requirement to deliver "as built" drawings) as well as all permits, approvals and other documents issued by any governmental agency in connection with the Alterations.

8.3 PAYMENT FOR IMPROVEMENTS. If payment is made directly to contractors, Tenant shall comply with all Applicable Laws relating to final lien releases and waivers in connection with Tenant's payment for work to contractors. Whether or not Tenant orders any work directly from Landlord, Tenant shall reimburse Landlord for Landlord's reasonable out-of-pocket costs and expenses reasonably incurred in connection with Landlord's review of any plans for Alterations submitted to Landlord on or after December 31, 2004.

8.4 CONSTRUCTION INSURANCE. In addition to the requirements of ARTICLE 10 of this Lease, in the event that Tenant makes any Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant carries "BUILDER'S ALL RISK" insurance in an amount reasonably related to the value of such Alterations, it being understood and agreed that all of such Alterations (other than Building Standard Alterations, which shall be insured by Landlord as part of the property insurance for the Building) shall be insured by Tenant pursuant to ARTICLE 10 of this Lease immediately upon completion thereof.

8.5 LANDLORD'S PROPERTY. All Alterations (except Building Standard Alterations), improvements, fixtures, equipment and/or appurtenances other than Tenant's trade fixtures and equipment which may be installed or placed in or about the Premises and/or the Building, from time to time, shall be and become the property of Landlord upon the expiration or earlier termination of this Lease, subject to the requirements of SECTION 8.2 and Landlord's right to require Tenant to remove such items as provided in this SECTION 8.5. Building Standard Alterations shall be and become the property of Landlord upon installation. Upon the expiration or within ten (10) days after the earlier termination of this Lease and vacation of the Premises by Tenant, Tenant may remove any equipment or fixtures installed by Tenant other than Building Standard Alterations, provided Tenant repairs any damage to the Premises and Building caused by such removal and returns the affected portion of the Building to the condition in which they were delivered to Tenant. Furthermore, subject to the provisions of this SECTION 8.5, Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given following any earlier termination of this Lease, require Tenant, at Tenant's expense, to remove any Alterations in the Premises and/or the Building and to repair any damage to the Premises and Building caused by such removal (reasonable wear and tear excepted) and return the affected portion of the Building to Building Standard (as defined in SECTION 4.5.2, above) condition; provided, however, if, in connection with its request for Landlord's consent for particular Alterations, (1) Tenant requests Landlord's decision with regard to the removal of such Alterations, and (2) Landlord thereafter agrees in writing to waive the removal requirement when consenting to such Alterations, then Tenant shall not be required to so remove such Alterations; provided further, however, that if Tenant specifically requests in writing such a determination from Landlord and Landlord, in its consent to any Alterations, fails to address the removal requirement with regard to such Alterations, Landlord shall be deemed to have agreed to waive the removal requirement with regard to such Alterations. Notwithstanding anything to the contrary herein contained, Tenant shall have no obligation to remove any Alterations which are Building Standard. If Tenant is required to remove Alterations, but fails to complete such removal and/or to repair any

33

damage caused by the removal of any Alterations in the Building and return the affected portion of the Building to Building Standard condition, then Landlord may do so and may charge the cost thereof to Tenant, and Tenant shall reimburse Landlord for such costs within ten (10) days after receipt of Landlord's invoice therefore. At all times during the Term of this Lease, Tenant shall be entitled to remove, and Landlord shall have no interest in, Tenant's trade fixtures and equipment.

8.6 ROOF. Notwithstanding anything to the contrary contained in this Lease, Tenant shall not be permitted to penetrate the roof of the Building without Landlord's prior written consent, which consent shall not be unreasonably withheld, but may be conditioned upon, among other things, such work being performed by a contractor approved by Landlord (which approval shall not be unreasonably withheld) and/or in a manner that will not void or impair any roof warranty that may then exist. Tenant shall be responsible for the repair of roof leaks caused by such penetration even though Tenant has obtained Landlord's written consent thereto.

ARTICLE 9

COVENANT AGAINST LIENS

Tenant shall keep the Project and Building free from any liens or encumbrances arising out of the work performed, materials furnished or obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or costs (including, without limitation, reasonable attorneys' fees and costs) arising out of same or in connection therewith. Tenant shall remove any such lien or encumbrance by bond or otherwise within ten (10) days after notice by Landlord, and if Tenant shall fail to do so, Landlord may bond over such lien or encumbrance, without being responsible for investigating the validity thereof. The amount paid by Landlord (to obtain the bond and/or if the bond is collected upon) shall be deemed Additional Rent under this Lease payable by Tenant within thirty (30) days of demand, without limitation as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall authorize Tenant to do any act which shall subject Landlord's title to the Building or Premises to any liens or encumbrances whether claimed by operation of law or express or implied contract.

ARTICLE 10

INSURANCE

10.1 INDEMNIFICATION AND WAIVER. As between Landlord and Tenant, Tenant hereby assumes all risk of damage to property or injury to persons in, upon or about the Building from any cause whatsoever and agrees that Landlord, its partners, subpartners and their respective officers, agents, servants, employees, and independent contractors (individually, a "LANDLORD PARTY", and collectively (including Landlord), "LANDLORD PARTIES") shall not be liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other persons claiming through Tenant, except, subject to
SECTION 10.5, to the extent such damage results from the negligent acts or omissions or willful misconduct of a Landlord Party, or from Landlord's failure to perform its obligations under this Lease. Subject to SECTION 10.5, Tenant shall

34

indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss, cost, damage, expense and liability (including without limitation reasonable court costs and reasonable attorneys' fees) incurred in connection with or arising from any cause in the Building, and to the extent arising from the negligent act or omission of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants, employees or licensees of Tenant or any such person, in, on or about the Project, either prior to, during, or after the expiration or earlier termination of the Lease Term, except to the extent such damage results from the negligent acts or omissions or willful misconduct of any Landlord Party, or from Landlord's failure to perform its obligations under this Lease. Subject to SECTION 10.5, Landlord shall indemnify, defend, protect, and hold harmless Tenant and its officers, agents, employees and contractors from any and all loss, cost damage, expense and liability (including without limitation court costs and reasonable attorneys' fees) to the extent arising from the negligent acts or omissions or willful misconduct of Landlord, its agents, employees and contractors in, on or about the Project, except to the extent such damage results from the negligent acts or omissions or willful misconduct of Tenant, its agents, employees and contractors or from Tenant's failure to perform its obligations under this Lease. Further, Landlord's and Tenant's agreements to indemnify pursuant to this SECTION 10.1 are not intended and shall not relieve any insurance carrier of its obligations, to the extent such policies cover the matters subject to the foregoing indemnification obligations; nor shall they supersede any inconsistent agreement of the parties set forth in any other provision of this Lease. The provisions of this SECTION 10.1 shall survive the expiration or sooner termination of this Lease with respect to any claims or liability arising in connection with any event occurring prior to such expiration or termination.

10.2 TENANT'S COMPLIANCE WITH LANDLORD'S FIRE AND CASUALTY INSURANCE. Tenant shall, at Tenant's expense, comply with all insurance company requirements pertaining to the use of the Premises and the Building to the extent such requirements are provided by Landlord to Tenant in writing; provided however, that Tenant shall not be required to make any alterations to the Premises or the Building in order to comply with such requirements except to the extent that the same are based on a use of the Premises or Building by Tenant which is other than general office purposes. If Tenant's conduct or use of the Premises or the Building for other than general office purposes causes any increase in the premium for such insurance policies then Tenant shall reimburse Landlord for any such increase within thirty (30) days after receipt of Landlord's written demand; provided, however, that Landlord shall provide reasonably sufficient documentation or other evidence to Tenant that its use and occupancy of the Premises or Building caused such increase in connection with any demand for payment. If the conduct or use of any other portion of the Project by other tenants of the Project for other than general office purposes causes any increase in the premium for such insurance policies then such increases shall not be included in Operating Expenses under this Lease. Tenant, at Tenant's expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body; provided however, that Tenant shall not be required to make any alterations to the Premises in order to comply with such requirements except to the extent that the same are based on a use of the Premises or Building by Tenant which is other than general office purposes. The provisions of this SECTION 10.2 are subject to the provisions of the last two sentences of SECTION 5.1.

10.3 TENANT'S INSURANCE. Tenant shall maintain the following coverages in the following amounts.

35

10.3.1 Commercial General Liability Insurance covering the insured against claims of bodily injury, personal injury and property damage (including loss of use thereof) arising out of Tenant's operations, and contractual liabilities (covering the performance by Tenant of its indemnity agreements) including the equivalent of the coverage provided by a Broad Form endorsement covering the insuring provisions of this Lease and the performance by Tenant of the indemnity agreements set forth in SECTION 10.1 of this Lease, for limits of liability not less than:

Bodily Injury and               $5,000,000 each occurrence
Property Damage Liability       $5,000,000 annual aggregate

Personal Injury Liability       $5,000,000 each occurrence
                                $5,000,000 annual aggregate

At any time during the lease Term, but not more than once every three years, the limits set forth above may be increased by Landlord to limits then being required by landlords of Comparable Buildings.

10.3.2 Property Insurance covering (i) any Alterations to the Building pursuant to Article 8 that are in excess of Building Standard (as defined in SECTION 4.5.2, above) and (ii) Tenant's personal property, trade fixtures and equipment in the Building at 100% replacement cost. 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 of any type, including sprinkler leakage, bursting or stoppage of pipes, and explosion.

10.3.3 Worker's Compensation pursuant to all applicable commonwealth, state and local statutes and regulations, with statutory limits and Employer's Liability insurance with minimum limits of $500,000.00.

10.4 FORM OF POLICIES. The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. Tenant's liability insurance shall (i) name Landlord, Landlord's lender and Landlord's managing agent, if any, as an additional insured; (ii) be written on occurrence form, and specifically cover the liability assumed by Tenant under this Lease, including, but not limited to, Tenant's obligations under SECTION 10.1 of this Lease; (iii) be issued by an insurance company having a rating of not less than A-VII in Best's Insurance Guide and licensed to do business in the Commonwealth of Massachusetts; (iv) be primary insurance to the extent covering claims for which Tenant is required to indemnify Landlord pursuant to SECTION 10.2 and as to all claims arising within the Premises and/or the Building, and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant; and (v) provide that said insurance shall not be canceled or coverage reduced unless ten (10) days' prior written notice shall have been given to Landlord. Tenant shall deliver evidence of such coverage to Landlord on or before the Lease Commencement Date and at the time of any renewal thereof. In the event Tenant shall fail to procure such insurance, or to deliver such evidence, including a certificate of insurance,

36

Landlord may, at its option, if Tenant fails to provide evidence of such insurance within five (5) business days after notice from Landlord, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord within thirty (30) days after delivery to Tenant of bills therefor.

10.5 SUBROGATION. With respect to all casualty insurance carried, or required, by the parties hereunder, Landlord and Tenant shall cause their insurers to waive, and Landlord and Tenant hereby expressly waive, all rights of subrogation in their respective insurance policies during the Lease Term as against the other party (and the waivers by Landlord and its insurance company shall in favor of Tenant shall also run in favor of any permitted subtenants and licensees, provided that any such subtenant and licensee also waives its subrogation rights against Landlord). The parties agree that their respective insurance policies, which include a waiver of subrogation provision, shall not affect the right of the insured to recover thereunder. Each party hereby waives any claims which it has against the other party (and the waiver by Landlord shall in favor of Tenant shall also run in favor of any permitted subtenants and licensees, provided that any such subtenant and licensee also waives its subrogation rights against Landlord) for damage to property, even if caused by the negligence of such party, or its agents, employees, or contractors, to the extent that such damage is (or would be) covered by insurance which is required to be carried under this Article 10.

10.6 LANDLORD'S INSURANCE. Landlord shall insure the Building (including the Building Structure, Building Systems, and all Building Standard improvements and Alterations), the Furniture and the other improvements in the Project during the Lease Term against loss or damage due to fire and other casualties covered within the classification of fire and extended coverage. Such coverage shall be in such amounts, from such companies, and on such other terms and conditions, as Landlord may from time to time reasonably determine, and after considering the coverages maintained by Comparable Buildings and may include such other and additional coverages as are maintained by owners of Comparable Buildings and/or as are required by mortgagees of Comparable Buildings. Said insurance deductible shall not exceed commercially reasonable limits, which Landlord and Tenant agree shall be $50,000 during the portion of the Term ending October 31, 2004; thereafter, Landlord may increase said deductible in its reasonable business judgment provided that the deductible is not greater than the greater of: (i) the deductible for similar insurance on Comparable Buildings, or (ii) the deductible applicable to the policy held by Landlord if such policy is a blanket policy covering at least 1,000,000 square feet of office building space that is not within the Project but that is owned by Landlord or one of more affiliates of Landlord. Additionally, at the sole option of Landlord, such insurance coverage may include the risk of flood damage and additional hazards, rental interruption insurance and/or a rental loss endorsement and one or more loss payee endorsements in favor of the holders of any mortgages or deeds of trust encumbering the interest of Landlord in the Building or the ground or underlying lessors of the Building, or any portion thereof. Landlord shall maintain a Commercial General Liability Insurance policy covering the insured against claims of bodily injury and personal injury, for limits of liability not initially less than $5,000,000 each occurrence and $5,000,000 annual aggregate for each of bodily injury and personal injury, with said limits to be increased in the same manner as any increase in the limits set forth in SECTION 10.3.1, above.

37

ARTICLE 11

DAMAGE AND DESTRUCTION

11.1 REPAIR OF DAMAGE BY LANDLORD. Tenant shall notify Landlord of any damage to, or affecting, the Premises or the Building resulting from fire or any other casualty, promptly after Tenant becomes aware of such damage. Landlord shall, within thirty (30) days if only one floor of the Building has been damaged (i.e. all damage is confined to one floor and the other two floors are not damaged) and the cost to repair is not more than $500,000.00 ("MINOR DAMAGE"), or sixty (60) days if more one full floor of the Building has been damaged or the cost to repair is over $500,000.00 ("MAJOR DAMAGE"), after Landlord receives such notice from Tenant, deliver to Tenant a reasonable estimate ("RESTORATION PERIOD ESTIMATE") from a reputable contractor, of the date by which the repair and restoration necessary as a result of such fire or other casualty can be substantially completed. Subject to the provisions of SECTIONS 11.2 and 11.3 below, if the Premises, the Building or any Common Areas serving or providing access to the Premises shall be damaged by fire or other casualty, Landlord shall promptly and diligently, to the extent of insurance proceeds made available to Landlord specifically for such repair, and subject to reasonable delays for insurance adjustment, delays caused by Tenant, and other delays due to Force Majeure, and subject to all other TCCs of this ARTICLE 11, restore the Premises, the Building and such Common Areas to substantially the same condition as when possession was initially delivered to Tenant, except for modifications required by zoning and building codes and other Applicable Laws; provided, however, Landlord shall not be required to rebuild, restore, repair or replace Tenant's Alterations (other than Building Standard Alterations) or other improvements, alterations and additions (other than Building Standard Alterations), inventory, fixtures, furniture, furnishings, floor coverings (other than Building Standard floor coverings), equipment and other personal property. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant's business resulting in any way from such damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or Common Areas necessary to Tenant's occupancy, Landlord shall allow Tenant an equitable abatement of Rent to the extent Tenant is unable to operate its business in the Premises continuing until such time as any restoration or repairs which Landlord is required to undertake are restored substantially completed, regardless of whether Landlord is reimbursed from the proceeds of rental interruption insurance purchased or required to be purchased by Landlord as part of Operating Expenses, during the time and to the extent the Premises are unfit for occupancy for the purposes permitted under this Lease, and not occupied by Tenant as a result thereof; provided, further, however, that if the damage or destruction is due to the negligence or intentional misconduct of Tenant, Tenant shall be responsible for any reasonable, applicable insurance deductible (which shall be payable to Landlord within thirty (30) days of demand).

11.1.1 TENANT'S OBLIGATION TO REPAIR. Upon the occurrence of any damage to the Premises, upon notice (the "LANDLORD REPAIR NOTICE") to Tenant from Landlord, provided this Lease has not terminated as provided in this ARTICLE 11, and provided that Landlord is repairing or restoring the Premises as set forth above, Tenant shall, subject to SECTION 11.2, proceed to restore and repair any injury or damage to the Alterations (other than Building Standard Alterations), trade fixtures and equipment, which have been completed or installed by or on behalf of Tenant, to the extent that Tenant determines that the same are necessary for

38

Tenant's business, in accordance with ARTICLE 8 of this Lease, in the Premises and shall return such Alterations, trade fixtures and equipment to substantially the same condition as existed prior to the casualty, except for modifications required by zoning and building codes and other Applicable Laws. Following delivery of a Landlord Repair Notice, prior to the commencement of construction, subject to SECTION 11.2, Tenant shall submit to Landlord, for Landlord's review and approval (which approval shall not be unreasonably withheld), all plans, specifications and working drawings relating thereto, and Landlord shall review and approve or disapprove such plans and specifications and Tenant's contractors to be used for such work pursuant to the provisions of ARTICLE 8.

11.1.2 TENANT'S RIGHT TO TERMINATE. If, based upon the Restoration Period Estimate, the estimated date by which Landlord would substantially complete repairs and restoration will be later than the date that is twelve (12) months after the date of the Restoration Period Estimate, so long as the damage was not caused by the gross negligence or intentional misconduct of Tenant or any Tenant Parties, Tenant shall have the right, which shall be exercisable by written notice given by Tenant to Landlord on or before the date that is thirty (30) days after Tenant receives the Restoration Period Estimate (the period ending on the last day of said thirty (30) day period is referred to herein as "TENANT'S TERMINATION PERIOD"), as its sole and exclusive remedy under this Lease unless Landlord has not acted in good faith, to terminate this Lease, effective not more than ninety (90) days after the date of such notice from Tenant. If Tenant does not give notice of its election to terminate within the Tenant's Termination Period, Tenant will be deemed to have waived the right to terminate set forth in this Section 11.1.2.

11.2 LANDLORD'S OPTION TO REPAIR. Notwithstanding the TCCs of
SECTION 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the Premises, and instead terminate this Lease (or the applicable portion thereof), by notifying Tenant in writing of such termination ("LANDLORD'S TERMINATION NOTICE") within the latest of: (x) forty-five (45) days after the date of discovery of the damage, or (y) thirty (30) days after the date of the Restoration Period Estimate, or (z) ten business days after the expiration of the Tenant's Termination Period, (such latest date, the "LANDLORD'S TERMINATION DATE") such notice to include a termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Premises or any Common Areas serving or providing access to the Premises shall be damaged by fire or other casualty or cause, if one or more of the following conditions is present:

(i) the damage is caused by a peril or cause which is not covered by Landlord's insurance policies (and/or would not be covered by the policies Landlord is required to carry pursuant to this Lease) and, in Landlord's reasonable judgment, the cost to repair the damage exceeds $1,500,000 (such amount, the "Uninsured Loss"), provided, however, if Tenant agrees to pay for the Uninsured Loss, and deposits such sum with Landlord's mortgagee (or if there is no mortgagee, with a mutually acceptable escrow agent) within ten (10) business days after Tenant receives Landlord's notice of termination, then Landlord shall not have the right to elect not to rebuild or restore and to terminate the Lease based on this subsection (i); or

(ii) the damage occurs during the last twenty-four (24) months of the Lease Term, provided, however, if the damage occurs during the last twenty-four
(24) months of the Lease Term, and Tenant has an Option to Extend under
SECTION 2.2 that has not yet been

39

exercised, and Tenant exercises such option, and waives its right to withdraw such exercise after the determination of the PMRR as set forth in
SECTION 3.1.1, by written notice given to Landlord within ten (10) business days after Tenant receives Landlord's notice of termination, then Landlord shall not have the right to elect not to rebuild or restore and to terminate the Lease based on this subsection (ii); or

(iii) with respect to any Major Damage, the damage occurs within twenty-four (24) months prior to the maturity date of the first mortgage on the Premises and Landlord's mortgagee does not permit adequate insurance proceeds to be applied to the rebuilding or repair of the Building or Project, provided, however, (A) if, prior to the Landlord's Termination Date, Landlord gives Tenant written notice that it intends to attempt to obtain alternate financing to finance the rebuilding or restoration, the Landlord's Termination Date shall be extended for an additional six months after the latest date set forth in subclauses 11.2 (x) through (z) above, and if Landlord does not elect to terminate at the end of said the time period, the time period for repair shall be measured from the Landlord's Termination Date as extended, and/or (B) if Landlord does not elect to obtain alternate financing as set forth in clause (A) above, Tenant, may elect, by written notice to Landlord within ten (10) business days after Tenant receives Landlord's Termination Notice, to provide the funds required for Landlord to perform such repairs, and provided that Tenant deposits such funds with Landlord's mortgagee (or if there is no mortgagee, with a mutually acceptable escrow agent) within ten (10) business days after Tenant receives Landlord's Termination Notice, then Landlord shall not have the right to elect not to rebuild or restore and to terminate the Lease based on this subsection (iii). All such funds provided by Tenant shall be deemed to be an advance payment of Rent and shall be secured by a second mortgage on the Premises, with recourse under said mortgage limited to the Premises and the proceeds thereof, bearing interest at a rate comparable to the market rate for similar loans, and otherwise said mortgage shall be in form and substance reasonably satisfactory to Landlord, Tenant and Landlord's first mortgagee; Landlord shall repay such sums if it refinances the first mortgage on the Premises, and may at its option, but without any obligation to do so, repay such funds to Tenant in on or more lump sum payments prior to such refinancing, and so long as any portion of such sums remain payable to Tenant, Tenant may offset Rent coming due under this Lease against said amounts until Tenant has been repaid in full.

Notwithstanding the foregoing, if Landlord exercises its right to terminate the Lease pursuant to SECTION 11.2, but Tenant is occupying a portion of the Premises despite the casualty damage, Tenant shall have the right to extend the effective termination date of the Term to a date designated by Tenant which is not later than the date ("Extended Effective Termination Date") which is thirty
(30) days after the date which the Term would otherwise have terminated pursuant to SECTION 11.2. Tenant may exercise such right by giving written notice to Landlord on or before the date thirty (30) days after Tenant receives Landlord's termination notice.

11.3 TIME FOR REPAIR. If neither Tenant nor Landlord elects to terminate this Lease pursuant to the termination rights set forth in SUBSECTION 11.1.2 or SECTION 11.2, respectively (if applicable), then, except as set forth in SUBSECTION 11.3.1, Landlord shall substantially complete such repairs within:
twelve (12) months for Major Damage, or six (6) months in the case of Minor Damage, or, in either case, such longer period as may be set forth in the Restoration

40

Period Estimate (the applicable time period for substantial completion of such repairs and/or restoration is referred to herein as the "REPAIR PERIOD") after the earlier of the expiration of the Tenant's Termination Period or receipt of written notice from Tenant that it is waiving its right to terminate pursuant to
SECTION 11.1.2 above, subject to delays due to Force Majeure, not to exceed six months for Major Damage and not to exceed three months for Minor Damage, and subject to delays caused by Tenant, and, if Section 11.2 is applicable, subject to extension for any period prior to Landlord's Termination Date and/or prior to the date on which Landlord receives written notice from Tenant canceling Landlord's Termination Notice. If the repairs to be made by Landlord are not actually substantially completed within the applicable Repair Period, as extended for the period of time ("EXCUSED DELAY PERIOD") that Landlord is delayed as the result of either Force Majeure delays (not to exceed three months for Minor Damage, or six months for Major Damage), and/or delays in insurance adjustment as reasonably demonstrated by Landlord to Tenant, and/or delays caused by Tenant, Tenant shall have the right, as its sole and exclusive remedy unless Landlord has not acted in good faith, to terminate this Lease by providing written notice to Landlord (the "DAMAGE TERMINATION NOTICE"), such termination to be effective on a date (the "DAMAGE TERMINATION DATE") set by Tenant in such Damage Termination Notice that is not more than one hundred and twenty (120) days after Landlord's receipt of the Damage Termination Notice; provided, however, that Landlord shall have the right to suspend the occurrence of the Damage Termination Date for a period of thirty (30) days after the Damage Termination Date by delivering to Tenant, on or before the Damage Termination Date, a certificate of Landlord's contractor responsible for the repair of the damage certifying that it is such contractor's good faith judgment that the repairs to be made by Landlord shall be substantially completed within thirty
(30) days after the Damage Termination Date. If such repairs shall be substantially completed prior to the expiration of such thirty-day period, then the Damage Termination Notice shall be of no force or effect, but if such repairs shall not be substantially completed within such thirty (30) day period, then this Lease shall terminate upon the Damage Termination Date. In no event shall the Excused Delay Period exceed three months, plus any periods of delay caused by Tenant.

As used in this Article 11, "substantially complete", "substantially completed" and/or "substantial completion" shall mean (i) that the required repairs or renovations have been completed in accordance with the final plans and specifications, subject to certain minor punch list items which shall be therein specifically noted and which shall not adversely affect Tenant's ability to use and occupy the Premises for their intended purposes, or (ii) a certificate of occupancy (either final or temporary) or similar certificate or permit is issued by the appropriate governmental authority having jurisdiction over the Premises whereby Tenant is permitted to use and occupy the Premises for the purposes described in SECTION 5.1 hereof.

11.4 WAIVER OF STATUTORY PROVISIONS. The provisions of this Lease, including this Article 11, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and any statute or regulation of the Commonwealth of Massachusetts, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project.

41

ARTICLE 12

NON-WAIVER

No provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord's knowledge of such preceding breach at the time of acceptance of such Rent. No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord's right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any letter accompanying such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord's right to recover the full amount due. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of Tenant's right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment.

ARTICLE 13

CONDEMNATION

13.1 CONDEMNATION. If the whole or any part of the Premises, Building or Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or condemnation as a result thereof, and if as a result thereof Tenant cannot conduct its business operations in substantially the same manner such business operations were conducted prior to such taking while still retaining substantially the same material rights and benefits it bargained to receive under this Lease, Tenant shall have the option to terminate this Lease on ninety
(90) days notice to Landlord effective as of the date possession is required to be surrendered to the authority. Tenant shall exercise such termination right, if at all, within thirty (30) days after the earlier of: (i) the date Tenant gives Landlord notice of such taking, or (ii) receipt by Tenant of written notice from Landlord advising Tenant of such taking. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled to the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant's personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the TCCs of this Lease, and for moving expenses, so

42

long as such claims do not diminish the award available to Landlord or its ground lessor, if any, with respect to the Building or Project, or its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated. Notwithstanding anything to the contrary contained in this ARTICLE 13, in the event of a temporary taking of all or any portion of the Premises for a period of sixty (60) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Subject to SECTION 13.2 below, Landlord shall be entitled to receive the entire award made in connection with any such temporary taking. Landlord and Tenant hereby waive the provisions of any statutes or other laws relating to the termination of leases in the event of condemnation, and agrees that the rights and obligations of the parties in such event shall be governed by the terms of this Lease.

13.2 TENANT'S RIGHT TO AWARD. Subject to the provisions of SECTION 13.1 above, Tenant shall have the right to claim and recover (i) any sum awarded to Tenant for damages to or loss of Tenant's business, and (ii) such compensation as may be separately awarded or recoverable by Tenant on account of any and all costs or losses related to removing Tenant's merchandise, furniture, fixtures, leasehold improvements, and equipment to a new location, so long as such claims do not diminish the award available to Landlord or its ground lessor, if any, with respect to the Building or Project, or its mortgagee, and such claim is payable separately to Tenant. Notwithstanding anything to the contrary herein contained, in the event that Tenant exercises the option set forth in Section 13.1 to terminate this Lease, then Tenant shall have the right to claim and recover for Covered Alterations (as defined below) as follows: (i) any claim payable separately to Tenant shall be payable only so long as such claim does not diminish the award available to Landlord, its ground lessor, if any, and/or its mortgagee; and (ii) if there is a single award, then the award allocable to the Premises, after deduction of all reasonable costs, including without limitation, costs to restore, if applicable, and reasonable attorney's fees, incurred by Landlord in establishing said claim and collecting said award, shall be allocated between Landlord's (and its mortgagee's) interest and Tenant's interest as follows and in the following order : (1) first, the entire claim of any mortgagee shall be paid; (2) second, Landlord shall be reimbursed for the fair market value of its interest in Premises (less the amount of the principal of any mortgage paid to mortgagee pursuant to clause (1)); (3) third, Tenant shall be reimbursed for the unamortized portion of the cost of any Alterations paid for solely by Tenant ("Covered Alterations"), amortized over the Initial Term of the Lease; and (4) the balance of the award, if any shall be paid to Landlord.

ARTICLE 14

ASSIGNMENT AND SUBLETTING

14.1 TRANSFERS. Tenant shall not mortgage, pledge, hypothecate, encumber, or permit any lien to attach to this Lease or any interest hereunder without the prior written consent of Landlord, which consent may be withheld in Landlord's sole discretion. Provided that Landlord has not, in good faith, given Tenant notice of termination of this Lease (whether or not Tenant is contesting said termination), as of the date of Tenant's notice to Landlord and/or as of the

43

effective date of such assignment or subletting, Tenant will have the right, with Landlord's consent, which shall not be unreasonably withheld, conditioned or delayed, to assign this Lease, permit any assignment, or other transfer of this Lease by operation of law, sublet the Premises or any part thereof, or enter into any license or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred to collectively as "Transfers" and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a "Transferee"). Notwithstanding anything to the contrary contained in this Lease, Tenant agrees that no partial assignment of this Lease shall be permitted without the express written consent of Landlord, which consent may be withheld in the sole and absolute discretion of Landlord, and any attempt by Tenant to make a partial assignment of this Lease, or any interest in this Lease, in violation of this sentence shall be null and void.

14.2 LANDLORD'S CONSENT. If Tenant desires Landlord's consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the "Transfer Notice") shall include (i) the proposed estimated effective date of the Transfer, (ii) a description of the portion of the Premises to be transferred (the "Subject Space"), (iii) all of the TCCs of the proposed Transfer and the consideration therefor, including calculation of the "Transfer Premium," as that term is defined in SECTION 14.3 below, in connection with such Transfer, (iv) the name and address of the proposed Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, (v) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, business credit and personal references and history of the proposed Transferee and any other information required by Landlord which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee's business and proposed use of the Subject Space, and (vi) an executed estoppel certificate from Tenant in the form attached hereto as EXHIBIT E. Any Transfer made without Landlord's prior written consent shall, at Landlord's option, be null, void and of no effect, and shall, at Landlord's option, constitute a default by Tenant under this Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall, within thirty (30) days after written request by Landlord, reimburse Landlord for its attorneys' fees and other review costs in connection with the proposed Transfer, up to a maximum of $1,000 per transaction. The provisions of this SECTION 14.1 shall not apply to any Transfer permitted pursuant to SECTION 14.5, below.

14.2.1 GROUNDS FOR WITHHOLDING CONSENT. Without limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under the Lease for Landlord to withhold consent to any proposed Transfer where one or more of the following apply (i) the Transferee intends to use the Premises for purposes not permitted under the Lease; (ii) the proposed Transferee is an existing tenant of the Project, and Landlord has comparable space available in the Project; and/or (iii) the parking requirements of the proposed use exceed the pro rata parking allocable to the Subject Space based on the rentable square footage of the Subject Space.

14.2.2 If Landlord consents to any Transfer pursuant to the TCCs of this SECTION 14.2, Tenant may enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by

44

Tenant to Landlord pursuant to SECTION 14.2 of this Lease, provided that if there are any material changes in the terms and conditions from those specified in the Transfer Notice such that Landlord would initially have been entitled to refuse its consent to such Transfer under this SECTION 14.2, Tenant shall again submit the Transfer to Landlord for its approval and other action under this ARTICLE 14.

14.3 TRANSFER PREMIUM. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any "Transfer Premium," as that term is defined in this SECTION 14.3, received by Tenant from such Transferee. "Transfer Premium" shall mean the total of all rent, additional rent or other consideration payable by such Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease during the term of the Transfer (on a per RSF basis if less than all of the Premises is transferred), after deducting all expenses incurred by Tenant (brokerage, legal, construction, and/or design fees paid to unrelated third parties, other reasonable out-of-pocket costs paid to unrelated third parties incurred in connection with such transfer, and the amortized value of tenant improvements made by Tenant to the Subject Space during the first two years of the Lease term (amortized over the entire initial term of the Lease)) resulting from a Transfer. "Transfer Premium" shall also include, but not be limited to, bonus money or other cash consideration paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. In the calculations of the Rent (as it relates to the Transfer Premium calculated under this SECTION 14.3), and the Transferee's Rent, the Rent paid during each annual period for the Subject Space, and the Transferee's Rent shall be computed after adjusting such rent to the actual effective rent to be paid, taking into consideration any and all leasehold concessions granted in connection therewith, including, but not limited to, any rent credit and tenant improvement allowance. For purposes of calculating any such effective rent all such concessions shall be amortized on a straight-line basis over the relevant term.

14.4 EFFECT OF TRANSFER. No Transfer will relieve Tenant of its obligations under this Lease. If Landlord consents to a Transfer, or the Transfer is a Permitted Transfer (as defined in SECTION 14.5, below) , (i) the TCCs of this Lease shall in no way be deemed to have been waived or modified,
(ii) Landlord's consent (if applicable) shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer, and (iv) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord's consent, shall relieve Tenant from any liability under this Lease, including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times and upon reasonable prior notice to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and if understated by more than five percent (5%), Tenant shall pay Landlord's reasonable costs of such audit.

14.5 PAYMENT OF RENT TO LANDLORD. In the event that such sublease or assignment is of space for which Tenant is not required to pay Base Rent and/or Tenant's Share of Direct

45

Expenses, (i.e. because, in accordance with SECTION 3.3 of the Summary, the Rent Commencement Date with respect to such Portion of the Premises has not yet occurred), then, notwithstanding the Rent Commencement Date as set forth in
SECTION 3.3 of the Summary, effective upon the date of such sublease or assignment Tenant shall be obligated to commence paying to Landlord a pro rata share of Direct Expenses with respect to the Subject Space, and Base Rent on the Subject Space at the annual per RSF rate of $14.00 per RSF for the period prior to January 1, 2005, $15.00 per RSF from and after July 1, 2005 through June 30, 2005, and $16.63 per RSF from and after July 1, 2005 through May 31, 2006. If Tenant is obligated to early commencement of Base Rent based upon subletting, spaces shall be determined on a time basis (i.e. based upon the order of occupancy by Tenant or any subtenant). For example, if Tenant is in occupancy of 60,000 square feet of space, and subleases an additional 40,000 square feet of space effective January 1, 2005, the first 5,000 square feet of the subleased space shall be deemed to be the balance of Space B, and the remaining 35,000 square feet of subleased space shall be deemed to be a part of Space C, and Tenant shall be obligated to commence paying Base Rent with respect to the 35,000 square foot portion as of January 1, 2005 (because the Rent Commencement Date with respect to Space C space would not otherwise have occurred until February 1, 2005).

14.6 PERMITTED TRANSFERS. An assignment or subletting of all or a portion of the Premises to any entity which is controlled directly or indirectly by Tenant, or which entity controls, directly or indirectly, Tenant (in each such case, an "Affiliate"), or any entity which owns or is owned by an Affiliate (each, a "PERMITTED TRANSFER", shall not require Landlord's consent, provided that prior to such assignment or sublease: (i) Tenant notifies Landlord of any such assignment or sublease and certifies that the applicable transfer is to an Affiliate; and (ii) such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under the Lease. An assignment of Tenant's interest in the Lease by operation of law or otherwise resulting from any merger, consolidation, other form of corporate reorganization of Tenant or to any entity which purchases all or substantially all the stock or assets of Tenant, shall also be a Permitted Transfer and shall not require Landlord's consent, provided that prior to such assignment: (x) Tenant notifies Landlord of any such assignment;
(y) such assignment is not a subterfuge by Tenant to avoid its obligations under the Lease; and (z) the successor entity satisfies the following financial test (the "FINANCIAL TEST") immediately following such transaction it shall have a net worth of at least $150,000,000.00, a Current Ratio (defined as current assets divided by current liabilities) of 2.0, a Total Debt to Equity Ratio (defined as total debt divided by shareholders' equity) of 1, and Interest Coverage (defined as the ratio of annual Operating Income (EBIT) compared to annual interest due on all debt) of 3, as evidenced by audited financial statements provided to Landlord by Tenant.

14.7 OCCURRENCE OF DEFAULT. Any Transfer hereunder shall be subordinate and subject to the provisions of this Lease, and if this Lease shall be terminated during the term of any Transfer, Landlord shall have the right to:
(i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or (ii) require that such Transferee attorn to and recognize Landlord as its landlord under any such Transfer. With respect to any Transfer other than an assignment of Tenant's interest in the Lease (with respect to which Landlord shall collect rent directly from the assignee), if Tenant shall be in default, beyond any applicable grace periods, under this Lease, Landlord is hereby authorized to direct any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply

46

towards Tenant's obligations under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection or acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this ARTICLE 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or thereafter accruing. In no event shall Landlord's enforcement of any provision of this Lease against any Transferee be deemed a waiver of Landlord's right to enforce any term of this Lease against Tenant or any other person.

ARTICLE 15

SURRENDER OF PREMISES; OWNERSHIP AND
REMOVAL OF TRADE FIXTURES

15.1 SURRENDER OF PREMISES. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord or its management company. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all such sublessees or subtenancies.

15.2 REMOVAL OF TENANT PROPERTY BY TENANT. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease, Tenant shall, subject to the provisions of this ARTICLE 15, quit and surrender possession of the Premises and the Building to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant, reasonable wear and tear, damage due to casualty or condemnation, damage caused by Landlord Fault, or repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises and Building all debris and rubbish, and such items of furniture, equipment, business and trade fixtures, free-standing cabinet work, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises or the Building (excluding, however, Tenant's Alterations which have become the property of Landlord and which Tenant is not required to remove pursuant to SECTION 8.5, above), and Tenant shall repair at its own expense all damage to the Premises and Building to the extent resulting from such removal.

47

ARTICLE 16

HOLDING OVER

16.1 AFTER EXPIRATION OR EARLIER TERMINATION OF LEASE TERM. If Tenant holds over or fails to vacate the Premises and the Building after the expiration of the Lease Term or earlier termination thereof, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not, except as set forth below, constitute a renewal hereof or an extension for any further term, and in such case Rent shall be payable at a monthly rate equal to the product of (i) the Rent applicable during the last rental period of the Lease Term under this Lease, and (ii) one hundred and twenty-five percent (125%) for the first thirty (30) days of hold over, one hundred fifty percent (150%) for the second thirty (30) days of hold over, and two hundred percent (200%) for any period of hold over after the first sixty
(60) days. Such month-to-month tenancy shall be subject to every other applicable TCCs contained herein. Nothing contained in this ARTICLE 16 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this ARTICLE 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises and the Building within sixty (60) days after the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys' fees) and liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom; provided however, this sentence shall not apply to a hold over after the early termination of the Lease (and prior to the scheduled expiration date of this Lease) based upon the alleged default by Tenant in its obligations under the Lease (other than its obligation to pay Rent) which is disputed in good faith, unless such dispute is resolved adverse to Tenant's position. Tenant's indemnification obligations under this Section 16.1 (in addition to any and all Rent payable during the actual hold over period pursuant to the first sentence of this Section 16.1) shall not exceed the greater of: (i) two hundred percent (200%) of the PMRR (as defined in SECTION 3.1.1) that would have been payable by Tenant for a twenty-four month period if this Lease had been extended for twenty-four months at PMRR, or (ii) two hundred percent (200%) times the Rent would have been payable by Tenant for a twenty-four month period if this Lease had been extended for twenty-four months at the Rent applicable during the last rental period of the Lease Term.

ARTICLE 17

ESTOPPEL CERTIFICATES

Within ten (10) business days following a request in writing by either party ("Requesting Party"), the other party ("Responding Party"), shall execute, acknowledge and deliver to the Requesting Party an estoppel certificate, which, as submitted by Landlord, shall be substantially in the form of EXHIBIT E, or EXHIBIT E-1 attached hereto, or such other substantially similar form containing such other information as shall be reasonably requested by any prospective mortgagee

48

or purchaser of the Project (provided that the Responding Party shall not be required to incur third party costs to provide such information), or any portion thereof, indicating therein any exceptions thereto that may exist at that time. Any such certificate may be relied upon by any prospective mortgagee or purchaser of all or any portion of the Project.

ARTICLE 18

SUBORDINATION

This Lease is contingent upon the execution of a subordination, non-disturbance and attornment agreement ("SNDA"), in the form attached hereto as EXHIBIT K, by Landlord, Tenant and the holders of all mortgages and ground leases presently affecting the Premises. Landlord agrees to obtain a SNDA, in form reasonably acceptable to the parties thereto, from the holders of any future mortgages or ground leases on the Premises in favor of Tenant. Provided that Landlord obtains such SNDA(s), this Lease shall be subject and subordinate to all present and future ground or underlying leases of the Building or Project and to the lien of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances (collectively, "LIENHOLDERS"), or the lessors under such ground lease or underlying leases require in writing that this Lease be superior thereto. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated), to attorn to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such purchaser or lienholder or ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease. Landlord's interest herein may be assigned as security at any time to any lienholder. Tenant shall, within ten (10) business days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases in accordance with the TCCs of this ARTICLE 18. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale.

ARTICLE 19

DEFAULTS; REMEDIES

19.1 EVENTS OF DEFAULT. The occurrence of any of the following shall constitute an event of default (an "EVENT OF DEFAULT") under this Lease by Tenant:

19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due unless such failure is cured within five (5) business days after the due date, provided, however, Landlord shall be required to give written notice to Tenant of such failure once in any twelve month period, after which Tenant shall be in

49

default without the requirement of notice if Tenant fails to make such payments on or before the due date; or

19.1.2 Any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the nature of such default is such that the same cannot reasonably be cured within a thirty (30) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently and continuously proceeds to rectify and cure such default within ninety (90) days after such written notice; or

19.1.3 (a) The making by Tenant of any general arrangement or general assignment for the benefit of creditors; (b) Tenant becomes a "debtor" as defined in 11 U.S.C. Section 101 or any successor statute thereto (unless, in the case of a petition filed against Tenant, the same is dismissed within sixty
(60) days); (c), the appointment of a trustee or receiver to take possession of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, where possession is not restored to Tenant within thirty
(30) days; (d) the attachment, execution or other judicial seizure of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, where such seizure is not discharged within sixty (60) days or the date of any sooner sale of any of such assets; or (e) Tenant shall become subject to any proceeding in bankruptcy or insolvency.

The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by law.

19.2 REMEDIES UPON DEFAULT. Upon the occurrence of any Event of Default by Tenant, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever, except as expressly set forth below:

19.2.1 Terminate this Lease upon ten days written notice to Tenant (provided that Tenant has not cured the Event of Default(s) during said ten day period), in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, use any lawful means to expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following:

(i) The worth at the time of award of the unpaid rent which had been earned at the time of such termination; plus

(ii) The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus

50

(iii) The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus

(iv) In the event of a material monetary default by Tenant (defined as a monetary default in excess of one month's Base Rent, beyond applicable notice and cure periods, if any), the "Rent Abatement Component" calculated based on the "Effective Rent Abatement", as set forth below. The amount of the Effective Rent Abatement on the Premises (or Portions thereof) for periods prior to June 1, 2006 shall be equal to the amount of rent that would have been payable under the Lease assuming that Base Rent was due and payable on the entire Building commencing on January 1, 2004 continuing through May 31, 2006, at the applicable per RSF rate(s) set forth in SECTION 4.1 of the Summary, minus Base Rent that was actually paid for such periods, plus interest on such abated sums at then current money market rates (accrued monthly on the dates Base Rent would have become due and payable). The total amount of such Effective Rent Abatement, plus interest at ten percent (10%) per annum, shall be amortized over the period commencing on January 1, 2006 through June 30, 2018, and the unamortized amount shall be included as one of the components of damages (said unamortized amount is referred to as the "Rent Abatement Component"). If Landlord seeks damages pursuant to either subsections (ii) or (iii) above, the damages pursuant to Subsection (iii) above shall be reduced by the Rent Abatement Component; plus

(v) At Landlord's election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable law.

The term "RENT" as used in this SECTION 19.2 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant to the TCCs of this Lease, whether to Landlord or to others. As used in Paragraphs 19.2.1(i) and (ii), above, the "worth at the time of award" shall be computed by allowing interest at the rate set forth in ARTICLE 25 of this Lease through the date of any judgment against Tenant, but in no case greater than the maximum amount of such interest permitted by law. As used in Paragraph 19.2.l (iii) above, the "worth at the time of award" shall be computed by discounting future liabilities after the date of any judgment against Tenant at the discount rate of the Federal Reserve Bank of New York.

19.2.2 Maintain Tenant's right to possession in which case this Lease shall continue in effect whether or not Tenant shall have vacated or abandoned the Premises. In such event, Landlord shall be entitled to enforce all of Landlord's rights and remedies under this Lease, including the right to recover the rent as it becomes due hereunder, and in the event of a material monetary default by Tenant (defined as a monetary default in excess of one month's

51

Base Rent, beyond applicable notice and cure periods), the right to recover the Rent Abatement Component, as defined in SECTION 19.2.1, above. No action by Landlord shall be deemed a termination of this Lease except written notice by Landlord delivered to Tenant expressly declaring a termination of this Lease. If Landlord maintains Tenant's right to possession, Landlord may thereafter elect to terminate this Lease.

19.2.3 Terminate this Lease upon ten days written notice to Tenant and, in addition to any recoveries Landlord may seek under SECTION 19.2.1, bring an action to reenter and regain possession of the Premises in the manner provided by the laws of the Commonwealth of Massachusetts then in effect.

19.2.4 Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the Commonwealth of Massachusetts.

19.2.5 Each party shall have at all times the rights and remedies (which, subject to any limitations on remedies expressly set forth in this Lease, shall be cumulative with each other and cumulative and in addition to those rights and remedies available under SECTIONS 19.2.1 through 19.2.4, above (with respect to Landlord's rights) AND SECTIONS 6.4.1 THROUGH 6.4.3 (with respect to Tenant's rights), or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory, injunctive or other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof; provided, however, that each party shall use commercially reasonable efforts to mitigate damages.

19.3 SUBLEASES OF TENANT. If Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this ARTICLE 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord's sole discretion, succeed to Tenant's interest in such subleases, licenses, concessions or arrangements. If Landlord has terminated this Lease and elected to succeed to Tenant's interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder.

19.4 FORM OF PAYMENT AFTER DEFAULT. Following the occurrence of three
(3) events of default by Tenant in the payment of Base Rent or Additional Rent in excess of $50,000.00 in any twelve (12) consecutive month period, Landlord shall have the right to require that any or all subsequent amounts paid by Tenant to Landlord hereunder, whether to cure the default in question or otherwise, be paid in the form of cash, money order, cashier's or certified check drawn on an institution acceptable to Landlord, or by other means approved by Landlord, notwithstanding any prior practice of accepting payments in any different form.

19.5 NO RELIEF FROM FORFEITURE AFTER DEFAULT. Tenant waives all rights of redemption or relief from forfeiture under any present or future laws or statutes, in the event Tenant is evicted or Landlord otherwise lawfully takes possession of the Premises by reason of any default by Tenant under this Lease.

52

19.6 EFFORTS TO RELET. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting, appointment of a receiver to protect Landlord's interests hereunder, or any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant's right to possession, or to accept a surrender of the Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant's obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right otherwise available under any law to redeem or reinstate this Lease.

19.7 LANDLORD DEFAULT. Notwithstanding anything to the contrary set forth in this Lease, Landlord shall not be in default under the TCCs of this Lease or in the performance of any obligation required to be performed by Landlord pursuant to this Lease unless Landlord fails to cure such default and/or to perform such obligation within thirty (30) days after the receipt of written notice from Tenant specifying in detail Landlord's alleged default or failure to perform; provided, however, if the nature of Landlord's default or obligation is such that more than thirty (30) days are required for its cure or performance, then Landlord shall not be in default under this Lease if it shall commence such performance within such thirty (30) day period and thereafter diligently pursues the same to completion. Tenant shall provide a copy of any notice of default given to Landlord to Landlord's mortgagee (provided that Tenant has been provided with the name and address of such mortgagee) and Landlord's mortgagee shall have the right to cure any such default on behalf of the Landlord within thirty days after the receipt of such notice, provided, however, if the nature of Landlord's obligation is such that more than thirty
(30) days are required for its performance, then Landlord shall not be in default under this Lease if Landlord's mortgagee shall commence such performance within such thirty (30) day period and thereafter diligently pursues the same to completion. Upon any such default by Landlord (following such notice and opportunity to cure) under this Lease, Tenant may, except as otherwise specifically provided in this Lease to the contrary, exercise any of its rights provided at law or in equity, provided, however, except as expressly provided in SECTIONS 6.4, 11.3, 13.1 and 19.8. Tenant shall have no right to offset or withhold the payment of Rent or to terminate this Lease as the result of Landlord's default. Nothing in this SECTION 19.7 shall extend or delay Tenant's rights of termination or abatement under SECTIONS 6.4, 11.3 and/or 13.1 of this Lease.

19.8 SELF-HELP. If either party shall, within a period of thirty (30) days (or such additional reasonable period of time if the nature of the failure is such that it cannot reasonably be cured within such thirty-(30)-day period) after the giving of written notice to it by the other party (or such shorter notice as shall be reasonably appropriate in an emergency), fail to perform any covenant on its part to be performed as in this Lease contained, the other party may perform the same for the account of the defaulting party. The defaulting party shall, within thirty (30) days of written demand, reimburse the non-defaulting party for the reasonable costs and expenses incurred by the non-defaulting party pursuant to this Section 19.8. Amounts due from Tenant shall be deemed to be Additional Rent under this Lease, and Tenant's failure to reimburse Landlord for amounts due in accordance with this Section 19.8 shall have the same effect as if Tenant failed timely to pay Base Rent or Additional Rent. If Landlord fails timely to pay any amounts due to Tenant pursuant to this
SECTION 19.8, Tenant shall have the right to offset such amounts against the next installment(s) of Base Rent and Additional Rent due under this Lease, provided however, such offset shall not exceed, in any month, an amount equal to ten percent (10%) of the monthly Base Rent payment.

53

ARTICLE 20

COVENANT OF QUIET ENJOYMENT

Landlord covenants that subject to Tenant's performance of its obligations under this Lease Tenant shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof without interference by any persons lawfully claiming by, through, or under Landlord, or claiming superior title to Landlord. The foregoing covenant is in lieu of any other covenant express or implied.

ARTICLE 21

SECURITY DEPOSIT

21.1 SECURITY DEPOSIT. Upon execution and delivery of this Lease, Tenant shall provide a security deposit in the amount set forth in the Summary (the "Security Deposit"), to be held by Landlord without liability for interest (unless required by State laws) as security for the performance of Tenant's obligations hereunder. The Security Deposit is not an advance payment of Rent or a measure of Tenant's liability for damages. Landlord may, from time to time, without prejudice to any other remedy, after the expiration of applicable notice and cure periods, if any, use all or a portion of the Security Deposit to satisfy past due Rent or to cure any uncured default by Tenant. If Landlord uses all or a portion of the Security Deposit, Tenant shall on demand restore the Security Deposit to its original amount. Landlord shall return any unapplied cash portion of the Security Deposit to Tenant within forty five (45) days after the later to occur of: (1) the date Tenant surrenders possession of the Premises in accordance with this Lease; or (2) the Lease Expiration Date. Unless required by State law, Landlord shall not be required to keep the Security Deposit separate from its other accounts.

21.2 LETTER OF CREDIT. The Security Deposit shall be in the form of an irrevocable standby letter of credit (the "Security LC") in favor of Landlord (or at Landlord's request, in favor of Landlord and/or its mortgagee, provided that its mortgagee is Wells Fargo Bank, National Association or another institutional lender) as beneficiary. Upon Landlord's determination that an Event of Default by Tenant has occurred under the Lease, in addition to all other rights and remedies provided to Landlord under the Lease, the beneficiary of the Security LC shall have the right to draw from the letter of credit and apply the proceeds, or any part thereof, to amounts owing under the Lease; but Tenant's liability under the Lease shall thereby be discharged but only to the extent that such draws cover the amount in default and Tenant shall remain liable for any amounts that such draws shall be insufficient to pay, and for replacing or increasing the Security LC as set forth in SECTION 21.5 below. Landlord is not required to exhaust any or all rights and remedies available at law or equity against Tenant before resorting to the letter of credit. In the event the letter of credit shall not be utilized for any purposes herein permitted, then such letter of credit shall be returned by Landlord to Tenant within forty-five (45) days after the expiration of the Term of this Lease. The following terms and conditions shall govern the letter of credit:

54

(i) The letter of credit shall be in favor of Landlord, or, at Landlord's election, Landlord and/or the Landlord's mortgagee (provided that its mortgagee is Wells Fargo Bank, National Association or another institutional lender), shall be issued by a commercial bank reasonably acceptable to Landlord and having a Standard & Poors rating of "A" or better (and Tenant shall provide evidence annually that the issuer continues to meet this standard, and if it does not, Tenant shall replace the letter or credit within twenty (20) days after Landlord's request with a letter of credit meeting all the requirements of this SECTION 21.2, and Tenant's failure to do so shall be deemed to be an event of default entitling the beneficiary of the letter of credit to draw thereon and to hold the proceeds as a security deposit in accordance with this ARTICLE 21), shall comply with all of the terms and conditions of this Lease and shall otherwise be in form reasonably acceptable to Landlord. The initial letter of credit shall have an expiration date not earlier than the later of: one year after its date of issuance or March 1, 2005. Landlord hereby consents to Tenant's use of JP Morgan Chase, at Tenant's election, for the issuance of its initial letter of credit.

(ii) The letter of credit or any replacement letter of credit shall be irrevocable for the term thereof and shall automatically renew on a year to year basis until a period ending not earlier than forty-five (45) days after the then current Lease Expiration Date without any action whatsoever on the part of Landlord; provided that the issuing bank shall have the right not to renew the letter of credit by giving written notice to Landlord not less than sixty (60) days prior to the expiration of the then current term of the letter of credit that it does not intend to renew the letter of credit. Tenant understands that the election by the issuing bank not to renew the letter of credit shall not, in any event, diminish the obligation of Tenant to maintain such an irrevocable letter of credit in favor of Landlord through such date.

(iii) Landlord, or the beneficiary of the letter of credit, shall have the right from time to time to make one or more draws on the letter of credit at any time that Landlord has determined that an event of default has occurred under this Lease, or that Landlord is entitled to draw on the letter of credit pursuant to subsection (vi) below. Funds may be drawn down on the letter of credit upon presentation to the issuing bank of beneficiary's (or Landlord's then managing agent's) certificate stating as follows:

"The undersigned is entitled to draw on this letter of credit pursuant to Article 21 of that certain Lease dated ________________, 200__ between Marlborough Campus Limited Partnership, Landlord, and Cytyc Corporation, Tenant, as amended from time to time"

(iv) Tenant acknowledges and agrees (and the letter of credit shall so state) that the letter of credit shall be honored by the issuing bank without inquiry as to the truth of the statements set forth in such draw request and regardless of whether the Tenant disputes the content of such statement.

(v) The beneficiary under the Security LC shall have the right, subject to Applicable Laws to transfer the letter of credit to Landlord or Landlord's mortgagee (provided that its mortgagee is Wells Fargo Bank, National Association or another institutional lender), without cost to Landlord or its mortgagee. In the event of a transfer of Landlord's interest in the Premises, Landlord shall have the right, subject to Applicable Laws, to transfer the letter of

55

credit to the transferee without cost to Landlord or its transferee, and, provided that the transferee assumes Landlord's obligations under the Lease with respect to the letter of credit, thereupon the Landlord shall, without any further agreement between the parties, be released by Tenant from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of said letter of credit to a new landlord.

(vi) Without limiting the generality of the foregoing, if the letter of credit expires earlier than forty-five days after the Lease Expiration Date, or the issuing bank notifies Landlord that it shall not renew the letter of credit, Landlord shall accept a renewal thereof or substitute letter of credit (such renewal or substitute letter of credit to be in effect not later than thirty (30) days prior to the expiration thereof), irrevocable and automatically renewable as above provided to the date which is forty-five days after the Lease Expiration Date upon the same terms as the expiring letter of credit or upon such other terms as may be acceptable to Landlord. However, if
(i) the letter of credit is not timely renewed, or (ii) a substitute letter of credit complying with all of the terms and conditions of this ARTICLE 21 ("Substitute Letter of Credit"), is not timely received, the beneficiary may present such letter of credit to the issuing bank, and the entire sum so obtained shall be paid to the beneficiary, to be held as a security deposit in accordance with the provisions of this ARTICLE 21 until either Tenant tenders to Landlord a Substitute Letter of Credit in exchange for such proceeds (in which event Landlord shall exchange such proceeds for the Substitute Letter of Credit) or until Tenant would otherwise be entitled to the return of the letter of credit, subject to Landlord's right to apply such sums as permitted under this Lease.

21.3 REDUCTION IN SECURITY DEPOSIT. Provided that, as of the effective date for reduction of the Security Deposit, as set forth below: (i) there is then no Default Condition (as defined in SECTION 2.2, above), and (ii) Tenant meets the Financial Test (as defined in ARTICLE 14, above), the Security Deposit will be reduced (and Landlord will accept a substitute letter of credit or an amended letter of credit in the following amounts) on the dates indicated: on February 1, 2005, the Security Deposit shall be reduced to $3,200,000.00; and on August 1, 2006 the Security Deposit shall be reduced to $500,000.00, which shall be held for the balance of the term of the Lease. In no event shall the Security Deposit total less than $500,000.00. If Tenant fails to satisfy either of the conditions to the reduction of the Security Deposit as of the stated date, but if, prior to the next scheduled reduction date, Tenant satisfies both conditions, the scheduled reduction will take place as of the date that Tenant satisfies both conditions. If Tenant fails to meet the Financial Test as of July 1, 2006, and if Tenant subsequently meets the test, then, provided that there is no Default Condition (i) as of the date that Tenant subsequently meets the Financial Test, and (ii) on the date the reduction in the Security Deposit is to take place, the reduction in the Security Deposit will take place on the date that Tenant establishes that it has met the test for the prior six month period. At least thirty days prior to each reduction date (or, if later, at least thirty days prior to the submission of a substitute letter of credit or an amendment to the letter of credit reducing the amount of the security deposit), Tenant shall provide a certified statement to Landlord stating that the conditions to the step down have been met, setting forth the Tenant's then current net worth, Current Ratio, Total Debt to Equity Ratio and Interest Coverage, and requesting that Landlord send a letter authorizing reduction of the letter of credit amount (the "Reduction Authorization Letter") to Tenant, any other beneficiary of the Letter of Credit, and the issuer of the Letter of Credit. Within ten business days after receipt of such request, provided that the conditions for the step down have been met, Landlord shall

56

provide the Reduction Authorization Letter to Tenant and the issuer of the Letter of Credit, stating,

"In accordance with Section 21.3 of the Lease between Marlborough Campus Limited Partnership as Landlord and CYTYC Corporation as Tenant dated ______, 2003 (as it may have been amended form time to time), Landlord agrees and acknowledges that the conditions for the reduction of the Letter of Credit have been met and an amendment may be issued to the Letter of Credit reducing the amount of the Letter of Credit to $____________ (the reduced amount of the Security Deposit) effective ____________ and/or a substitute letter of credit may be substituted for the existing Letter of Credit in the amount of $___________ (the reduced amount of the Security Deposit) effective ____________".

If , as of any date that Tenant believes that it is entitled to a reduction in the Security Deposit, Tenant presents a substitute letter of credit in exchange for a letter of credit which Landlord is holding or an amended letter of credit, in either case, in the appropriate amount, then Landlord shall be deemed to have agreed that Tenant is entitled to such reduction in the Security Deposit (i.e. and Landlord will be deemed to have waived all conditions to such reduction) unless, within thirty (30) days after Landlord's receipt of such substitute or amended letter of credit, Landlord gives written notice to Tenant setting forth with specificity the manner in which Tenant has failed to satisfy the conditions to such reduction in the Security Deposit. Tenant represents that its net worth as of the Effective Date is approximately $300,000,000.

21.4 REPLENISHMENT OF SECURITY DEPOSIT. Notwithstanding anything to the contrary contained herein, within five (5) business days after receipt of notice that Landlord has drawn on the Security LC, Tenant shall cause the Security LC to be replaced with a substitute letter of credit, meeting the requirements of this Article 21 and in an amount equal to the full Security Deposit required as of that date, or shall cause the existing Security LC to be replenished so that the amount available to be drawn under the Security LC is equal to the full Security Deposit required as of that date, after giving effect, if applicable, to the provisions of SECTION 21.3 above.

ARTICLE 22

INTENTIONALLY OMITTED

ARTICLE 23

SIGNS

Subject to Landlord's approval, which shall not be unreasonably withheld, Tenant will have the right to use its standard graphics for a sign on the east facade of the exterior of Building 3, to have its name included in the list of tenants on the directory sign near the main entrance to the Project, and to install a monument sign with its name and graphics near the main entrance to Building 3, subject to Tenant's obtaining any necessary permits from the City of Marlborough at its sole cost and expense. Tenant shall have unrestricted signage rights within the Premises,

57

subject to the obligation to restore, and provided that such signs are not visible from the exterior of the Premises.

ARTICLE 24

COMPLIANCE WITH LAW

Tenant shall not do anything or suffer anything to be done in or about the Premises or the Project which will in any way conflict with any law, statute, ordinance, decrees, codes (including without limitation building, zoning and accessibility codes), common law, judgments, orders, rulings, awards or other governmental or quasi-governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated including without limitation, the Americans with Disabilities Act of 1990, as amended, and any "Environmental Laws" as that term is defined in SECTION 29.31 of this Lease (collectively, "APPLICABLE LAWS"). Tenant shall promptly provide to Landlord a copy of any written notice received by Tenant of violation of any federal, state, county or municipal laws, regulations, ordinances, orders or directives relating to the use or condition of the Premises or the Building. At its sole cost and expense, Tenant shall promptly comply in all material respects with all such governmental measures to the extent that such governmental measures relate to Tenant's particular (i.e. other than general business office) use of the Premises or the Building or any Alterations made by Tenant located in the Building. Should any standard or regulation now or hereafter be imposed on Landlord or Tenant by a commonwealth, state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations to the extent such standards or regulations relate to Tenant's particular use of the Premises or the Building or any Alterations made by Tenant located in or on the Building; provided that Landlord shall comply in all material respects with any standards or regulations which relate to the Base Building or the Building Systems, unless such compliance obligations are triggered by the Alterations made by Tenant to the Building, in which event such compliance obligations shall be at Tenant's sole cost and expense; provided further, and notwithstanding the foregoing, that Tenant shall not be required to make any repair to, modification of, or addition to the Base Building or the Building Systems except and to the extent required because of Tenant's particular (i.e. other than general business office) use of the Premises or the Building. The judgment of any court of competent jurisdiction or the admission by either party hereto in any judicial action, regardless of whether this other party is a party thereto, that such party has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. Landlord shall comply with all Applicable Laws (as defined in Article 24) relating to the Project, Base Building and Building Systems, provided that compliance with such Applicable Laws is not the responsibility of Tenant under this Lease, and provided further that Landlord's failure to comply therewith would prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, or would unreasonably and materially affect the safety of Tenant's Parties or create a significant health hazard for Tenant's Parties or otherwise materially interfere with or materially affect Tenant's Permitted Use and enjoyment of the Premises. Tenant shall reimburse Landlord for all costs or expenses incurred by Landlord under this ARTICLE 24 to the extent the same would be permitted by, and amortized to the extent that would be required by, the TCCs of SECTION 4.2.4 of this Lease if Tenant's Share of the Building were 100%. If Landlord is required by Applicable Laws to implement fire

58

protection and/or prevention practices (such as, and including participation in fire drills) in the Building, Tenant shall cause all Tenant Parties to observe such practices.

ARTICLE 25

LATE CHARGES

If any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord's designee within five (5) business days following the due date for Base Rent (provided, however, Landlord shall be required to give written notice to Tenant of such failure once in any twelve month period, after which the late charge shall apply without notice), or within five (5) business days following written notice that such amount was not paid when due for Additional Rent and other sums which may become due under this Lease, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount; provided however, that Landlord hereby agrees to waive the first such late charge in any 12 month period. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord's other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord's remedies in any manner. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid within five (5) business days following the due date for Base Rent, or within five (5) business days following written notice that such amount was not paid when due for Additional Rent and other sums which may become due under this Lease shall bear interest from the date when due until paid at an annual interest rate equal to the Prime Rate (as stated under the column "Money Rates" in THE WALL STREET JOURNAL) plus four percent (4%); provided, however, in no event shall such annual interest rate exceed the highest annual interest rate permitted by Applicable Law.

ARTICLE 26

LANDLORD'S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT

26.1 LANDLORD'S CURE. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by Tenant at Tenant's sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in excess of the time allowed under SECTION 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make any such payment or perform any such act on Tenant's part without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder.

26.2 REIMBURSEMENT. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay to Landlord, within thirty (30) days following delivery by Landlord to Tenant of receipts therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant's defaults pursuant to the provisions of SECTION 26.1; and (ii) each party shall pay the other party sums equal to all losses, costs, liabilities, damages and expenses referred to in Article 10 of this Lease to the extent that the same are the responsibility of such party. All of such sums payable by Tenant shall be deemed Additional Rent and the right to require it shall be in addition to all of

59

Landlord's other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord's remedies in any manner. Each party's obligations under this SECTION 26.2 shall survive the expiration or sooner termination of the Lease Term.

ARTICLE 27

ENTRY BY LANDLORD

Landlord reserves the right during normal business hours, upon no less than 24 hours prior notice to Tenant (except in the case of an emergency), and in compliance with Tenant's reasonable security measures, to enter the Premises to
(i) inspect them; (ii) show the Premises to prospective purchasers, current or prospective mortgagees, ground or underlying lessors or insurers or, during the last twelve (12) months of the Lease Term, tenants, or prospective tenants;
(iii) post notices of nonresponsibility; or (iv) improve, maintain or repair the Premises or the Building, or for structural alterations, repairs, maintenance or improvements to the Building or the Building's systems and equipment. Notwithstanding anything to the contrary contained in this ARTICLE 27, Landlord may enter the Premises and/or the Building at any time to (A) perform services required of Landlord, including janitorial service; (B) take possession due to any breach of this Lease in the manner provided herein and in accordance with
Section 19.2; and (C) during normal business hours, upon forty-eight (48) hours prior notice, perform any covenants of Tenant which Tenant fails to perform after an Event of Default by Tenant based upon such covenant. Landlord may make any such entries without the abatement of Rent (except as expressly set forth in
SECTION 6.4) and may take such reasonable steps as required to accomplish the stated purposes. In connection with any entry into the Premises, Landlord agrees to make reasonable efforts to minimize interference with Tenant's operations in the Premises caused by such entry and to minimize the duration of any such interference. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant's business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby, except with respect to damage to Tenant's personal property or the amount of any physical injury, but only, subject to SECTION 10.5, to the extent such damage is caused by the negligent acts or omissions or willful misconduct of Landlord, its agents, employees and contractors. For each of the above purposes, Landlord shall at all times have a key or card key with which to unlock all the doors in the Premises and the Building, excluding Tenant's vaults, safes and special security areas designated in advance by Tenant (the "SECURITY AREAS"). Notwithstanding anything set forth in this ARTICLE 27 to the contrary, Landlord shall have no access or inspection rights as to the Security Areas, except in the event of an emergency where such entry is reasonably required. In an emergency, Landlord and its agents, employees and contractors shall have the right to use any means that Landlord may deem proper to open the doors in and to the Premises, provided Landlord has reasonably attempted, but to no avail, to obtain Tenant's immediate cooperation in connection therewith. Any entry into the and/or the Building by Landlord 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 Tenant from any portion of the Premises. No provision of this Lease shall be construed as obligating Landlord to perform any repairs, alterations or decorations except as otherwise expressly agreed to be performed by Landlord herein.

60

ARTICLE 28

TENANT PARKING

Tenant shall be entitled to utilize, without additional charge, and on a non-exclusive basis, commencing on the Lease Commencement Date, the amount of unreserved and unassigned parking spaces set forth in SECTION 9 of the Summary. Tenant covenants that it shall cooperate with Landlord to ensure that Tenant's agents, servants, employees, officers, partners, representatives, visitors and contractors (collectively, "TENANT'S PARKERS") do not exceed the parking allocation to Tenant set forth in SECTION 9 of the Summary and comply with reasonable non-discriminatory rules and regulations which are prescribed from time to time by Landlord for the orderly operation and use of the parking areas where the parking spaces are located, including Tenant's cooperation in seeing that Tenant's Parkers also comply with such rules and regulations.

Landlord specifically reserves the right to make reasonable changes to the size, configuration, design, layout and all other aspects of the Project parking areas and improvements at any time upon thirty (30) days' prior written notice to Tenant and Tenant acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under this Lease, from time to time, temporarily close-off or restrict access to portions of the Project parking areas for purposes of permitting or facilitating any such construction, alteration or improvements; provided, however, that Landlord will undertake reasonable efforts to minimize the number of parking spaces affected by and the duration of any such temporary restrictions on use of the parking areas, and Landlord's exercise of the foregoing right shall not materially, adversely interfere with either Tenant's use of, occupancy of, or access to the Premises or the Common Areas. In no event shall the number of parking spaces at the Project be permanently reduced below the greater of: 1,423 or any minimum parking ratio required under Applicable Laws.

Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of parking area control attributed hereby to the Landlord. The parking spaces available to Tenant pursuant to this ARTICLE 28 are provided to Tenant solely for use by the Tenant Parkers and such spaces may not be transferred, assigned, subleased or otherwise alienated by Tenant, except on a pro-rata basis in connection with an assignment or subletting of the Premises permitted or approved in accordance with the TCCs of ARTICLE 14. Tenant shall not utilize any of the Project parking areas for the overnight storage of vehicles owned by Tenant or its employees, agents or contractors.

Notwithstanding anything to the contrary in this Lease contained, unless Landlord and Tenant otherwise agree: (i) Tenant shall not be responsible for the cost of constructing additional parking unless Tenant elects to utilize such parking, and (ii) if a parking structure is built within the area shown as "PREFERRED PARKING AREA" on EXHIBIT B, Tenant shall have non-exclusive use of at least the number of parking spaces that are displaced by the construction of said parking structure, within said parking structure, or in another location as close to Building 3 as the lost parking, without additional charge.

61

Eleven (11) parking spaces within the area at the front of Building 3 shown as the "RESTRICTED PARKING AREA" on EXHIBIT B, shall be designated as reserved for visitor and handicapped for Tenant (and shall be included in the number of spaces referred to in SECTION 9 of the Summary). Landlord reserves the right to reconfigure the Restricted Parking Area to increase the number of parking spaces in the Restricted Parking Area in conformance with the plan attached hereto as EXHIBIT M.

ARTICLE 29

MISCELLANEOUS PROVISIONS

29.1 TERMS; CAPTIONS. The words "Landlord" and "Tenant" as used herein shall include the plural as well as the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections.

29.2 BINDING EFFECT. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors and/or assigns, provided this clause shall not permit any assignment by Tenant contrary to the provisions of ARTICLE 14 of this Lease.

29.3 NO AIR RIGHTS. No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the Project, the same shall be without liability to Landlord and without any reduction or diminution of Tenant's obligations under this Lease.

29.4 TRANSFER OF LANDLORD'S INTEREST. Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest in the Project or Building and in this Lease, and Tenant agrees that, on the condition that the successor to Landlord's interest assumes Landlord's obligations under the Lease arising after the date of transfer, in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease not accrued on or prior to the date of the transfer, and Tenant agrees to look solely to such transferee for the performance of Landlord's obligations hereunder for events occurring after the date of transfer and to attorn to such transferee. Tenant further acknowledges that Landlord may assign its interest in this Lease to a mortgage lender as additional security. Landlord acknowledges that to the extent any Landlord obligation or liability under this Lease is accrued prior to the date of such transfer or assignment which is not assumed by the transferee or assignee, the same shall remain an obligation of Landlord.

62

29.5 PROHIBITION AGAINST RECORDING. Neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant, without Landlord's written consent thereto.

29.6 LANDLORD'S TITLE. Landlord's title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord.

29.7 RELATIONSHIP OF PARTIES. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant.

29.8 APPLICATION OF PAYMENTS. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease, regardless of Tenant's designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect.

29.9 TIME OF ESSENCE. Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor.

29.10 PARTIAL INVALIDITY. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law.

29.11 NO WARRANTY. In executing and delivering this Lease, Tenant has not relied on any representations (except as specifically set forth in this Lease), including, but not limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto.

29.12 LANDLORD EXCULPATION. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this Lease or arising in connection herewith or with Landlord's operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which is equal to the interest of Landlord in the Project (which interest shall include sale, insurance and taking proceeds, the future rents, income and profits from the Project, and Landlord's insurance coverages). Neither Landlord, nor any of the Landlord Parties shall have any personal liability relating to the Premises, the Project, the Building or this Lease, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this
SECTION 29.12 shall inure to the benefit of Landlord's and the Landlord Parties' present and future partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of

63

Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), or member (if Landlord is a limited liability company) have any liability for the performance of Landlord's obligations under this Lease.

29.13 ENTIRE AGREEMENT. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting this Lease and this Lease and the exhibits attached hereto constitute the parties' entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the TCCs of this Lease can be modified, deleted or added to except in writing signed by the parties hereto.

29.14 RIGHT TO LEASE. Subject to SECTION 5.2 hereof: (i) Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building or Project, and (ii) Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building or Project.

29.15 FORCE MAJEURE. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God (including inclement weather), inability to obtain utilities (subject to the provisions of SECTION 6.3), labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease (collectively, a "FORCE MAJEURE"), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party (other than and excluding the obligation to pay Rent and Additional Rent), that time period shall be extended by the period of any delay in such party's performance caused by a Force Majeure; provided, however, except as set forth in Article 11, such extension shall not exceed sixty (60) consecutive days. The provisions of this SECTION 29.15 shall not extend or delay Tenant's rights under SECTIONS 6.4 or under SECTION 11.3, except to the extent expressly provided in SECTION 11.3.

29.16 NOTICES. All notices, demands, statements, designations, approvals or other communications (collectively, "NOTICES") given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested ("MAIL"), (B) transmitted by telecopy, if such telecopy is promptly followed by a Notice sent by Mail or recognized overnight courier, (C) delivered by a nationally recognized overnight courier, or (D) delivered personally. Any Notice shall be sent, transmitted, or delivered, as the case may be, to Tenant at the appropriate address set forth below, or to such other place as Tenant may from time to time designate in a Notice to Landlord, or to Landlord at the addresses set forth below, or to such other places as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given (i) three (3) days after the date it is posted if sent by Mail, (ii) the date the telecopy is transmitted, (iii) the date the overnight courier delivery is made, or (iv) the date personal delivery

64

is made or attempted to be made as required under that agreement. As of the Effective Date, any Notices to Landlord and Tenant must be sent, transmitted, or delivered, as the case may be, to the following addresses:

LANDLORD:
770 Township Line Road
Suite 150
Yardley, PA 19067
Attn: Loretta M. Kelly, General Counsel

with copies to:

Berwind Property Group, Ltd.
1500 Market Street
3000 Centre Square West
Philadelphia, PA 19102
Attention: John L. Brogan

TENANT:
CYTYC Corporation
85 Swanson Road
Boxborough, MA 01719
Attn: General Counsel

With a copy to:
CYTYC Corporation
85 Swanson Road
Boxborough, MA 01719
Attn: CFO and Controller

MORTGAGEE:

Wells Fargo Bank, National Association
c/o Real Estate Group
Two Logan Square
100-120 N. 18th Street
Suite 1750 (17th Floor)
Philadelphia, PA 19103
Attn: Manager, Loan Administration

29.17 JOINT AND SEVERAL. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be joint and several.

29.18 AUTHORITY. Each individual executing this Lease hereby represents and warrants that Landlord or Tenant, as applicable, is a duly formed and existing entity qualified to do

65

business in the Commonwealth of Massachusetts and has full right and authority to execute and deliver this Lease and that each person signing on behalf of Landlord or Tenant is authorized to do so.

29.19 ATTORNEYS' FEES. In the event that either Landlord or Tenant should bring suit for the possession of the Premises or the Building, for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable attorneys' fees, incurred by the prevailing party therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable whether or not the action is prosecuted to judgment or disposed of through settlement or otherwise.

29.20 GOVERNING LAW. This Lease shall be construed and enforced in accordance with the laws of the Commonwealth of Massachusetts. Except as otherwise provided herein, all disputes arising hereunder, and all legal actions and proceedings related thereto, shall be solely and exclusively initiated and maintained in the court with the appropriate jurisdiction located in the Commonwealth of Massachusetts. IN ANY ACTION OR PROCEEDING ARISING HEREFROM,
LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE COMMONWEALTH OF MASSACHUSETTS, AND (II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY MASSACHUSETTS LAW. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW.

29.21 SUBMISSION OF LEASE. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant.

29.22 BROKERS. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in SECTION 12 of the Summary (the "BROKERS"), and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Lease. Landlord shall pay a commission or brokerage fee to the Brokers pursuant to separate written agreements between Landlord and each Broker. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys' fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other than the Brokers, occurring by, through, or under the indemnifying party.

29.23 INDEPENDENT COVENANTS. As a material inducement for Landlord and Tenant to enter into this Lease, both Landlord and Tenant acknowledge and agree that, subject to Tenant's rights under SECTIONS 6.4 and 19.8, this Lease shall be construed as though the covenants herein

66

between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any currently existing or hereinafter enacted statute or case law to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, except as otherwise expressly set forth in this Lease, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord's expense or to any setoff of the Rent or other amounts owing hereunder against Landlord or to terminate this Lease as a result of Landlord's failure to perform or refraining from performing any covenant or obligation of Landlord hereunder.

29.24 PROJECT OR BUILDING NAME AND SIGNAGE. Landlord shall have the right at any time to change the name of the Project or Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord's sole discretion, desire. Tenant shall not use the name of the Project or Building or use pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord. Landlord shall have the right to prohibit the use of the name of the Project or any other publicity by Tenant that in Landlord's reasonable opinion impairs the reputation of the Project or its desirability for Landlord or other tenants. Upon written notice from Landlord, Tenant will refrain from and/or discontinue such publicity immediately.

29.25 COUNTERPARTS. This Lease may be executed in counterparts with the same effect as if both parties hereto had executed the same document. Both counterparts shall be construed together and shall constitute a single lease. Signatures may be made by facsimile provided the original is promptly delivered to the other party by overnight courier.

29.26 CONFIDENTIALITY. Each party hereby acknowledges that the contents of this Lease and any related documents are confidential information. Each party shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than such party's partners, administrators, consultants, financial, legal, and space planning consultants, a prospective transferee, partner, or financing source, and except as required by Applicable Law or in connection with a dispute or litigation hereunder or as required by subpoena or as required by order of governmental authority. Landlord agrees that, except in case of emergencies threatening injuries to persons or damage to property, Tenant may require any Landlord Party to execute a reasonable confidentiality statement prior to its entry into Tenant's Premises to protect against the disclosure of Tenant's proprietary information.

29.27 CONSENT NOT TO BE UNREASONABLY WITHHELD. Wherever in this Lease it is provided that the consent or approval of either party is not to be unreasonably withheld, such consent shall be unreasonably withheld, conditioned, or delayed.

29.28 BUILDING RENOVATIONS. Except as expressly set forth in Section 1.2 of this Lease, Landlord has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any part thereof and Tenant acknowledges that, except as expressly set forth in
SECTION 5.5, no representations or warranties respecting the condition of the Premises or the Building have been made by Landlord to Tenant. However, Tenant hereby acknowledges that, subject, however, to the provisions of this Section 1.4, Landlord may during the Lease Term renovate, improve, alter, or modify (collectively, the "RENOVATIONS") the Project (excluding the Premises), the parking areas, the Common Areas of

67

the Project, and systems and equipment, roof, and structural portions of the same. Subject to SECTION 6.4, Tenant hereby agrees that such Renovations and Landlord's actions in connection with such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Subject to SECTION 6.4, Landlord shall have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant's business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or the Building or of Tenant's personal property or improvements resulting from the Renovations or Landlord's actions in connection with such Renovations, or for any inconvenience or annoyance occasioned by such Renovations or Landlord's actions provided the performance of such Renovations does not materially adversely interfere with Tenant's use or occupancy of the Premises, the Building, the Project or the Common Areas for the Permitted Use. Nothing in this SECTION 29.28 (but subject to ARTICLE 10) shall relieve Landlord for any liability which it may have based upon injuries to persons or damage to property caused by the negligence or willful misconduct of Landlord, or Landlord's agents, employees or contractors.

29.29 NO VIOLATION. Landlord and Tenant hereby warrant and represent that neither its execution of nor performance under this Lease shall cause either party to be in violation of any agreement, instrument, contract, law, rule or regulation by which it is bound, and each party shall protect, defend, indemnify and hold the other harmless against any claims, demands, losses, damages, liabilities, costs and expenses, including, without limitation, reasonable attorneys' fees and costs, arising from Tenant's breach of this warranty and representation.

29.30 COMMUNICATIONS AND COMPUTER LINES.

Landlord may have provided certain data, voice, and telecommunications infrastructure to the boundary of the Building, which Tenant accepts on an "as-is" basis, and Tenant shall be responsible for expansion and maintenance of such infrastructure within the Premises and the Building. Tenant shall have the use of any existing communications or computer wires and cables (collectively, the "Lines") located within the Premises and, subject to the provisions of ARTICLE 8 (including, without limitation, Landlord's conditioning its approval upon the restoration of any portion of the Project disturbed by such installation) shall have the right at its sole cost and expense to install its own wires, cables, conduits, auxiliary equipment and other related equipment and facilities from the public street into the Project, the Building and the Premises. LANDLORD SPECIFICALLY DISCLAIMS ANY REPRESENTATIONS AND/OR WARRANTIES, INCLUDING, WITHOUT LIMITATION, ANY WARRANTY OF MERCHANTABILITY OR OF FITNESS FOR A PARTICULAR PURPOSE WITH RESPECT TO THE EXISTING CABLE TRAY SYSTEM, THE LINES AND ANY OTHER COMMUNICATIONS AND COMPUTER LINES AND FIBER NETWORKING IN THE BUILDING, AND TENANT ACCEPTS SAME IN THEIR "AS-IS" CONDITION.

29.31 HAZARDOUS MATERIALS. Landlord and Tenant agree as follows with respect to the existence or use of "Hazardous Material" in or on the Premises and/or the Project:

29.31.1 Tenant, at its sole cost and expense, shall comply with all laws, statutes, ordinances, rules and regulations of any local, state or federal governmental authority (including, without limitation, the Fire Department of the City of Marlborough, and the Local Emergency

68

Planning Committee, if any) having jurisdiction concerning environmental, health and safety matters (collectively, "ENVIRONMENTAL LAWS"), including, but not limited to, any discharge into the air, surface, water, sewers, soil or groundwater of any Hazardous Material (as defined in SUBSECTION 29.31.3, below), whether within or outside the Premises or Building, within the Project. Notwithstanding the foregoing, nothing contained in this Lease requires, or shall be construed to require, Tenant to incur any liability related to or arising from: (i) environmental conditions which existed within the Premises or the Project prior to the date Tenant took possession of Space A, or (ii) any acts or omissions of anyone other than Tenant, Tenant's successors and/or assigns, any subtenant or licensee of the Premises, and their respective agents, employees, contractors and invitees (individually, a "TENANT PARTY", and collectively (including Tenant) "TENANT PARTIES").

29.31.2 Tenant shall not cause or consent to any Hazardous Material being brought upon, handled, kept, stored or used in or about the Building or otherwise in the Project by Tenant, its agents, employees, or contractors or invitees, unless the same are used, stored, handled and disposed of in compliance with all applicable Environmental Laws and with good scientific and medical practice, and provided further that all such materials shall be removed from the Premises, Building and the Project prior to the expiration or earlier termination of this Lease in accordance with all applicable laws at the sole cost and expense of Tenant. Landlord hereby acknowledges that, as of the commencement of the Term, Tenant intends to use the materials ("Permitted Hazardous Materials") listed on EXHIBIT H in accordance with all Applicable Laws. Tenant shall give Landlord written notice of its handling, storage, or use of any Hazardous Substance in or about the Premises and the Building with respect to which it is required to give written notice or a report to any governmental agency or authority, or obtain or maintain a license to handle, within thirty (30) days after the date it is required to give such notice or report to said governmental agency or authority. Upon Landlord's written request, but not more often than monthly, Tenant shall provide Landlord with an updated list of all Hazardous Materials brought upon, handled, kept, stored or used in or about the Premises and/or the Building. Notwithstanding the foregoing, with respect to any of Tenant's Hazardous Material which Tenant does not properly handle, store or dispose of in compliance with all applicable Environmental Laws and good scientific and medical practice, Tenant shall, upon written notice from Landlord, no longer have the right to bring such material into the buildings or the Project until Tenant has demonstrated, to Landlord's reasonable satisfaction, that Tenant has implemented programs to thereafter properly handle, store or dispose of such material.

29.31.3 As used herein, the term "Hazardous Material" means any flammable substances, explosives, and radioactive materials, and any hazardous or toxic substance, material or waste or petroleum derivative which is or becomes regulated by any Environmental Law, specifically including live organisms, viruses and fungi, medical waste, and so-called "biohazard" materials. The term "Hazardous Material" includes, without limitation, any material or substance which is (i) designated as a "hazardous substance" pursuant to Section 1311 of the Federal Water Pollution Control Act (33 U.S.C.
Section 1317), (ii) defined as a "hazardous waste" pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq. (42 U.S.C. Section 6903), (iii) defined as a "hazardous substance" pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq. (42 U.S.C. Section 9601), (iv) defined as

69

"hazardous substance" or "oil" under Chapter 21E of the General Laws of Massachusetts, or (v) a so-called "biohazard" or medical waste, or is contaminated with blood or other bodily fluids; and "Environmental Laws" include, without limitation, the laws listed in the preceding clauses (i) through (iv).

29.31.4 Any increase in the premium for necessary insurance on the Premises or the Building or the Project which arises from Tenant's use and/or storage of Hazardous Materials shall be solely at Tenant's expense. Landlord hereby acknowledges and agrees that Permitted Hazardous Materials, as defined in Section 29.31.2, will not currently cause any increase in premium chargeable to Tenant, so long as the same are used, stored, handled and disposed of in compliance with all applicable Environmental Laws and with good scientific and medical practice. Tenant shall procure and maintain at its sole expense such additional insurance as may be necessary to comply with any requirement of any Federal, State or local government agency with jurisdiction.

29.31.5 Tenant hereby covenants and agrees to indemnify, defend and hold Landlord harmless from any and all claims, judgments, damages, penalties, fines, costs, liabilities or losses (collectively "Losses") which Landlord may reasonably incur arising out of contamination of real estate, the Project or other property not a part of the Premises, which contamination arises as a result of: (i) the presence of Hazardous Material in the Premises or the Building or the Project, the presence of which is caused by or consented to by Tenant, or (ii) from a breach by Tenant of its obligations under this SECTION
29.31. This indemnification of Landlord by Tenant includes, without limitation, reasonable costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work required by any federal, state or local governmental agency or political subdivision because of Hazardous Material present in the soil or ground water on or under the Premises or the Building based upon the circumstances identified in the first sentence of this SUBSECTION 29.31.5. The indemnification and hold harmless obligations of Tenant under this SUBSECTION 29.31.5 shall survive any termination of this Lease. Without limiting the foregoing, if the presence of any Hazardous Material in the buildings or otherwise in the Project caused or permitted by Tenant results in any contamination of the Premises or the Building, Tenant shall promptly take all actions at its sole expense as are necessary to return the Premises and the Building to a condition which complies with all Environmental Laws; provided that Landlord's approval of such actions shall first be obtained, which approval shall not be unreasonably withheld so long as such actions, in Landlord's reasonable discretion, would not potentially have any materially adverse long-term or short-term effect on the Premises and/or the Building, and, in any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable Environmental Laws. Notwithstanding anything to the contrary in the Lease contained, Tenant shall not be responsible for: (i) any Hazardous Materials which existed in the Building as of May 28, 2003 with respect to the third floor of the Building, or which existed elsewhere (through no fault of Tenant or any Tenant Party) in the Building or the Project as of the Effective Date, or (ii) any Hazardous Materials introduced to the Project by anyone other than Tenant or a Tenant Party, as defined in Section 29.31.1 above.

29.31.6 Landlord hereby represents to Tenant that, to the Landlord's knowledge, based solely on the environmental assessment report listed on EXHIBIT G (the "Environmental

70

Report"), there are no Hazardous Materials located in the Premises, the Building or elsewhere in the Project, except as set forth in the Environmental Report. Landlord hereby covenants and agrees to indemnify, defend and hold Tenant harmless from any and all Losses which Tenant may reasonably incur during the Term of this Lease arising out of contamination of real estate, the Project or other property not a part of the Building, which contamination arises as a result of the breach by Landlord of its representations and agreements set forth in this Section 29.31. If any Hazardous Materials are discovered on the Property during the Term of this Lease which were not introduced by Tenant or any other Tenant Parties, and the presence of such Hazardous Materials materially adversely affects Tenant's use and occupancy of the Premises, then Landlord shall remediate or remove, or take steps to require the responsible parties to remediate or remove, such Hazardous Materials, without charge to Tenant, when, if, and in the manner required by applicable Environmental Laws.

29.31.7 Notwithstanding anything to the contrary in this Lease, if Tenant fails to cure any breach or default of this SECTION 29.31 within ten
(10) days after written notice from Landlord, such failure shall constitute a default under this Lease, provided, however, if the nature of the default is such that more than ten (10) days are required for its cure or performance, then Tenant shall not be in default under this Lease if it shall commence such performance within such ten (10) day period and thereafter diligently and continuously pursues the same to completion within sixty (60) days, or if earlier, prior to the expiration or earlier termination of this Lease.

29.31.8 Tenant shall, after Tenant, and anyone claiming by, through or under Tenant, vacate the Premises, and immediately prior to the time that Tenant delivers the Premises to Landlord: (i) if Tenant has used the Premises or the Building in such a way that the following is required by Applicable Law, cause the Premises and the Building, as applicable, to be decommissioned in accordance with the regulations of the U.S. Nuclear Regulatory Commission and/or the Massachusetts Department of Public Health for the control of radiation; (ii) if Tenant has used the Premises or the Building in such a way that the following is required by Applicable Law, provide a written report by a licensed industrial hygienist or equivalent to confirm that the Premises and the Building contain no contaminants per the National Institute of Health (or its successor organization) rules and regulations on bio-safety as administered by the Department of Health; and (iii) if Tenant is required by Applicable Law to maintain a chemical or hazardous waste removal manifest, provide a copy of its most current waste removal manifest and a certification from an officer of Tenant that no chemicals remain in the Building.

29.31.9 Landlord shall have the right from time to time, but not more often than once per year unless Landlord has a reasonable basis to believe that an audit is required, to conduct (or retain one or more consultants to conduct) environmental audits of the Premises and/or the Building to ensure and verify Tenant's compliance with this SECTION 29.31, upon five (5) business days advance written notice to Tenant. Tenant agrees to cooperate with the person or entity conducting said audit and to supply all information reasonably requested in connection therewith. Tenant shall pay the cost of such audit if such audit discloses that Tenant has materially violated any of the provisions of this SECTION 29.31; otherwise, the cost of said audit shall be paid for by Landlord.

71

29.31.10 Tenant shall dispose of all Hazardous Materials and other hazardous or medical wastes or substances used, stored or generated by Tenant or in connection with Tenant's use of the Premises and/or the Building, in accordance with all Applicable Laws at Tenant's sole cost and expense. Tenant shall give Landlord written notice annually (and from time to time, if changed) of the name, address and telephone number of the contractor that will be responsible for removal of all Hazardous Materials disposed of by Tenant from the Premises and/or the Building and/or the Project.

29.31.11 Tenant shall provide Landlord with a copy of its Chemical Hygiene Plan (as set forth in OSHA 1910.1450) annually, or more often as and when it is amended.

29.32 DEVELOPMENT OF THE PROJECT.

29.32.1 SUBDIVISION, ADDITIONAL IMPROVEMENTS. Subject to the requirements of ARTICLE 28, Landlord reserves the right to further subdivide all or a portion of the Project and to add to, remove, or otherwise change the parking areas and Common Areas, including, without limitation, the construction of additional buildings within the Project; provided however, that no such changes shall materially adversely affect Tenant's use of, or access to the Premises, and no structure other than a "connector" which is not more than one story in height, linking one or more buildings or structures, shall be constructed in the "LOW BUILD AREA" as shown on EXHIBIT B. Any such changes to the Preferred Parking Area shall be subject to the provisions set forth in ARTICLE 28, above. In the event of any such change, an equitable adjustment to the Tenant's Share, if appropriate, shall be made.

29.32.2 OTHER IMPROVEMENTS. If portions of the Project or property adjacent to the Project (collectively, the "OTHER IMPROVEMENTS") are owned by an entity other than Landlord, Landlord, at its option, may enter into an agreement with the owner or owners of any or all of the Other Improvements to provide (i) for reciprocal rights of access and/or use of the Project and the Other Improvements, (ii) for the common management, operation, maintenance, improvement and/or repair of all or any portion of the Project and the Other Improvements, (iii) for the allocation of a portion of the Direct Expenses to the Other Improvements and the operating expenses and taxes for the Other Improvements to the Project, and (iv) for the use or improvement of the Other Improvements and/or the Project in connection with the improvement, construction, and/or excavation of the Other Improvements and/or the Project, provided however that no such agreement shall materially adversely affect Tenant's use of, or access to, the Premises or the Common Areas, nor shall any such agreement materially adversely affect Tenant's rights under this Lease.

29.32.3 CONSTRUCTION OF PROJECT AND OTHER IMPROVEMENTS. Tenant acknowledges that portions of the Project and/or the Other Improvements may be under construction following Tenant's occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction of access, etc. which are in excess of that present in a fully constructed project. Subject to
SECTION 6.4, Tenant hereby waives any and all rent offsets or claims of constructive eviction which may arise in connection with such construction, provided such construction by Landlord does not interfere with Tenant's use or occupancy of the Premises, the Project or the Common Areas for the Permitted Use.

72

29.33 NO CONSEQUENTIAL DAMAGES. Notwithstanding any provision of this Lease to the contrary, except as specifically set forth in ARTICLE 16 of this lease, under no circumstances shall either party hereto be liable to the other party for any consequential, incidental or special damages.

29.34 COMPLIANCE WITH TIF AGREEMENT. Landlord and Tenant acknowledge that there is a Tax Increment Financing Agreement by and between the City of Marlborough and BNP Leasing Corporation dated January 31, 1997, as amended by an Agreement by and between the City of Marlborough and 3Com Corporation dated February 25, 2002, and as further amended by an Agreement by and between the City of Marlborough and Landlord dated as of September 12, 2003 concerning the Property (the "TIF Agreement"). Tenant agrees to provide Landlord, within ten
(10) business days of written request from Landlord made on an annual basis with a statement substantially in the form attached hereto as EXHIBIT F for the prior fiscal year ending June 30, and a statement setting forth the total number of jobs located at the Premises for the same period, and such other information as may reasonably be requested by Landlord (provided that Tenant shall not be required to incur any third party costs to obtain such information) to facilitate Landlord's compliance with any requirements of the TIF Agreement. Landlord shall not amend the TIF Agreement or enter into any other agreement with the City of Marlborough affecting the payment of Tax Expenses or other payments in lieu of Tax Expenses, which would be adverse to Tenant, without obtaining Tenant's prior written consent.

29.35 TENANT'S FINANCIAL CONDITION. Within ten (10) business days after written request from Landlord, but not more than once in any twelve month period, Tenant shall deliver to Landlord such financial statements as are reasonably required by Landlord to verify the net worth of Tenant, or any assignee, subtenant, or guarantor of Tenant. Landlord agrees that, so long as Tenant is a publicly owned company listed on a nationally recognized United States stock exchange, the publicly released financial statements shall satisfy the requirements of this Section 29.35. Tenant represents and warrants to Landlord that each such financial statement is a true and accurate statement as of the date of such statement. All financial statements shall be confidential and shall be used only for the purposes set forth herein.

29.36 EXHIBITS. The exhibits listed in the Table of Contents and attached hereto, are hereby incorporated in, and made a part of, this Lease by reference.

ARTICLE 30

USE OF ROOF

30.1 USE OF ROOF. Notwithstanding anything to the contrary contained in this Lease, Tenant shall only have the right to use the roof of the Building for the purposes permitted pursuant to this Article 30 and subject to the restrictions set forth in this Article 30. Subject to (a) Landlord's reasonable approval (including, without limitation, approval as to size and location), (b) Tenant's obtaining all governmental approvals, and (c) the provisions and conditions of this Article 30 and of Article 8, above, Tenant shall have the right to install satellite or antenna devices for the sole use of Tenant, and its permitted subtenants and assignees (in accordance with Article 14), HVAC units, generators, skylights and similar equipment, and other

73

installations or alterations approved by Landlord, which approval shall not be unreasonably withheld (collectively, "Rooftop Installations") on the roof of the Building, at Tenant's sole cost and expense, subject to local laws and ordinance. Notwithstanding anything to the contrary contained in this Lease, under no circumstances shall Tenant be permitted to place a cell tower, billboard or other signage on the roof of the Building without Landlord's written consent, which consent may be withheld in the sole and absolute discretion of Landlord. Tenant agrees and hereby covenants to Landlord as follows:

30.1.1 The Rooftop Installations shall not project more than ten feet above the roof surface of the Building, unless otherwise approved by Landlord which approval shall not be unreasonably withheld, and, if any Rooftop Installation is visible from the ground level within a reasonable vicinity of the Building, Landlord shall have the right to require reasonable shielding or screening;

30.1.2 Installation, service, repair, maintenance and removal of the Rooftop Installations shall be performed by a reputable contractor that has been approved by Landlord in writing, which approval shall not be unreasonably withheld. Tenant shall have access to the roof of the Building for the purposes of such installation, service, repair, maintenance and removal, only upon at least twenty-four hours advance notice to Landlord and Landlord's property manager and/or when accompanied by Landlord's agent or property manager, except in case of an emergency Tenant shall give Landlord oral notice as soon as reasonably possible;

30.1.3 The provisions of Section 5.3 shall specifically apply to the Rooftop Installations;

30.1.4 Tenant shall be solely liable for the installation, maintenance, repair and removal of the Rooftop Installations, and shall, at Landlord's request, or as required pursuant to SECTION 8.5 above, remove the Rooftop Installations and repair any damage caused by such removal prior to the expiration or earlier termination of the Lease. The installation of the Rooftop Installations and operation, maintenance and removal of the Rooftop Installations shall be performed (i) in a good and workmanlike manner, so that they would not create a hazard to life or property; (ii) in compliance with all applicable federal, state and local laws, regulations and ordinances, (iii) with due care and regard for safety and in a manner that will not cause injury or death to persons or damage to property; (iv) so that no lien or other encumbrance shall be placed on any portion of the Project, and (v) in a way that will not limit or void any warranty on the roof nor cause nor permit leaking of the roof, nor impair the structural integrity of any building in the Project. Any roof penetrations shall be subject to the provisions of SECTION 8.6, above. In the event that the installation, maintenance, repair and/or removal of the Rooftop Installations causes any roof leaks, notwithstanding anything to the contrary contained in this Lease, Tenant shall be solely liable for the repair of such leaks, and for all damage resulting therefrom.

30.1.5 Subject to the provisions of ARTICLE 8 above, Tenant shall provide such additional structural support as may be reasonably required for such Rooftop Installations, at Tenant's sole cost and expense, provided however, that no support columns may be added without Landlord's express written consent (which shall not be unreasonably withheld provided that there is no outstanding uncured material monetary Event of Default (as defined in Section

74

19.2.1 (iv)), and any work required to reinforce the floors or to increase loading capacity shall not interfere with or diminish the usability of other space in the Building, nor reduce the rentable square footage of the Building, unless Tenant agrees to restore such usability or rentable square footage, as the case may be, on or before the expiration or prior termination of the Term.

30.1.6 Landlord agrees that it will not utilize the roof of the Building for the location of any equipment that is not intended to service the Building. Notwithstanding anything to the contrary contained in this Lease, under no circumstances shall either Landlord or Tenant place a sign on the roof of the Building, without the express written consent of the other party, which consent may be withheld in the sole discretion of the responding party.

ARTICLE 31

RIGHT OF FIRST OFFER TO LEASE ADDITIONAL SPACE

31.1 (a) Provided that there are no Default Conditions (as defined in
SECTION 2.2, above) as of the date the offer is made, the date the offer is accepted, and as of the date of commencement of the term of the lease with respect to such space, Tenant shall have the following rights of first offer to lease additional space in the Project (such rights to be exercised as more fully set forth in subsection 31.1(b) below):

(i) Subject to the rights of 3Com Corporation and its successors and/or assigns under its lease (as such lease may be extended, renewed, amended or modified) (collectively, "3Com") now existing or hereafter granted by Landlord (and/or its successors and/or assigns), during the Term of this Lease Tenant shall have a right of first offer to lease with respect to two floors of space in Building 2 (as shown on EXHIBIT B attached hereto). The two floors shall be the first two floors to become available after 3Com vacates Building 2 or any portion thereof, unless all four floors are expected to become available at the same time, in which case, the right shall apply only to the top two floors of Building 2 (the "INITIAL OFFER SPACE"). Tenant's right of first offer with respect to the Initial Offer Space shall be continuing, but if Tenant does not accept the Initial Offer Space when first offered by Landlord, Tenant's right of first offer with respect to the Initial Offer Space shall thereafter be subject to:

(A) the rights granted by Landlord and/or its successors and/or assigns to any current or future tenant of at least one half of a floor of the Initial Offer Space on the balance of the Initial Offer Space (or any portion thereof);

(B) the rights granted by Landlord and/or its successors and/or assigns to any current or future tenant of at least one-quarter of a floor of the Initial Offer Space on the balance of that floor (or any portion thereof); and

(C) the rights granted by Landlord and/or its successors and/or assigns to any current or future tenant of a full floor of space within Building 2 on the Initial Offer Space (or any portion thereof);

(ii) Subject to the rights of 3Com under its lease (as such lease may be extended, renewed, amended or modified) and subject to the rights of any other tenants or occupants or

75

future occupants of the Project, (now existing, or hereafter granted by Landlord and/or its successors and/or assigns), Tenant shall have a continuing right of first offer, during the term of the Lease, with respect to the balance of Building 2 (other than the Initial Offer Space); and

(iii) In the event that Landlord constructs or is constructing a new building (the "NEW BUILDING") within the area shown on EXHIBIT B as "POTENTIAL BUILDING AREA", then, subject to the rights granted by Landlord and/or its successors and/or assigns to any tenant or future tenant that is expected to occupy at least: the lesser of 50,000 square feet or one-half of rentable square footage in the New Building, Tenant shall have a one time right of first offer to lease the remaining space, if any, in the New Building. In no event shall this subsection (iii) be deemed to require Landlord to construct a New Building for the benefit of Tenant.

(b) Landlord shall give Tenant written notice ("Landlord's Notice") of the right of first offer to lease, stating the date on which the applicable space (the "Expansion Space") is expected to become available and the terms under which Landlord is willing to lease such Expansion Space to Tenant (including the initial fixed rent and term). Tenant shall have a period of ten
(10) business days after the date of Landlord's Notice to Tenant to respond by accepting or rejecting such offer and if Tenant does not respond within the stated period, Tenant will be deemed to have rejected such offer. If Tenant gives written notice accepting a right of first offer to lease within said ten
(10) business day period, provided that Tenant also gives Landlord a written certification from its chief financial officer that Tenant is not the subject of any bankruptcy or insolvency proceedings, and that Tenant is not insolvent, then Landlord shall be deemed to have agreed that Tenant is entitled to accept such right of first offer to lease (i.e. Landlord will be deemed to have waived all conditions to such acceptance which are applicable to the date of acceptance, other than the execution of a lease in form and substance reasonably acceptable to Landlord and Tenant) unless, within ten (10) business days after Landlord's receipt of such notice, Landlord gives written notice to Tenant setting forth with specificity the manner in which Tenant has failed to satisfy the conditions to such acceptance. Following Tenant's acceptance of a right of first offer to lease, the parties agree to negotiate in good faith for a period not to exceed ten days to enter into a lease in form and substance reasonably satisfactory to the parties, and if the parties do not enter into a lease within said time period, Tenant will be deemed to have rejected the right of first offer to lease with respect to the Expansion Space offered and Landlord may offer such Expansion Space to any party upon terms that Landlord deems appropriate free of this right of first offer to lease (but, with respect to Building 2 only, subject to complying with the provisions of this SECTION 31.1, if applicable, if the space thereafter again becomes available for lease).

If the offer to Tenant is for more than one floor of space Tenant shall have the right to take less space so long as the space constitutes either a full floor or full floors, or constitute existing separately demised space or spaces (so that no Tenant improvement work will be required to demise such space). With respect to the Initial Offer Space only, if Landlord has not leased such space within one year, Landlord must again offer such space to Tenant, and Tenant must respond to such re-offer within a period of ten days.

Notwithstanding anything to the contrary contained in this Agreement, upon execution of any lease between Landlord and Tenant (or their respective successors and/or assigns) for space in

76

Building 2 and/or any New Building, the provisions of this Article 31 shall be and become null and void with respect to such space.

31.2 ESTOPPEL CERTIFICATE. Within ten (10) business days after Landlord's written request, Tenant shall execute an estoppel certificate in recordable form confirming the provisions of this ARTICLE 31, the dates of any offers to Tenant, whether or not Tenant accepted or rejected such offer, and such other matters as may be reasonably requested by Landlord to determine Tenant's rights, if any, under this ARTICLE 31.

31.3 LIMITATION ON ASSIGNMENT. The provisions of this ARTICLE 31 and Tenant's rights and obligations hereunder may not be assigned by Tenant separate from an assignment of all of Tenant's right, title and interest in this Lease (which assignment is further subject to the provisions of ARTICLE 14).

31.4 PURCHASE OF BUILDING 2 BY 3COM. Notwithstanding anything to the contrary contained in this Article 31, in the event that 3Com purchases Building 2, the provisions of SECTIONS 31.1(i) AND 31.1(ii) above shall thereupon be and become null and void, and Tenant shall have no right of first offer to lease any space in Building 2.

ARTICLE 32

TERMINATION OF PRIOR LEASE

Landlord and Tenant entered into a Lease Agreement dated as of May 29, 2003 (the "Prior Lease"). The Prior Lease is hereby terminated effective as of midnight on the Effective Date.

[Balance of page intentionally left blank]

77

IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date first above written.

"LANDLORD":

MARLBOROUGH CAMPUS LIMITED
PARTNERSHIP, a Massachusetts limited
partnership

By: Bergen of Marlborough, Inc., general
partner

By:

Its:

"TENANT":

CYTYC CORPORATION, a Delaware corporation

Attest:

                                       By:
                                            -----------------------------------
By:                                         Name:
     ------------------------
     Name:                                  Title:

     Title:                            (Corporate Seal)

                                       78

                        (ACKNOWLEDGMENT FOR CORPORATION)

COMMONWEALTH OF MASSACHUSETTS
SS.:
COUNTY OF

BE IT REMEMBERED, that on this _____ day of ______, 2003, before me, the subscriber, a Notary Public of the Commonwealth of Massachusetts personally appeared _____________________________, who, being by me duly sworn on his oath, does depose and make proof to my satisfaction that he is the ______________ Secretary of CYTYC Corporation, the Tenant named in the foregoing Lease; that _______________________ is ____President of said corporation; that the execution of the foregoing Lease was duly authorized; and the seal affixed to said instrument is the corporate seal and was thereto affixed and said instrument signed and delivered by said __________________ President, as and for his voluntary act and deed and as for the voluntary act and deed of said corporation, in presence of deponent, who thereupon subscribed his name thereto as witness.

Subscribed and sworn to
before me at ___________,
on the date aforesaid.


Secretary


Notary Public

(Notarial Seal)


EXHIBIT A

OUTLINE OF PREMISES

[TO BE ATTACHED]

IDENTIFY SPACE A

1

EXHIBIT B

PLAN SHOWING BUILDINGS 1, 2, 3 AND 4

[TO BE ATTACHED]
SHOW PREFERRED PARKING AREA, RESTRICTED PARKING AREA, POTENTIAL BUILDING AREA
AND LOW BUILD AREA

2

EXHIBIT C

INVENTORY LIST

3

EXHIBIT D

RULES AND REGULATIONS

The following rules and regulations (collectively, the "Rules") shall apply, where applicable, to the Premises, the Building, the parking lot, the Project and the appurtenances thereto. Whenever Landlord's judgment, approval or consent is required under any Rules, Landlord agrees that it will act reasonably.

As used herein "Common Areas" shall have the meaning set forth in Section 1.4 of the Lease.

A. GENERAL

1. Sidewalks, areas outside of doorways, exterior vestibules and other similar areas shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress and egress to and from the Premises. No rubbish, litter, trash, or material of any nature shall be placed, emptied, or thrown in those areas. At no time shall Tenant permit Tenant's employees, contractors or other representatives to loiter in Common Areas, or in any other areas outside the Building.

2. Any Tenant or vendor sponsored activity or event in Common Area must be approved and scheduled through Landlord's representative, which approval shall not be unreasonably withheld.

3. Alcoholic beverages (without Landlord's prior written consent), illegal drugs or other illegal controlled substances are not permitted in the Common Areas, nor will any person under the influence of the same be permitted in the Common Areas.

4. No firearms or other weapons are permitted in the Common Areas.

5. No fighting or "horseplay" will be tolerated at any time in the Common Areas.

6. Fire protection and prevention practices implemented by Landlord from time to time in the Common Areas, including participation in fire drills, must be observed by Tenant at all times.

7. Tenant shall not cause any unnecessary janitorial labor or services in the Common Areas by reason of Tenant's carelessness or indifference in the preservation of good order and cleanliness.

8. Subject to the provisions of Article 23 of the Lease, no signs, advertisements or notices shall be painted or affixed on or to any windows, doors or other parts of the Building that are visible from the exterior of the Building unless approved in writing by Landlord.

4

9. Tenant shall not exceed the acceptable floor loading (based on design load of 100 pounds per square foot of live load) and weight distribution requirements for the Building.

10. No animals, except seeing-eye dogs, shall be brought into or kept in, on or about the Common Areas.

11. Smoking and discarding of smoking materials by Tenant and/or any Tenant Party is permitted only in exterior locations adjacent to entrances to the Building designated by Tenant and/or designated by Landlord in other portions of the Project. Tenant will instruct and notify its visitors and employees of such policy.

12. There shall not be used in any Common Area, either by any Tenant or by delivery personnel or others, in the delivery or receipt of merchandise, any hand trucks, except those equipped with rubber tires and sole guards.

13. Tenant shall provide Landlord in writing the names and contact information of two (2) representatives authorized by the Tenant to request Landlord services, either billable or non billable and to act as a liaison for matters related to the Premises.

B. ACCESS & SECURITY

1. Bicycles and other vehicles are not permitted on the walkways outside the Building, except in those areas specifically designated by Landlord for such purposes.

2. Canvassing, soliciting, and peddling in or about the Project (other than in the Premises) is prohibited. Tenant, its employees, agents and contractors shall cooperate with said policy, and Tenant shall use its best efforts to prevent the same by Tenant's invitees.

3. Tenant and its employees, agents, contractors, invitees and licensees are limited to the Premises and the Common Areas. Tenant and its employees, agents, contractors, invitees and licensees may not enter other areas of the Project (other than the Common Areas) except when accompanied by an escort from Landlord.

4. Tenant acknowledges that Project security problems may occur which may require the employment of extreme security measures in the day-to-day operation of the Common Areas. Accordingly, Tenant agrees to cooperate and cause its employees, contractors and other representatives to cooperate fully with Landlord in the implementation of any reasonable security procedures concerning the Common Areas.

C. SHIPPING/RECEIVING

1. No deliveries (other than courier service) to the Premises may be made via other buildings within the Project unless otherwise directed or permitted by Landlord.

2. Dock areas exterior to the Building shall not be used for storage or staging by Tenant.

5

3. In no case shall any truck or trailer be permitted to remain in a loading dock area for more than forty-eight hours.

D. FOOD SERVICE

1. No open flame cooking or competing food service or vending machines will be permitted in the Premises.

2. Tenant shall not remove food service property from the cafe including trays, dishes, glasses, cups, utensils. Disposal utensils are provided.

E. RULES FOR USE OF PROJECT ACCESS CARDS

Each of Tenant's employees and on-site contractors shall be issued an access card. The access card serves as a "key" that allows access to card reader controlled doors.

The access card will ONLY act as a key on doors leading to the Premises (so long as the access card system serving the Premises is part of the common system for the Project) and Common Areas. Care should be used to prevent excessive bending or abuse that may cause damage to the card.

1. Do not allow others to use your card.

2. Report a lost, stolen, or damaged card immediately.

3. If a door is equipped with a card reader - use the reader to access. Do not "prop" doors open to bypass the system.

4. A "Tailgater" is an individual without an access card who follows an employee in or out of a door after that employee has used their card to access a door. Tailgating is not allowed.

5. If Landlord provides Tenant with any access cards or badges, a fee of $20.00 will be charged for each badge or access card issued.

6. In all cases, Tenant agrees to promptly notify Landlord when access badges are to be deactivated in cases such as termination, non-use, lost badge, etc.

6

EXHIBIT E

ESTOPPEL CERTIFICATE

Date [Name of Landlord]
[Name and Address of Purchaser] and/or
[Name and Address of Mortgagee]

It is our understanding that [_________is purchasing from_______ ________________________________ ("Landlord"), [and/or _____________ is providing financing in connection with the acquisition or refinancing of the] property located at _________________, Marlborough, Massachusetts (the "Property") and in connection therewith have required this certification by the undersigned.

Reference is made to a Lease dated ________________, between Landlord and the undersigned as Tenant (the "Lease") for certain premises (the "Premises") located at the Property. The undersigned, as Tenant, hereby certifies that:

1. The term of the Lease commenced on __________, 20__ and ends on __________, 20__ (the "Expiration Date"). Tenant has no right to renew or extend the term of the Lease, except as set forth in Section 2.2 of the Lease.

2. The undersigned has accepted and presently occupies the premises described in the Lease as Tenant.

3. The Base Rent under the Lease is currently $__________________ per month, and has been paid through __________________, 20__. Tenant currently is billed by the Landlord $______ per month as its estimated Share of Operating Expenses, and $_______ per month as its estimated Share of Tax Expenses.

4. The Lease is in full force and effect and has not been assigned, modified, supplemented or amended in any way, Tenant is not in default thereunder, and, to the Tenant's knowledge, Landlord is not in default thereunder, and no event has occurred which, with the giving of notice or passage of time, or both, could result in a default by Tenant or Landlord, except as follows: _________

5. The Lease, including all Exhibits attached thereto, represents the entire agreement between Landlord and the undersigned.

6. To the best of Tenant's knowledge, there are no existing defenses or offsets which the undersigned has against the enforcement of the Lease by Landlord.

7. The undersigned Tenant is in occupancy of the premises described in the Lease and is actually conducting its business therein, which business is the use permitted under the Lease. Tenant has not sublet nor assigned its interest in the Lease except as follows: _______

7

8. No rent has been paid more than one month in advance of its due date under the Lease.

9. Landlord holds a security deposit of $________, in the form of a letter of credit.

10. Tenant has no option or right of first refusal to purchase all or any portion of the Property. Tenant has no option(s) to expand, nor any option to terminate the Lease prior to the Expiration Date except as expressly set forth in the Lease, and except as follows: ___________.

11. All construction, alterations or improvements required to be performed by Landlord have been completed and any payments, credits or abatements required to be given by Landlord to Tenant have been given, except _________, and except abatements which might accrue to Tenant's benefit pursuant to Tenant's rights under Sections 6.4, 11.1, 13.1 or 19.8 of the Lease which are based upon conditions which have not yet occurred.

12. To Tenant's knowledge (but without waiving any rights to refunds which might arise in connection with audits permitted to be performed by Tenant pursuant to the Lease), no refunds or other credits are due to Tenant for Direct Expenses (as defined in the Lease) paid to Landlord as additional rent for any calendar years ending on or before December 31, 200__.

13. No actions have been filed by or are pending against Tenant under the bankruptcy laws of the United States or any state thereof.

14. No work has been performed by or at the request of Tenant for which a mechanic's or materialmen's lien may be filed against the Premises, except __________.

15. The signatory below is authorized to execute this Estoppel Certificate on behalf of Tenant.

Executed as an instrument under seal on __________, 20__.

Very truly yours,


Tenant

8

EXHIBIT E-1
LESSEE ESTOPPEL CERTIFICATE

WELLS FARGO BANK, NATIONAL
ASSOCIATION, ("Lender")
c/o Real Estate Group
Two Logan Square
100-120 N. 18th Street
Suite 1750 (17th Floor)
Philadelphia, PA 19103
Attn: Manager, Loan Administration

RE: Lease dated ___________, 2003 (the "Lease") by and between Marlborough Campus Limited Partnership, a Massachusetts limited partnership, as lessor ("Lessor") and CYTYC Corporation, as lessee ("Lessee") with respect to certain premises (the "Leased Premises") located at The Campus at Marlborough, Marlborough, Massachusetts (the "Property")

Ladies/Gentlemen:

The undersigned hereby acknowledges that Lessor has encumbered the Property with a mortgage or deed of trust in favor of Lender. The undersigned further acknowledges the right of Lessor, Lender and any and all of Lessor's present and future lenders to rely upon the statements and representations of the undersigned contained in this Certificate and further acknowledges that any loan secured by any such deed of trust or further deeds of trust will be made and entered into in material reliance on this Certificate.

Given the foregoing, the undersigned Lessee hereby certifies and represents unto Lender, its successors and assigns, with respect to the above described Lease, a true and correct copy of which is attached as EXHIBIT A hereto, as follows:

1. All space and improvements covered by the Lease have been completed and furnished to the satisfaction of Lessee, all conditions required under the Lease have been met, and Lessee has accepted and taken possession of and presently occupies the Leased Premises, consisting of approximately 29,832 square feet.

2. The Lease is for a total term of fifteen years commencing on January 1, 2004 and ending December 31, 2018, and has not been modified, altered or amended in any respect and contains the entire agreement between Lessor and Lessee.

3. As of the Commencement Date, the annual minimum rent under the Lease is $417,648, in accordance with the terms and provisions of the Lease.

4. No rent has been paid by Lessee in advance under the Lease except for $_____________, which amount represents rent for the first month of the term of the Lease, and Lessee has no charge or claim of offset under said Lease or otherwise, against rents or other amounts due or to

9

become due thereunder. No "discounts", "free rent" or "discounted rent" have been agreed to or are in effect, except as set forth in the Lease.

5. A security deposit of $___________ has been made and is currently being held by Lessor. Such security deposit is in the form of a letter of credit, and a copy thereof is attached hereto as EXHIBIT B.

6. Lessee has no claim against Lessor for any deposit or prepaid rent except as provided in Paragraphs 4 and 5 above.

7. To the knowledge of the undersigned, except as hereinafter set forth: (i) the Lessor has satisfied all commitments, arrangements or understandings made to induce Lessee to enter into the Lease, (ii) the Lessor is not in any respect in default in the performance of the terms and provisions of the Lease, nor (iii) is there now any fact or condition which, with notice or lapse of time or both, would become such a default, except as follows: ______________.

8. Lessee is not in any respect in default under the terms and provisions of the Lease (nor is there now any fact or condition which, with notice or lapse of time or both, would become such a default) and has not assigned, transferred or hypothecated its interest under the Lease, except as follows:
___________________________________.

9. Lessee does not have any option or preferential right to purchase all or any part of the Leased Premises or all or any part of the building or premises of which the Leased Premises are a part. Except as expressly provided in the Lease or in any amendment or supplement to the Lease, Lessee: (i) does not have any right to renew or extend the term of the Lease; and (ii) does not have right, title, or interest with respect to the Leased Premises other than as lessee under the Lease. There are no understandings, contracts, agreements, subleases, assignments, or commitments of any kind whatsoever with respect to the Lease or the Leased Premises except as expressly provided in the Lease or in any amendment or supplement to the Lease set forth in Paragraph 2 above, copies of which are attached hereto.

10. The Lease is in full force and effect and, to the knowledge of the undersigned, Lessee has no defenses, setoffs, or counterclaims against Lessor arising out of the Lease or in any way relating thereto or arising out of any other transactions between Lessee and Lessor, except as follows:
__________________.

11. The current address to which all notices to Lessee as required under the Lease should be sent is: 85 Swanson Road, Boxborough, Massachusetts 01719, Attn:
General Counsel and to the Attn: CFO and Controller.

"Tenant":

CYTYC CORPORATION, a Delaware corporation
Attest:
By:

By: Name:

10

Name: Title:
Title: (Corporate Seal)

11

EXHIBIT F
ANNUAL REPORTING FORM
THE CAMPUS AT MARLBOROUGH
(TENANT: __________________________)

1. CONTACT INFORMATION (please type or print):
Business Name:
Address:
City/State/Zip:
Contact Person:
Telephone:
Fax:
Date Project was certified by the EACC: January 31, 1997

2. NEW HIRES AT PROJECT LOCATION (ONLY PERMANENT FULL-TIME JOBS):
FY 20___ Hires (7/1/20___ through 6/30/20__): ________ Number of FY 20___ Hires That Reside in the Economic Target Area of Ashland*Framingham*Hudson*Marlborough*Northborough :_______ Total Hires (_____________ through 6/30/20__): _________ Number of Total Hires That Reside in the Economic Target Area: ______ Average Wage of Employees Hired Since Date of EACC Certification:

3. TOTAL PERMANENT FULL-TIME JOBS LOCATED AT THE PROJECT AS OF JUNE 30, 20____: ________

4. AUTHORIZATION:

I , (print name and title) __________________________________________ hereby certify that the information within this Annual Reporting Form is true and accurate.


(Signature) (Date)

PLEASE RETURN COMPLETED FORM TO LANDLORD, WITHIN 10 BUSINESS
DAYS OF WRITTEN REQUEST FROM LANDLORD

12

EXHIBIT G
ENVIRONMENTAL ASSESSMENT REPORTS

Phase I Environmental Site Assessment prepared by Haley & Aldrich dated October 28, 2002.

13

EXHIBIT H
PERMITTED HAZARDOUS MATERIALS

PreservCyt Solution
CytoLyt Solution
Fisher Brand Versa-Clean
Reagent Alcohol
Xylenes, Mixed ACS Reagent
CellFyx Solution

14

EXHIBIT I
LANDLORD'S REPAIR WORK

The following work has been completed:

Replace broken exterior window pane at the rear of the connector;

Repair chiller pipe leak on 3rd floor ceiling, and replace pipe insulation;

Clean hydraulic fluid in the vicinity of the trash compactor;

Install walk blocks on all windows on southeast facade of Building 3 in which walk blacks were not installed or are missing and re-insert glazing where windows are "walking out" because of missing walk blocks.

The following work shall be completed on or before December 31, 2003, subject to force majeure:

Secure loose gypsum board soffit over the north loading docks, and caulk the steel lintel.

The following work shall be completed on or before June 30, 2004, subject to force majeure:

Re-cap alucabond base above the granite near the Building 3 entrance, where it is beginning to rust;

Clean vertical rust streaks from alucabond siding on the front of the connector to Building 3;

Repair open caulking joints at the first floor on the 4th and 6th window frames north of the south loading docks;

Repair hole in the masonry below the 8th window north of the south loading dock;

Replace partial missing brick below the window at the northwest corridor on the west elevation; and

Repair damaged roof membrane beneath the chillers.

15

EXHIBIT J

LEGAL DESCRIPTION

16

EXHIBIT K

SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
(WELLS FARGO)

17

EXHIBIT L

LANDLORD'S CONSTRUCTION REQUIREMENTS

Any work to be performed by Tenant shall be performed in compliance with requirements of applicable legal statutes, and governmental agencies having jurisdiction, and in compliance with the provisions of the Lease and the specifications herein provided.

1. Any change in the Building including any new construction work, modification of existing improvements, or the installation of trade fixtures, shall be completed in such a manner so that the Premises and the Building shall have the appearance of, and be, an office facility similar to Comparable Buildings of at least the same quality as exists on the date of the Lease from Landlord to Tenant, suitable for use only for the purposes permitted by the Lease.

2. The design, construction and proposed finishes which are visible from the exterior of the Premises shall conform to and be architecturally harmonious with the Project.

3. Construction shall comply with applicable statutes, ordinances, regulations, laws and codes of the governing authorities and/or agencies. Tenant shall be performed in a good and workmanlike manner.

4. The Tenant must submit to Landlord an engineer signed and sealed shop drawing of any changes that Tenant will have installed to the HVAC ductwork system, mechanical system, electrical system, and/or plumbing system. The Landlord must approve all shop drawings before the Tenant begins fabrication and installation.

5. All required building and other permits and fees will be obtained and paid for by Tenant or Tenant's contractor and posted as required within the Premises.

6. Intentionally omitted.

7. All unloading of construction materials and equipment shall be accomplished within Tenant's loading areas, and Tenant shall protect the Project from damage from the transporting of such materials and equipment. All materials and equipment must be stored within the Building.

8. Tenant shall be responsible to insure that Tenant's contractor(s) comply with the requirements herein contained and to direct any contractor which fails to comply to cease work, and to remove himself, his equipment and his employees from the Project. Tenant's contractors performing any work for which Landlord's approval is required pursuant to the provisions of the Lease must be approved by Landlord prior to commencing any work in the Project.

9. Work which affects structural components, the roof, or the general utility systems for the Building or the Project shall be performed by contractor(s) approved by Landlord.

18

10. For projects costing in excess of $100,000.00, or in the event that any lien is filed against the Project, Tenant shall provide the Landlord with a complete, certified list of all subcontractors that Tenant has utilized or will be utilizing in connection with such work (name, addresses, telephone numbers, and license numbers). Upon Landlord's request, such list will be updated monthly to reflect any changes.

11. Fire Protection System: Any sprinkler relocation within the Building must be completed by a contractor approved by Landlord.

12. At Landlord's election, during the progress of any work that requires Landlord's approval, and upon completion of all such work, an inspection verifying compliance with Tenant's approved drawings may be made by the Landlord, subject to the following conditions: (a) Landlord gives Tenant reasonable advance notice, and (b) Landlord conforms to Tenant's reasonable safety and confidentiality requirements. At Landlord's request, Tenant's Architect will confirm to Landlord, in writing, conformance of completed work to plans and specifications provided to Landlord, subject to such commercially reasonable qualifications as Tenant's Architect may require.

13. No approval by the Landlord is valid unless in writing, signed by the Landlord or its authorized representative.

14. Tenant's contractor shall carry such types of insurance in such amounts as designated below and all policies including, without limitation, those hereinafter specified shall name Landlord, Landlord's property manager, and their successors and/or assigns as the additional insured. Certificates of insurance shall provide that no change or cancellation of such insurance coverage shall be undertaken without 30 days' written notice to the Landlord. Tenant's contractor shall deliver the necessary insurance certificates to Landlord prior to commencing work. All insurance shall be maintained with responsible companies, licensed to do business in Massachusetts and satisfactory to Landlord. The deductibles for such policies shall not exceed $25,000.00.

15. Tenant's contractor's and subcontractor's required minimum coverages and limits of liability:

15.1. Workman's Compensation (statutory limits), Employer's Liability Insurance with limits of not less than $500,000.00 and as required by state law and any insurance required by any Employee Benefit Act or other statutes applicable where the work is to be performed as will protect the contractor and subcontractors from and all liability under the aforementioned act.

15.2. Commercial General Liability Insurance (including Contractor's Protective Liability) in an amount not less than $2,000,000.00 per occurrence and $2,000,000.00 in the aggregate and be on an occurrence form. The required limits can be met with follow form umbrella and/or excess policies. Such insurance shall provide for explosion and collapse coverage and shall name Landlord and Landlord's property manager and their successors and/or assigns as additional insured, against any and all claims for personal injury, including death resulting therefrom, and damage to the property of others caused by accident and arising from its

19

operations are performed by the general contractor, subcontractors, or any of their subcontractors, or by anyone directly or indirectly employed by any of them.

15.3. Comprehensive Automobile Liability Insurance, including the ownership, maintenance and operation of any automotive equipment, owned, hired, and non-owned, with bodily injury and property damage limits of $2,000,000.00. Such insurance shall name Landlord, Landlord's property manager, and their successors and/or assigns as additional insured and protect same against any and all claims for bodily injury, including death resulting therefrom and damage to the property of others arising from his operations under the contract and whether such operations are performed by the general contractor, subcontractors, and any of their subcontractors, or by anyone directly or indirectly employed by any one of them. Tenant must forward insurance certificates to the Landlord prior to commencing work.

16. Protective Liability Insurance. Tenant or Tenant's Contractor shall provide an Owner's /Contractor's Protective Liability insurance policy naming Landlord, Landlord's property manager, and their successors and/or assigns as an insured and protect same against any and all liability to third parties for damage because of bodily injury liability (or death resulting therefrom) and property damage liability of others or a combination thereof which may arise from work in or about the Building, and any other liability for damages which Tenant's contractor and/or subcontractor are required to insure under any provisions herein. Said insurance shall provide minimum limits of $2,000,000.00. Tenant must forward insurance certificates to the Landlord prior to commencing work.

17. Any roof penetrations for Tenant's Rooftop Installations (as defined in the Lease), setting/installation of Tenant's Rooftop Installations or structural support therefor will be done by a contractor acceptable to Tenant and Landlord. Any required supports for any such Rooftop Installation will be designed at the Tenant's expense and plans and specifications must be submitted to the Landlord for approval prior to commencement of any such work.

18. Any and all roof penetrations (plumbing vents, bathroom exhaust, etc.) must be accomplished by a contractor approved by Tenant and Landlord, at the Tenant's expense, so that the Landlord may sustain the roof guarantee.

19. All O.S.H.A. safety requirements must be complied with.

20. Working Drawings and Specifications:

All prints, drawing information and other material to be furnished by Tenant as called for hereinafter shall be addressed to Landlord, Attn: John L. Brogan.

20.1. Prior to making any improvements, alterations, or changes in the Building which require Landlord's approval pursuant to the terms of the Lease, Tenant shall submit to Landlord, for Landlord's approval, in accordance with the requirements of this Exhibit, Working Drawings, Specifications and/or the design/build specifications, and, if available, design sketches, showing the design, character and finishing of the Premises and/or the Building (collectively, "Working Documents"). Tenant shall provide Landlord with copies of all Working

20

Documents for any improvements, alteration, or changes in the Building (excluding Working Documents concerning moveable furniture) within three days after Tenant receives same.

a. Plans shall include all drawings prepared by or for Tenant; Tenant shall provide Landlord with such drawings in Auto CAD format.
b. The Plans shall be prepared in compliance with applicable construction codes and fire codes, and shall show (i) the proper dimensioning of Premises and all work to be installed; (ii) the location and size of all required roof opening and penetrations by dimensions from nearest column lines; and (iii) sprinkler layout drawings noting any new or relocated sprinkler heads.
c. The title block of drawings must list the following information:
The Landlord's name, the Project name and address.

20.2. Landlord shall notify Tenant of any reasonable objections to such plans and specifications within ten (10) days after receipt of such plans. Tenant shall obtain from the appropriate governmental agency approval of all working drawings and specifications and all necessary permits required to commence and complete Tenant's Work, including without limitation, approval from the local Fire Marshall if required by law. Landlord's approval of such working drawings and specifications shall be evidenced by Landlord's initials on one set thereof, which set shall be returned to Tenant.

20.3. Promptly upon completion of work with respect to the Premises and the Building, Tenant shall forward to Landlord one (1) complete set of reproducible transparencies of sprinkler layout and sign drawings, only if and to the extent that such layout is modified.

20.4. Utility and Service Charges: Any charge for an upgrade in utility service due to Tenant's interior requirements shall be paid in full by the Tenant.

21. The Tenant is responsible for requesting all trade inspections required, obtaining all permits and approvals, using skilled craftsmen and having necessary insurance certificates as may be required for obtaining a final certificate of occupancy, all in conformance with the referenced lease between Tenant and Landlord.

22. Tenant shall obtain, and shall provide the Landlord with copies of, all appropriate lien waivers from its general contractors with respect to all work completed to date at the time of each payment to such contractors.

23. All trash and other debris related to construction by or for Tenant shall be removed form the project at the sole cost and expense of Tenant. Trash receptacles and/or dumpsters provided by Landlord shall not be utilized for disposing of construction trash and debris.

24. Whenever Landlord consent, approval, or judgment is required under the requirements set forth in this Exhibit L, the same shall not be unreasonably withheld, delayed or conditioned.

21

EXHIBIT M

PLAN SHOWING ALTERNATE CONFIGURATION FOR RESTRICTED PARKING
AREA

22

TABLE OF CONTENTS

MARLBOROUGH OFFICE LEASE.....................................................................................1

ARTICLE 1   PREMISES, BUILDING, PROJECT, AND COMMON AREAS....................................................5
     1.1    The Premises.....................................................................................5
     1.2    Premises "As-Is"; Tenant Improvements............................................................5
     1.3    The Building and The Project                                                                     7
     1.4    Common Areas.....................................................................................7
     1.5    Furniture.......................................................................................10
     1.6    Card Key Access.................................................................................10

ARTICLE 2   LEASE TERM......................................................................................11
     2.1    Lease Term......................................................................................11
     2.2    Option to Extend................................................................................11

ARTICLE 3   BASE RENT.......................................................................................12
     3.1    Base Rent.......................................................................................12
     3.2    Base Rent During Option Term....................................................................12

ARTICLE 4   ADDITIONAL RENT.................................................................................13
     4.1    General Terms...................................................................................13
     4.2    Definitions of Key Terms Relating to Additional Rent............................................13
     4.3    Allocation of Direct Expenses...................................................................19
     4.4    Calculation and Payment of Additional Rent......................................................19
     4.5    Taxes and Other Charges for Which Tenant Is Directly Responsible................................21
     4.6    Intentionally omitted...........................................................................21
     4.7    Tenant's Water Cost and Electricity Cost........................................................21
     4.8    Tenant's Right to Contract Directly for Certain Direct Expenses                                 22
     4.9    Tenant's Additional Air Conditioning Cost                                                       23

ARTICLE 5   USE OF PREMISES.................................................................................24
     5.1    Permitted Use...................................................................................24
     5.2    Prohibited Uses.................................................................................24
     5.3    Electronic Equipment............................................................................25
     5.4    CC&Rs...........................................................................................25
     5.5    Condition of Premises...........................................................................25
     5.6    Demising Plan...................................................................................26
     5.7    Rules and Regulations...........................................................................26

ARTICLE 6   SERVICES AND UTILITIES..........................................................................27
     6.1    Standard Tenant Services........................................................................27
     6.2    Requirements of Tenant..........................................................................28
     6.3    Interruption of Use.............................................................................28
     6.4    Tenant's Rights in the Event of Untenantability Caused by Landlord Fault                        29

ARTICLE 7   REPAIRS.........................................................................................30

23

     7.1    Landlord's Obligations..........................................................................30
     7.2    Tenant's Obligations............................................................................30

ARTICLE 8   ADDITIONS AND ALTERATIONS.......................................................................31
     8.1    Landlord's Consent to Alterations...............................................................31
     8.2    Manner of Construction..........................................................................32
     8.3    Payment for Improvements........................................................................33
     8.4    Construction Insurance..........................................................................33
     8.5    Landlord's Property.............................................................................33
     8.6    Roof                                                                                            34

ARTICLE 9   COVENANT AGAINST LIENS..........................................................................34

ARTICLE 10  INSURANCE.......................................................................................34
     10.1   Indemnification and Waiver......................................................................34
     10.2   Tenant's Compliance With Landlord's Fire and Casualty Insurance.................................35
     10.3   Tenant's Insurance..............................................................................35
     10.4   Form of Policies................................................................................36
     10.5   Subrogation.....................................................................................37
     10.6   Landlord's Insurance............................................................................37

ARTICLE 11  DAMAGE AND DESTRUCTION..........................................................................38
     11.1   Repair of Damage by Landlord....................................................................38
     11.2   Landlord's Option to Repair.....................................................................39
     11.3   Time for Repair.................................................................................40
     11.4   Waiver of Statutory Provisions..................................................................41

ARTICLE 12  NON-WAIVER......................................................................................42

ARTICLE 13  CONDEMNATION....................................................................................42
     13.1   Condemnation....................................................................................42
     13.2   Tenant's Right to Award.........................................................................43

ARTICLE 14  ASSIGNMENT AND SUBLETTING.......................................................................43
     14.1   Transfers.......................................................................................43
     14.2   Landlord's Consent..............................................................................44
     14.3   Transfer Premium................................................................................45
     14.4   Effect of Transfer..............................................................................45
     14.5   Payment of Rent to Landlord.....................................................................45
     14.6   Permitted Transfers.............................................................................46
     14.7   Occurrence of Default...........................................................................46
     14.7   Non-Transfers...................................................................................46

ARTICLE 15  SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES..................................47
     15.1   Surrender of Premises...........................................................................47
     15.2   Removal of Tenant Property by Tenant............................................................47

24

ARTICLE 16  HOLDING OVER....................................................................................48

ARTICLE 17  ESTOPPEL CERTIFICATES...........................................................................48

ARTICLE 18  SUBORDINATION...................................................................................49

ARTICLE 19  DEFAULTS: REMEDIES..............................................................................49
     19.1   Events of Default...............................................................................49
     19.2   Remedies Upon Default...........................................................................50
     19.3   Subleases of Tenant.............................................................................52
     19.4   Form of Payment After Default...................................................................52
     19.5   No Relief From Forfeiture After Default.........................................................52
     19.6   Efforts to Relet................................................................................53
     19.7   Landlord Default................................................................................53
     19.8   Self-Help                                                                                       53

ARTICLE 20  COVENANT OF QUIET ENJOYMENT.....................................................................54

ARTICLE 21  SECURITY DEPOSIT................................................................................54
     21.1   Security Deposit                                                                                54
     21.2   Letter of Credit                                                                                54
     21.3   Reduction in Security Deposit                                                                   56
     21.4   Replenishment of Security Deposit                                                               57

ARTICLE 22  INTENTIONALLY OMITTED...........................................................................57

ARTICLE 23  SIGNS...........................................................................................57

ARTICLE 24  COMPLIANCE WITH LAW.............................................................................58

ARTICLE 25  LATE CHARGES....................................................................................59

ARTICLE 26  LANDLORD'S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT............................................59
     26.1   Landlord's Cure.................................................................................59
     26.2   Reimbursement...................................................................................59

ARTICLE 27  ENTRY BY LANDLORD...............................................................................60

ARTICLE 28  TENANT PARKING..................................................................................61

ARTICLE 29  MISCELLANEOUS PROVISIONS........................................................................62
     29.1   Terms; Captions.................................................................................62
     29.2   Binding Effect..................................................................................62
     29.3   No Air Rights...................................................................................62
     29.4   Transfer of Landlord's Interest.................................................................62
     29.5   Prohibition Against Recording...................................................................63
     29.6   Landlord's Title................................................................................63
     29.7   Relationship of Parties.........................................................................63

25

     29.8   Application of Payments.........................................................................63
     29.9   Time of Essence.................................................................................63
     29.10  Partial Invalidity..............................................................................63
     29.11  No Warranty.....................................................................................63
     29.12  Landlord Exculpation............................................................................63
     29.13  Entire Agreement................................................................................64
     29.14  Right to Lease..................................................................................64
     29.15  Force Majeure...................................................................................64
     29.16  Notices.........................................................................................64
     29.17  Joint and Several...............................................................................65
     29.18  Authority.......................................................................................65
     29.19  Attorneys' Fees.................................................................................66
     29.20  Governing Law...................................................................................66
     29.21  Submission of Lease.............................................................................66
     29.22  Brokers.........................................................................................66
     29.23  Independent Covenants...........................................................................66
     29.24  Project or Building Name and Signage............................................................67
     29.25  Counterparts....................................................................................67
     29.26  Confidentiality.................................................................................67
     29.27  Intentionally omitted...........................................................................67
     29.28  Building Renovations............................................................................67
     29.29  No Violation....................................................................................68
     29.30  Communications and Computer Lines...............................................................68
     29.31  Hazardous Materials.............................................................................68
     29.32  Development of the Project......................................................................72
     29.33  No Consequential Damages........................................................................73
     29.34  Compliance with TIF Agreement...................................................................73
     29.35  Tenant's Financial Condition....................................................................73
     29.36  Exhibits........................................................................................73

ARTICLE 30  USE OF ROOF.....................................................................................73

ARTICLE 31  RIGHT OF FIRST OFFER TO LEASE ADDITIONAL SPACE..................................................75

ARTICLE 32  TERMINATION OF PRIOR LEASE......................................................................77

List of Exhibits

Exhibit A   Plan of the Premises
Exhibit B   Plan of the Improvements at the Project
Exhibit C   Furniture Inventory List
Exhibit D   Rules and Regulations
Exhibit E   Form of Estoppel Certificate
Exhibit F   Annual Reporting Form
Exhibit G   Environmental Assessment Reports
Exhibit H   Permitted Hazardous Materials
Exhibit I   Landlord Repair Work

                                       26

Exhibit J   Legal Description
Exhibit K   Subordination Non-disturbance and Attornment Agreement
Exhibit L   Landlord's Construction Requirements
Exhibit M   Plan Showing Alternate Configuration for Restricted Parking Area

27

EXHIBIT 21.1

SUBSIDIARIES OF CYTYC CORPORATION

COMPANY                                    JURISDICTION OF ORGANIZATION
-------                                    ----------------------------
Cytyc (Australia) PTY LTD                  Australia
Cytyc Canada, Limited                      Canada
Cytyc Europe, S.A.*                        Switzerland
Cytyc S.a.r.l.*                            Switzerland
Cytyc Germany GmbH                         Germany
Cytyc Iberia, S.L.                         Spain
Cytyc (UK) Limited                         United Kingdom
Cruiser, Inc.                              Delaware
Cytyc Health Corporation**                 Delaware
Cytyc Healthcare Ventures, LLC             Delaware
Cytyc Hong Kong Limited                    Hong Kong
Cytyc Interim, Inc.                        Delaware
Cytyc International, Inc.                  Delaware
Cytyc Limited Liability Company            Delaware
Cytyc Limited Partnership                  Massachusetts
Cytyc Securities Corporation               Massachusetts

* Cytyc Suisse, S.A. is a subsidiary of Cytyc Europe, S.A.; Cytyc Italia S.r.l. and Cytyc France S.A.R.L. are subsidiaries of Cytyc S.a.r.l.

** Cytyc Health Corporation was merged into Cytyc Corporation effective December 31, 2003.


EXHIBIT 23.1

INDEPENDENT AUDITORS' CONSENT

We consent to the incorporation by reference in Registration Statements Nos. 333-22675, 333-59291, 333-82925, 333-38644, 333-59172, 333-64360, 333-64362 and 333-88764 on Form S-8 of Cytyc Corporation of our report dated January 27, 2004 (which report expresses an unqualified opinion and includes an explanatory paragraph describing a change in accounting principle with respect to goodwill in the year ended December 31, 2002 and certain revisions, resulting from the change in accounting principle, to disclosures in the financial statements for the year ended December 31, 2001 which were audited by other auditors, as disclosed in Note 2 to the consolidated financial statements), relating to the consolidated financial statements of Cytyc Corporation as of and for the years ended December 31, 2003 and 2002, appearing in this Annual Report on Form 10-K of Cytyc Corporation for the year ended December 31, 2003.

/s/ Deloitte & Touche LLP

Boston, Massachusetts
January 30, 2004


EXHIBIT 31.1

CERTIFICATION PURSUANT TO RULES 13a-14(a) AND 15d-14(a)
UNDER THE SECURITIES EXCHANGE ACT OF 1934 AS ADOPTED PURSUANT TO

SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Patrick J. Sullivan, certify that:

1. I have reviewed this annual report on Form 10-K of Cytyc Corporation;

2. Based on my knowledge, this annual report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this annual report;

3. Based on my knowledge, the financial statements, and other financial information included in this annual report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this annual report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant and have:

(a) designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this annual report is being prepared;

(b) evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this annual report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this annual report based on such evaluation; and

(c) disclosed in this annual report any change in the registrant's internal control over financial reporting that occurred during the registrant's fourth fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: January 30, 2004              /s/ Patrick J. Sullivan
                                    -----------------------
                                    Patrick J. Sullivan
                                    Chief Executive Officer and President


EXHIBIT 31.2

CERTIFICATION PURSUANT TO RULES 13a-14(a) AND 15d-14(a)
UNDER THE SECURITIES EXCHANGE ACT OF 1934 AS ADOPTED PURSUANT TO

SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Leslie Teso-Lichtman, certify that:

1. I have reviewed this annual report on Form 10-K of Cytyc Corporation;

2. Based on my knowledge, this annual report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this annual report;

3. Based on my knowledge, the financial statements, and other financial information included in this annual report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this annual report;

4. The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant and have:

(a) designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this annual report is being prepared;

(b) evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this annual report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this annual report based on such evaluation; and

(c) disclosed in this annual report any change in the registrant's internal control over financial reporting that occurred during the registrant's fourth fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a) all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date: January 30, 2004               /s/ Leslie Teso-Lichtman
                                     ------------------------
                                     Leslie Teso-Lichtman
                                     Vice President, Controller
                                     and Acting Chief Financial Officer
                                     and Treasurer


EXHIBIT 32.1

WRITTEN STATEMENT OF CHIEF EXECUTIVE OFFICER PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Annual Report of Cytyc Corporation (the "Company") on Form 10-K for the fiscal year ended December 31, 2003 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I, Patrick J. Sullivan, Chief Executive Officer of the Company, certify that, to my knowledge on the date hereof:

(1) The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: January 30, 2004              /s/ Patrick J. Sullivan
                                    -----------------------
                                    Patrick J. Sullivan
                                    Chief Executive Officer and President

A signed original of this written statement required by Section 906, or other document authenticating, acknowledging, or otherwise adopting the signature that appears in typed form within the electronic version of this written statement required by Section 906, has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.

The foregoing certification is being furnished to the Securities and Exchange Commission as our exhibit to the Form 10-K and shall not be deemed to be considered filed as part of the Form 10-K.


EXHIBIT 32.2

WRITTEN STATEMENT OF ACTING CHIEF FINANCIAL OFFICER
PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Annual Report of Cytyc Corporation (the "Company") on Form 10-K for the year ended December 31, 2003 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I, Leslie Teso- Lichtman, Acting Chief Financial Officer of the Company, certify that, to my knowledge on the date hereof:

(1) The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date:  January 30, 2004                       /s/ Leslie Teso-Lichtman
                                              ------------------------
                                              Leslie Teso-Lichtman
                                              Vice President, Controller
                                              and Acting Chief Financial Officer
                                              and Treasurer

A signed original of this written statement required by Section 906, or other document authenticating, acknowledging, or otherwise adopting the signature that appears in typed form within the electronic version of this written statement required by Section 906, has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.

The foregoing certification is being furnished to the Securities and Exchange Commission as our exhibit to the Form 10-K and shall not be deemed to be considered filed as part of the Form 10-K.