Commitments and Contingencies | 6. Commitments and Contingencies Leases In February 2019, the Company entered into a lease agreement for new office and laboratory space in South San Francisco, California. The term of the lease agreement commenced in May 2019 . The lease has an initial term from occupancy of approximately ten years ending on December 31, 2029 with an option to extend the term for an additional eight years at then-market rental rates . The total base rent payment escalates annually based on a fixed percentage beginning from the 13 th month of the lease agreement. The Company will also be responsible for the operating expenses and real estate taxes allocated to the building and common areas. Pursuant to the lease agreement, the landlord provided the Company with a tenant improvement allowance of $ 10.7 million, which was included in deferred rent and leasehold improvements on the balance sheet at December 31, 2019. In connection with the execution of the lease agreement, the Company delivered a letter of credit of approximately $ 0.9 million to the landlord. The Company’s operating leases include various covenants, indemnities, defaults, termination rights, security deposits and other provisions customary for lease transactions of this nature. In June 2021, the Company entered into an agreement to sublease a portion of the first floor of the South San Francisco, California facility, consisting of approximately 23,000 square feet, to Freenome Holdings, Inc., through June 30, 2024 . The base sublease rent rate is $ 6.25 per rental square foot per month and will increase annually by 3.5 % through expiration of the agreement. Additionally, the subtenant is required to pay approximately 37 % of operating expenses and property management fees that the Company is required to pay under the lease for the South San Francisco, California facility. The Company incurred initial direct costs of $ 0.2 million in sublease commissions related to entering into the agreements to sublease the South San Francisco, California facility. To account for the commissions, the Company capitalized the total commissions amount and will amortize the balance over the term of the sublease. Sublease income was $ 0.7 million and $ 0.6 million for the three months ended March 31, 2024 and 2023, respectively, which was offset against total rent expense. In May 2022, the Company entered into an agreement to sublease a portion of the second floor of the South San Francisco, California facility, consisting of approximately 15,000 square feet, to Initial Therapeutics, Inc. ("Initial Therapeutics"). The original sublease term commenced on July 1, 2022 and continued through June 30, 2024 and further extended through June 30, 2026 upon execution of an amendment as defined below. The base sublease rent rate is $ 7.80 per rental square foot per month and will increase by 3.5 % annually through the expiration of the agreement. Additionally, the subtenant is required to pay approximately 24 % of operating expenses and property management fees that the Company is required to pay under the lease for the South San Francisco, California facility. The Company incurred initial direct costs of $ 0.1 million in sublease commissions related to entering into the agreements to sublease the South San Francisco, California facility. To account for the commissions, the Company capitalized the total commissions amount and will amortize the balance over the term of the sublease. On September 15, 2023, the Company entered into an amendment with Initial Therapeutics to sublease the remainder of the second floor of the South San Francisco, California facility, consisting of an additional 17,000 square feet. The sublease term will commence on October 1, 2023 and extends the existing sublease agreement that commenced on July 1, 2022 through June 30, 2026 . The additional space will be subleased at a monthly rent rate of $ 1.00 per square foot starting a month after Initial Therapeutics first takes possession of the additional space through June 30, 2024. Starting July 1, 2024, the rent rate for the entirety of Initial Therapeutics' subleased space will be $ 6.02 per rental square foot per month and will increase 3.5 % on December 1, 2024 and 2025. Additionally, Initial Therapeutics will be required to pay approximately 51 % of operating expenses and property management fees that the Company is required to pay under the lease for the South San Francisco, California facility. The Company incurred initial direct costs of $ 0.3 million in sublease commissions. Sublease income from Initial Therapeutics, Inc. was $ 0.8 million and $ 0.4 million for the three months ended March 31, 2024 and 2023, respectively, which was offset against total rent expense. The following table summarizes the components of lease expense and sublease income, which are included in operating expenses in the Company’s condensed statements of operations and comprehensive loss (in thousands): Three Months Ended March 31, 2024 2023 Operating lease cost $ 938 $ 930 Variable lease cost 272 203 Sublease income ( 1,472 ) ( 963 ) Total lease (income) cost $ ( 262 ) $ 170 Variable lease payments include amounts relating to common area maintenance, real estate taxes and insurance and are recognized in the condensed statements of operations and comprehensive loss as incurred. The following table summarizes the maturities of lease liabilities as of March 31, 2024 (in thousands): Amount 2024 (remaining 9 months) $ 3,726 2025 5,123 2026 5,287 2027 5,457 2028 5,633 Thereafter 5,801 Total future minimum lease payments 31,027 Less: Amount representing interest ( 4,877 ) Present value of future minimum lease payments 26,150 Less: Current portion of operating lease liability ( 3,544 ) Noncurrent portion of operating lease liability $ 22,606 On September 15, 2023, the Company entered into a sub-sublease agreement with GT Biopharma, Inc. to sublease a portion of its first floor at 8000 Marina Boulevard, Brisbane, California, consisting of 4,500 square feet. The sub-sublease term will commence on October 6, 2023 through June 30, 2024 . The space will be subleased at a rent rate of $ 2.00 per rent square feet. Indemnifications The Company indemnifies each of its officers and directors for certain events or occurrences, subject to certain limits, while the officer or director is or was serving at the Company’s request in such capacity, as permitted under Delaware law and in accordance with the Company’s amended and restated certificate of incorporation and bylaws. The term of the indemnification period lasts as long as an officer or director may be subject to any proceeding arising out of acts or omissions of such officer or director in such capacity. The maximum amount of potential future indemnification is unlimited; however, the Company currently holds director and officer liability insurance. This insurance allows the transfer of risk associated with the Company’s exposure and may enable the Company to recover a portion of any future amounts paid. The Company believes that the fair value of these potential indemnification obligations is minimal. Accordingly, the Company has not recognized any liabilities relating to these obligations for any period presented. |