Seventh Amendment to the Lease, Sterling Realty Organization Co.



 Exhibit 10.3 
 SEVENTH AMENDMENT OF LEASE AGREEMENT 
 THIS SEVENTH AMENDMENT TO THE LEASE AGREEMENT (“Amendment”) is made
and entered into as of the 10 day of July, 2008, and effective upon the Effective Date (defined below), by and between STERLING REALTY ORGANIZATION CO., a Washington corporation (“Landlord”), successor-in-interest to Factoria Partnership,
and LIONBRIDGE TECHNOLOGIES, a Delaware corporation (“Tenant”) formerly known as Data Dimensions, successor-in-interest to ST Laboratories. 
 RECITALS 
  

	A.	Landlord and Software Testing Laboratories, Inc. entered into that certain Lease Agreement dated April 11, 1996, for premises situated on the real property legally described
therein (the “Land”) and in the building located at 3535 Factoria Blvd. S.E., in Bellevue, Washington, which building is commonly known as Sterling Plaza (the “Building”). 

  

	B.	The Lease Agreement was previously amended by that certain Amendment of Lease Agreement between Landlord and Software Testing Laboratories, Inc. dated May 16, 1996, by that
certain Second Amendment of Lease Agreement dated September 30, 1996, by that certain Third Amendment of Lease dated April 8, 1997, by that certain Fourth Amendment of Lease Agreement dated July 1, 1997, by that certain Fifth
Amendment dated April 1, 2002 and by that certain Sixth Amendment dated August 7, 2003. Software Testing Laboratories, Inc. was succeeded by ST Labs, Inc., which entity was subsequently acquired by Data Dimensions, Inc., and which is now
doing business as LionBridge Technologies. The Lease Agreement, as amended, is referred to herein as the “Lease.” 

  

	C.	The parties desire to further amend the Lease as set forth below. 

 AGREEMENT 
  

	1.	Leased Premises. The second sentence of Paragraph l(a) is hereby deleted, and the following sentence is substituted in its place: 

 The Premises includes finished office space of approximately 10,977 rentable square feet on the 3
rd floor of the Building. 
 All
references in the Lease to the total area of the Premises being comprised of 15,350 square feet are hereby deleted and replaced with references to the total area of the Premises being comprised of approximately 10,977 square feet. 
  

	2.	Agreed Floor Areas. Paragraph l(b) is hereby deleted, and the following paragraph is substituted in its place: 








 (b) Agreed Floor Areas. The Premises are
comprised of approximately 10,977 rentable square feet on the 3rd floor of the Building and will be shown as Exhibit A to be attached to this
Amendment. Landlord and Tenant agree that the floor area of the Building is 127,410 rentable square feet. 
  

	3.	Tenants Percentage of the Building. Paragraph l(c) is hereby deleted, and the following paragraph is substituted in its place: 

 (c) “Tenant’s Percentage of the Building” is equal to approximately 8.61%, calculated by dividing the number of rentable square feet in the
Premises (10,977) by the number of rentable square feet in the Building (127,410). 
  

	4.	Term. Paragraph l(d) is hereby deleted, and the following paragraph is substituted in its place: 

 (d) Term. Landlord and Tenant agree that the term of this Lease shall be extended by 60 months. The new Termination Date of this Lease shall be
August 31, 2013. 
  

	5.	Rent. Paragraph l(e) is hereby deleted, and the following paragraph is substituted in its place: 

 (e) Rent. Landlord and Tenant agree that Tenant shall pay Landlord the following rent for the Premises, from the Effective Date of this Amendment through
the stated expiration date of this Lease: 
  

			
	September 1, 2008 – August 31, 2009:	  	$28,357.25 per month
		
	September 1, 2009 – August 31, 2010:	  	$29,272.00 per month
		
	September 1, 2010 – August 31, 2011:	  	$30,186.75 per month
		
	September 1, 2011 – August 31, 2012:	  	$31,101.50 per month
		
	September 1, 2012 – August 31, 2013:	  	$32,016.25 per month

 Rent is to be paid in advance on or before
the first day of each month without offset or deduction at the offices of Landlord, Sterling Realty Organization Co., 600 – 106th Ave NE, Suite
200, Bellevue, Washington, 98004, or such other place designated by Landlord. 
 Notwithstanding the foregoing, Tenant shall pay rent on the
square footage to be vacated at the same pro rata amount as per this Amendment until the latter of the expiration of the current lease term or upon total vacancy of space as identified by the highlighted area on the attached 








 
Exhibit A, with the exception that in the event Tenant or Tenant’s personal property remain in said space at anytime between September 1, 2008 and
September 30, 2008, Tenant shall be obligated to pay rent for such period in the amount of $5,648.46 . 
  

	6.	Tenant Improvement. The Premises shall continue to be occupied in an “as-is” condition, except Landlord shall provide tenant improvements at Landlord’s sole
cost and expense as detailed in Marvin Stein and Associates space plan dated May 15, 2008, attached as Exhibit A and as further noted in the plan’s construction notes and construction keynotes, and as bid by Chinn Construction in the
May 28, 2008 proposal, attached as Exhibit B. Landlord and Tenant recognize the space plan will be converted into more detailed construction drawings (if required). Landlord shall be responsible for standard plan architectural services and any
permit fees incurred. Any additional improvements beyond those identified in the construction drawings shall be at Tenant’s expense. Tenant shall be responsible for relocation of furniture necessary to accommodate the construction and any
phone/data cabling and furniture reinstallation, and shall coordinate such moves to accommodate a mutually agreed upon construction schedule. Landlord’s contractor shall conduct improvements during the day, and make efforts to minimize any
disruption to Tenant’s business. Landlord shall proceed to complete the tenant improvements as soon as reasonably possible. 

  

	7.	Security Deposit. Paragraph l(f) is hereby deleted, and the following paragraph substituted in its place: 

 (f). Landlord is in possession of a deposit of $30,700.00 which shall remain as Security Deposit. 
  

	8.	Base Year. Revised Base Year shall be 2008. 

  

	 9.
	 Exterior Building Signage. Tenant shall pay $1,000 per month for exterior building signage for the term of the
Lease. Tenant shall reimburse Landlord for the electrical operating expenses, and Tenant will pay any and all governmental permit fees and taxes for the signage. Rent is to be paid in advance on or before the first day of each month without offset
or deduction at the offices of Landlord, Sterling Realty Organization Co., 600 – 106th Ave NE, Suite 200, Bellevue, Washington, 98004, or such
other place designated by Landlord. 


  

	10.	Effective Date of Amendment. This Amendment shall be effective September 1, 2008. 

 All other terms and conditions of the above referenced Lease shall remain unchanged and in full force and effect. 







 IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment the day and year first above written. 
  

									
	LANDLORD:	 	 STERLING REALTY ORGANIZATION CO.,
 a
Washington corporation
	 	
					
		 	BY:	 	 /s/ David Schooler
	 		 	
		 		 	David Schooler, President	 		 	
			
	TENANT:	 	 LIONBRIDGE TECHNOLOGIES
 a Delaware
corporation
	 	
					
		 	BY:	 	 /s/ Donald Muir
	 		 	








 Exhibit B 
 CHINN Construction, LLC 
 SRO Sterling Plaza I - Lion Bridge 3rd Floor Renovations 
  

			
	Project:	 	SRO Sterling Plaza I - Lion Bridge 3rd Floor Renovations
	Location:	 	3535 128th Ave
		 	Bellevue WA. 98006
		
	Contact:	 	Jason Horning
	Subject:	 	Bid Estimate
	Date:	 	5/27/2008

  

												
	 Description:
	  	Labor	  	Material	  	Sub	  	 	  	Total
	 01000-General Conditions
	  	17,243	  	1,745	  	0	  		  	 	18,988
	 01010-Temporary Protection
	  	2,160	  	480	  	0	  		  	 	2,640
	 01050-Furniture Moving
	  	0	  	0	  	0	  		  	 	0
	 02110-Demolition / Core Drill
	  	1,470	  	630	  	650	  		  	 	2,750
	 02200-Earthwork
	  	0	  	0	  	0	  		  	 	0
	 02700-Asphalt
	  	0	  	0	  	0	  		  	 	0
	 03000-Concrete
	  	0	  	0	  	0	  		  	 	0
	 05000-Structural Steel
	  	0	  	0	  	0	  		  	 	0
	 06100-Rough Carpentry/ Finish Carpentry
	  	1,170	  	180	  	0	  		  	 	1,350
	 06410-Millwork/Casework
	  	0	  	0	  	18,985	  		  	 	18,985
	 07200-Sound Insulation
	  	0	  	0	  	0	  		  	 	0
	 07500-Roofing
	  	0	  	0	  	0	  		  	 	0
	 07900-Caulking
	  	0	  	0	  	0	  		  	 	0
	 08210-Doors, Frames & Relite
	  	2,700	  	2,746	  	0	  		  	 	5,446
	 08400-Storefront
	  	0	  	0	  	0	  		  	 	0
	 08700-Finish Hardware
	  	1,350	  	1,160	  	0	  		  	 	2,510
	 08800-Glazing
	  	0	  	1,764	  	0	  		  	 	1,764
	 09100- Stucco
	  	0	  	0	  	0	  		  	 	0
	 09120-Acoustical Ceiling
	  	0	  	0	  	2,176	  	patch and repair	  	 	2,176
	 09250-Metal Stud Framing / GWB
	  	0	  	0	  	20,216	  		  	 	20,216
	 09300-Ceramic Tile
	  	0	  	0	  	0	  		  	 	0
	 09650-VCT / RB / Floor Prep.
	  	0	  	0	  	4,372	  		  	 	4,372
	 09680-Carpet
	  	0	  	0	  	544	  	patch and repair	  	 	544
	 09900-Painting / Wall Covering
	  	0	  	0	  	4,649	  		  	 	4,649
	 10800-Toilet Accessories / Partitions / Fire Extingh.
	  	0	  	0	  	0	  		  	 	0
	 11000-Equipment (Chalk Board)
	  	180	  	580	  	0	  	allowance	  	 	760
	 12490-Window Treatment
	  	0	  	0	  	0	  		  	 	0
	 15300-Fire Protection
	  	0	  	0	  	3,185	  		  	 	3,185
	 15400-FM 200 System
	  	0	  	0	  	7,950	  		  	 	7,950
	 15400-Plumbing System / HVAC Loop Piping
	  	0	  	0	  	7,480	  		  	 	7,480
	 15850-HVAC System
	  	0	  	0	  	14,700	  		  	 	14,700
	 16010-Electrical / Light Fixtures
	  	0	  	0	  	13,470	  	light fix. allowance	  	 	13,470
	 16123-Access System
	  	0	  	0	  	0	  		  	 	0
	 16700-Phone/Data
	  	0	  	0	  	0	  		  	 	0
	 16721 -Fire Alarm
	  	0	  	0	  	2,250	  		  	 	2,250
		  	 	  	 	  	 	  		  	 	 
	 Direct Cost
	  	26,273	  	9,285	  	100,628	  		  	 	136,186
						
	 B&O Taxes & Insurance
	  		  		  		  		  	 	2,724
		  		  		  		  		  	 	 
	 Subtotal
	  		  		  		  		  	 	138,909
	 Overhead and Fee
	  		  		  		  		  	 	17,364
	 Total
	  		  		  		  		  	$	156,273
		  		  		  		  		  	 	 
	 Washington State Sales Tax @ 9%
	  		  		  		  		  	 	14,065
		  		  		  		  		  	 	 
	 Total
	  		  		  		  		  	 	170,337

  







 Qualifications: 
 Sheet 1 dated 4/24/08 as prepared by Marvin Stein & Associates 
 Work to be completed during the
hours of 6:00am - 4:30pm 
 Assumes reusing existing doors/frames/relites 
 Painting of new and effected walls only 
 Electrical scope: 
 Pendant light fixture allowance of $350 per fixture (electrical rough-in, furnish and install fixture)

 Furnish and install four (4) new building standard 2x4 light fixtures and relocating eight (8) existing 
 Eight (8) new/relocated light switches 
 Twenty-three (23) new convenience outlets 
 Two (2) dedicated copier outlets 
 Twenty-three phone/data mud rings with pull string 
 Two (2) conference table floor boxes 
 Exclusions but not limited too: 
 Washington State Sales Tax 
 Architectural,
engineering and permits 
 Unforeseen conditions 
 Additions and modifications due to the local building officials and or governing agencies 
 Utility upgrades

 Furniture power, provisions and hook-up 
 Phone/Data cabling, wiring, termination and provisions 
 Removal of existing phone/data cabling 

Furniture , fixtures and furnishings 
 Window covering 
 Wall covering 
 Seismic upgrade of existing acoustical grid 
 Appliances 
 Security during construction 
 Security
systems 
 Backflow installation, modification or certification 
 Abatement of any type 
 Insulation above ceilings 
 Coring or X-ray 
 Removal, relocation or
re-installation of any furniture 
 Work in terminated space 
 Work in common corridors 
 Alternates: 
  

			
	 1.      Furnish and install furniture power at six
(6) locations.
  
 Includes four (4) floor
cores)
	  	$5,136 plus WSST