SIXTH AMENDMENT TO LEASE
THIS SIXTH AMENDMENT TO LEASE (“Sixth Amendment”) is made and entered into as of
the 22 day of February, 2017 by and between COPLEY PLACE ASSOCIATES, LLC, a
Delaware limited liability company (the “Landlord”), and WAYFAIR LLC, a Delaware
limited liability company (the “Tenant”).
Reference is made to the following:
A.That certain lease (“Original Lease”) dated as of April 18, 2013, by and
between Landlord and Tenant as amended by a First Amendment to Lease (“First
Amendment”) dated as of February 11, 2014 and a Second Amendment to Lease
(“Second Amendment”) dated as of October 24, 2014 and a Third Amendment to Lease
dated as of October 8, 2015 (“Third Amendment”) and a Fourth Amendment to Lease
dated as of February 3, 2016 (“Fourth Amendment”) as supplemented by a letter
agreement dated July 28, 2016 (the Fourth Amendment as so supplemented, the
“Supplemented Fourth Amendment”) and a Fifth Amendment to Lease dated as of July
29, 2016 (“Fifth Amendment”) by and between Landlord and Tenant (the Original
Lease as amended by the First Amendment, the Second Amendment, the Third
Amendment, the Supplemented Fourth Amendment and the Fifth Amendment is referred
to herein as the “Lease”) of space in the Office Section of the Building
containing 881,660 rentable square feet, known as Copley Place, in Boston,
Suffolk County, Massachusetts consisting of approximately 544,479 rentable
square feet of space on the First, Second, Third, Fourth, Fifth, Sixth and
Seventh Floors of Four Copley Place and on the Second, Third, Fifth and Sixth
Floors of Three Copley Place and on the First, Third, Fifth, Sixth and Seventh
Floors of One Copley Place and on the Fifth, Sixth and Seventh Floors of Two
Copley Place (collectively, the “Current Premises”); and
B.Landlord has available or will have available for lease additional space in
the Building; and
C.Tenant has agreed to lease from Landlord such additional space in the Building
on the terms and conditions set forth below; and
D.Each capitalized term used in this Sixth Amendment without definition or
reference to a specific amendment to the Original Lease shall have the meaning
ascribed to such term in the Original Lease.
NOW, THEREFORE, in consideration of the mutual covenants and agreements
hereinafter set forth and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree
to amend the Lease and otherwise agree as follows:
1.Increase in Premises Demised under the Lease. The Current Premises shall be
increased by the addition thereto of the spaces (“Amendment 6 Expansion Spaces”)
described

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on Exhibit A attached hereto as of the respective Add to Premises Dates set
forth in Exhibit A hereto. The Amendment 6 Expansion Spaces, which aggregate
approximately 110,754 rentable square feet, are shown on plans attached hereto
as Exhibit B.
2.    Base Rent.
A.
Base Rent for the Amendment 6 Expansion Spaces, and the date as of which Base
Rent for the Amendment 6 Expansion Spaces commences, shall be as set forth on
Exhibit C attached hereto and made a part hereof.

3.    Proportionate Shares.
A.
Section 1.12 of the Lease is amended to read in its entirety:

1.12 Operating Expense
Base Year:
As to the Premises other than the Fifth Expansion Spaces, the Calendar Year
2014.
As to the Fifth Expansion Spaces, the Calendar Year 2016.
As to Amendment 5 Expansion Spaces and the Amendment 6 Expansion Spaces, the
Calendar Year 2018

B.
Section 1.14 of the Lease is amended to read in its entirety:

1.14 Tax Base Year:
As to the Premises other than the Fifth Expansion Spaces, the Calendar Year
2014.
As to the Fifth Expansion Spaces, the tax fiscal year July 1, 2016 to June 30,
2017.
As to Amendment 5 Expansion Spaces, the tax fiscal year July 1, 2017 to June 30,
2018.
As to Amendment 6 Expansion Spaces, the tax fiscal year July 1, 2018 to June 30,
2019.

C.
Section 1.16 of the Lease is amended to read in its entirety:

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1.16 Tenant’s Proportionate
Tax Share:
33.25 % for the Premises (computed on the basis of 95% occupancy) consisting of
278,534 rentable square feet, exclusive of the Fifth Expansion Spaces.
11.22% for the Fifth Expansion Spaces (computed on the basis of 95% occupancy).
19.52% for the Amendment 5 Expansion Spaces (computed on the basis of 95%
occupancy).
13.22% for the Amendment 6 Expansion Spaces (computed on the basis of 95%
occupancy).

D.
Section 1.17 of the Lease is amended to read in its entirety:

1.17 Tenant’s Proportionate
Expense Share:
33.25% for the Premises (computed on the basis of 95% occupancy) consisting of
278,534 rentable square feet, exclusive of the Fifth Expansion Spaces.
11.22% for the Fifth Expansion Spaces Premises (computed on the basis of 95%
occupancy).
19.52% for the Amendment 5 Expansion Spaces (computed on the basis of 95%
occupancy).
13.22% for the Amendment 6 Expansion Spaces (computed on the basis of 95%
occupancy).

4.    Condition of Amendment 6 Expansion Spaces.
A.
The Amendment 6 Expansion Spaces shall be delivered to Tenant as of the
applicable Add to Premises Date in as-is, where-is condition, except that
Landlord shall deliver the Amendment 6 Expansion Spaces broom-clean and free of
all occupants, furniture, debris and other personal property. Subject to the
foregoing, without limitation, Landlord shall have no responsibility for any
condition or construction within the Amendment 6 Expansion Spaces or for any
condition above the finished ceilings except with regard to utilities and
conduits serving premises other than the Premises, except that the foregoing
shall not relieve Landlord from its obligations to deliver the Premises with all
base Building systems operational at the Premises and to repair and maintain the
Building components described in Section 8.02 of the Original Lease (as the same
may be amended from time to time) in accordance with and subject to said Section
8.02 of the Original Lease (as the same may be amended from

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time to time). Subject to the foregoing, the obligations of Landlord under
Exhibit B-2 of the Original Lease shall not be applicable to the Amendment 6
Expansion Spaces nor shall Tenant have any right to any Allowance with respect
to the Amendment 6 Expansion Spaces under Article 38 of the Original Lease.
Tenant shall be responsible for the demolition of the Amendment 6 Expansion
Spaces and for all construction therein and for installation of
telecommunications, business equipment and furniture (all of which shall be
subject to the terms and conditions of the Lease regarding Alterations as if the
amendment 6 Expansion Spaces were a part of the Premises) and all costs in
connection therewith including without limitation, electricity used incident to
such demolition and construction therein. Without limiting the generality of the
foregoing, all work necessary to prepare the Amendment 6 Expansion Spaces for
Tenant’s occupancy shall be performed at Tenant’s sole cost and expense, in
accordance with the applicable provisions of this Lease. Furthermore, if any
alterations or modifications to the Building are required under applicable Legal
Requirements by reason of the density of Tenant’s usage if in excess of ordinary
office-related use or the Alterations made by Tenant to the Amendment 6
Expansion Spaces which are not ordinary office leasehold improvements, the cost
of such Building modifications (including, without limitation, to bathrooms)
shall be paid by Tenant.
B.
Solely for the purpose of determining Tenant’s obligations with respect to
restoration of the Premises at the end of the Term, all Alterations made by
Tenant to initially prepare the Amendment 6 Expansion Spaces shall be deemed
“Initial Alterations”; accordingly, Tenant shall not be required to remove or
restore any of such Alterations (or Alterations that were comparable
replacements thereof) whether or not the same are Specialty Alterations. Tenant
shall not be required to pay Landlord for the use of elevators and hoists during
the making of initial Alterations to the Amendment 6 Expansion Spaces.

5.    Letter of Credit. Tenant agrees, on or before October 1, 2017 to increase
the Letter of Credit Amount to $6,908,000.00. Section 1.21 of the Lease is
hereby amended accordingly.
6.    Boardroom Relocation. Tenant shall be solely responsible for all costs and
expenses related to the relocation of its boardroom (the “Boardroom
Relocation”); provided, however, Landlord shall provide an allowance for
construction and relocation costs (including the purchase of new furniture,
fixtures, and equipment for the boardroom) related to the Boardroom Relocation
in an amount not to exceed One Hundred Nineteen Thousand One Hundred Eighty and
00/100 Dollars ($119,180.00) (the “Boardroom Allowance”). If the actual cost of
the Boardroom Relocation is less than the Boardroom Allowance, Tenant shall not
be entitled to any credit, payment or abatement on account thereof. If the
actual cost of the Boardroom Relocation exceeds the Boardroom Allowance, Tenant
shall be responsible for all

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amounts in excess thereof. Landlord agrees to pay the Boardroom Allowance to
Tenant within forty-five (45) days of completion of the Boardroom Relocation and
Landlord’s receipt of invoices therefor, together with the contractor’s waiver
of liens with respect to such work.
7.    Potential Expansion Space. Section 7 of the Fifth Amendment (including
Exhibit “E” of the Fifth Amendment) is hereby deleted in its entirety and is of
no further force or effect. In addition, Tenant hereby acknowledges that it did
not exercise any rights under said Section 7 prior to January 1, 2017.
8.    Fifth Amendment Right of First Offer. Tenant hereby acknowledges that the
terms and conditions of its right of first offer under Section 9 of the Fifth
Amendment shall not apply to the leasing of the Amendment 6 Expansion Spaces
contemplated under this Sixth Amendment; provided, however, that Tenant’s rights
under said Section 9 of the Fifth Amendment shall remain in full force and
effect with respect to all of the other space described therein.
9.    Brokerage. Tenant represents that Tenant has dealt with (and only with)
Transwestern/RBJ as broker in connection with this Sixth Amendment, and that
insofar as Tenant knows, no other broker negotiated this Sixth Amendment or is
entitled to any commission in connection therewith. Tenant agrees to indemnify,
defend and hold harmless Landlord its employees and agents from and against any
claims made by any broker or finder other than the broker described above for a
commission or fee in connection with this Sixth Amendment or any sublease
hereunder (but nothing herein shall be construed as permitting any such
sublease) provided that Landlord has not in fact retained such broker or finder.
Landlord agrees to indemnify, defend and hold harmless Tenant, its employees and
agents from and against any claims made by any broker or finder named above or
any other broker claiming to have earned a commission or fee in connection with
this Sixth Amendment, provided Tenant has not in fact retained such broker or
finder. In addition, Landlord shall pay the fees of Transwestern/RBJ with
respect to this Sixth Amendment in accordance with a separate agreement with
such broker.
10.    Miscellaneous.
A.
This Sixth Amendment sets forth the entire agreement between the parties with
respect to the matters set forth herein. There have been no additional oral or
written representations or agreements. Under no circumstances shall Tenant be
entitled to any Rent abatement, improvement allowance, leasehold improvements,
or other work to the Premises, or any similar economic incentives that may have
been provided Tenant in connection with entering into the Lease, unless
specifically set forth in this Sixth Amendment or the Lease as amended hereby.
Exhibits attached hereto are incorporated herein by reference.

B.
Landlord and Tenant hereby agree to execute, acknowledge and deliver, in
recordable form, an amended notice of the Lease to reflect all of the Premises
leased by Tenant under the Lease, consistent with the provisions of
Massachusetts General Laws, Chapter 183, Section 4. Landlord

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represents and warrants to Tenant that as of the date of Landlord’s execution of
this Sixth Amendment, there is no mortgage on the Building or the Property.
Landlord shall request and use reasonable efforts to obtain from the DOT a
recognition agreement with respect to this Sixth Amendment consistent with the
provisions of the last paragraph of Article 21 of the Lease.
C.
Except as herein modified or amended, the provisions, conditions and terms of
the Lease shall remain unchanged and in full force and effect.

D.
In the case of any inconsistency between the provisions of the Lease and this
Sixth Amendment, the provisions of this Sixth Amendment shall govern and
control.

E.
Submission of this Sixth Amendment by Landlord is not an offer to enter into
this Sixth Amendment, but rather is a solicitation for such an offer by Tenant.
Neither party shall be bound by this Sixth Amendment until such party has
executed and delivered the same to the other party.

[Signatures appear on the next succeeding page]

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IN WITNESS WHEREOF, Landlord and Tenant have caused this document to be executed
under seal as of the date first above written.

LANDLORD:
COPLEY PLACE ASSOCIATES, LLC, a Delaware limited liability company
By:
SPG COPLEY ASSOCIATES, LLC, a Delaware limited liability company,
managing member

By: /s/ DAVID J. CONTIS
David J. Contis
hereunto duly authorized

TENANT:
WAYFAIR LLC

By: /s/ NICHOLAS MALONE
Its: Chief Administrative Officer & Treasurer and not individually
hereunto duly authorized

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Exhibit A
Amendment 6 Expansion Spaces

TOWER
FLOOR
RENTABLE SQUARE FOOTAGE
ADD TO PREMISES DATE
Three
2
12,537
October 1, 2017
Three
3
25,343
October 1, 2017
One
2
39,414
January 1, 2018
One
6
3,887
January 1, 2018
Two
2
29,573
January 1, 2018

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Exhibit B
Floor Plans of Amendment 6 Expansion Spaces

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Exhibit C
Base Rent for Amendment 6 Expansion Spaces

 
Period

Annual Base Rent
Per Rentable
Square Foot
Annual
Base Rent
Monthly
Installment of
Annual
Base Rent (proportionately for any partial month
October 1, 2017 through December 31, 2017 (based on 37,880 rsf)
$0.00
$0.00
$.00
January 1, 2018 through September 30, 2018 (based on 110,754 rsf)
$0.00
$0.00
$.00
October 1, 2018 through June 30, 2019 (based on 110,754 rsf)
$38.25
$4,236,340.50
$353,028.38
July 1, 2019 through June 30, 2020 (based on 110,754 rsf)
$39.25
$4,347,094.50
$362,257.88
July 1, 2020 through June 30, 2021 (based on 110,754 rsf)
$40.25
$4,457,848.50
$371,487.38
July 1, 2021 through June 30, 2022 (based on 110,754 rsf)
$41.25
$4,568,602.50
$380,716.88
July 1, 2022 through June 30, 2023 (based on 110,754 rsf)
$42.25
$4,679,356.50
$389,946.38
July 1, 2023 through June 30, 2024 (based on 110,754 rsf)
$43.25
$4,790,110.50
$399,175.88
July 1, 2024 through June 30, 2025 (based on 110,754 rsf)
$44.25
$4,900,864.50
$408,405.38
July 1, 2025 through June 30, 2026 (based on 110,754 rsf)
$45.25
$5,011,618.50
$417,634.88
July 1, 2026 through June 30, 2027 (based on 110,754 rsf)
$46.25
$5,122,372.50
$426,864.38
July 1, 2027 through December 31, 2027 (based on 110,754 rsf)
$47.25
$5,233,126.50
$436,093.88

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