EX-10.1






	 
	

CREDIT AGREEMENT

dated as of October 13, 2010

among

HEALTHCARE TRUST OF AMERICA HOLDINGS, LP

HEALTHCARE TRUST OF AMERICA, INC.

The Lenders Party Hereto

and

JPMORGAN CHASE BANK, N.A.

as Administrative Agent

and

WELLS FARGO BANK, N.A.

and

DEUTSCHE BANK SECURITIES INC.,

as Syndication Agents

     

J.P. MORGAN SECURITIES LLC,

WELLS FARGO SECURITIES, LLC,

and

DEUTSCHE BANK SECURITIES INC.,

as Joint Bookrunners and Joint Lead Arrangers







	 	 	 	 	 	 	 	 	 
	ARTICLE I.Definitions 1
	 	 	 	 
	Section 1.1.
	 	Defined Terms	 	 	1	 
	Section 1.2.
	 	Classification of Loans and Borrowings	 	 	26	 
	Section 1.3.
	 	Terms Generally	 	 	26	 
	Section 1.4.
	 	Accounting Terms; GAAP	 	 	26	 
	ARTICLE II.The Credits
	 	 	 	 	 	 	26	 
	Section 2.1.
	 	Commitments	 	 	26	 
	Section 2.2.
	 	Loans and Borrowings	 	 	27	 
	Section 2.3.
	 	Requests for Revolving Borrowings	 	 	27	 
	Section 2.4.
	 	Incremental Commitments	 	 	28	 
	Section 2.5.
	 	Swingline Loans	 	 	29	 
	Section 2.6.
	 	Letters of Credit	 	 	30	 
	Section 2.7.
	 	Funding of Borrowings	 	 	34	 
	Section 2.8.
	 	Interest Elections	 	 	35	 
	Section 2.9.
	 	Termination and Reduction of Commitments	 	 	36	 
	Section 2.10.
	 	Repayment of Loans; Evidence of Debt	 	 	37	 
	Section 2.11.
	 	Prepayment of Loans	 	 	38	 
	Section 2.12.
	 	Fees	 	 	38	 
	Section 2.13.
	 	Interest	 	 	39	 
	Section 2.14.
	 	Alternate Rate of Interest	 	 	40	 
	Section 2.15.
	 	Increased Costs	 	 	41	 
	Section 2.16.
	 	Break Funding Payments	 	 	42	 
	Section 2.17.
	 	Taxes	 	 	42	 
	Section 2.18.
	 	Payments Generally; Pro Rata Treatment; Sharing of Set-offs	 	 	44	 
	Section 2.19.
	 	Mitigation Obligations; Replacement of Lenders	 	 	45	 
	Section 2.20.
	 	Defaulting Lenders	 	 	46	 
	ARTICLE III.Representations and Warranties
	 	 	48	 
	Section 3.1.
	 	Organization; Powers	 	 	48	 
	Section 3.2.
	 	Authorization; Enforceability	 	 	48	 
	Section 3.3.
	 	Governmental Approvals; No Conflicts	 	 	48	 
	Section 3.4.
	 	Financial Condition; No Material Adverse Change	 	 	49	 
	Section 3.5.
	 	Properties	 	 	49	 
	Section 3.6.
	 	Litigation and Environmental Matters	 	 	50	 
	Section 3.7.
	 	Compliance with Laws and Agreements	 	 	50	 
	Section 3.8.
	 	Investment and Holding Company Status	 	 	50	 
	Section 3.9.
	 	Taxes	 	 	50	 
	Section 3.10.
	 	ERISA	 	 	50	 
	Section 3.11.
	 	Disclosure	 	 	51	 
	Section 3.12.
	 	Federal Regulations	 	 	51	 
	Section 3.13.
	 	Labor Matters	 	 	51	 
	Section 3.14.
	 	Subsidiaries	 	 	51	 
	Section 3.15.
	 	Use of Proceeds	 	 	52	 
	Section 3.16.
	 	Solvency	 	 	52	 
	Section 3.17.
	 	Status of the Company	 	 	52	 
	Section 3.18.
	 	Properties	 	 	52	 
	ARTICLE IV.Conditions
	 	 	 	 	 	 	52	 
	Section 4.1.
	 	Effective Date	 	 	52	 
	Section 4.2.
	 	Each Credit Event	 	 	54	 
	ARTICLE V.Affirmative Covenants
	 	 	55	 
	Section 5.1.
	 	Financial Statements; Ratings Change and Other Information	 	 	55	 
	Section 5.2.
	 	Notices of Material Events	 	 	57	 
	Section 5.3.
	 	Existence; Conduct of Business; REIT Status	 	 	58	 
	Section 5.4.
	 	Payment of Obligations	 	 	58	 
	Section 5.5.
	 	Maintenance of Properties; Insurance	 	 	58	 
	Section 5.6.
	 	Books and Records; Inspection Rights	 	 	59	 
	Section 5.7.
	 	Compliance with Laws	 	 	59	 
	Section 5.8.
	 	Use of Proceeds and Letters of Credit	 	 	59	 
	Section 5.9.
	 	Distributions in the Ordinary Course	 	 	59	 
	Section 5.10.
	 	Notices of Asset Sales, Encumbrances or Dispositions	 	 	59	 
	Section 5.11.
	 	[Reserved]	 	 	60	 







	 	 	 	Section 5.12. Additions and Substitutions to and Removals From Unencumbered Assets;
Release of Subsidiary Guarantors 60	 





	 	 	 	 	 	 	 	 	 
	Section 5.13.
	 	Additional Guarantors	 	 	61	 
	ARTICLE VI.Negative Covenants
	 	 	62	 
	Section 6.1.
	 	Indebtedness	 	 	62	 
	Section 6.2.
	 	Liens	 	 	63	 
	Section 6.3.
	 	Fundamental Changes	 	 	63	 
	Section 6.4.
	 	Investments, Loans, Advances, Guarantees and Acquisitions	 	 	64	 
	Section 6.5.
	 	Swap Agreements	 	 	65	 
	Section 6.6.
	 	Restricted Payments; Share Repurchases	 	 	65	 
	Section 6.7.
	 	Transactions with Affiliates	 	 	66	 
	Section 6.8.
	 	Restrictive Agreements	 	 	66	 
	Section 6.9.
	 	Disposition of Property	 	 	66	 
	Section 6.10.
	 	Payments and Modifications of Subordinate Debt	 	 	67	 
	Section 6.11.
	 	Sales and Leasebacks	 	 	67	 
	Section 6.12.
	 	Changes in Fiscal Periods	 	 	67	 
	Section 6.13.
	 	Financial Covenants	 	 	67	 
	Section 6.14.
	 	Modification of Governing Documents	 	 	68	 
	Section 6.15.
	 	Occupancy of Unencumbered Assets	 	 	69	 
	ARTICLE VII.Events of Default
	 	 	69	 
	ARTICLE VIII.The Administrative Agent
	 	 	71	 
	ARTICLE IX.Miscellaneous
	 	 	73	 
	Section 9.1.
	 	Notices	 	 	73	 
	Section 9.2.
	 	Waivers; Amendments	 	 	74	 
	Section 9.3.
	 	Expenses; Indemnity; Damage Waiver	 	 	75	 
	Section 9.4.
	 	Successors and Assigns	 	 	77	 
	Section 9.5.
	 	Survival	 	 	80	 
	Section 9.6.
	 	Counterparts; Integration; Effectiveness	 	 	81	 
	Section 9.7.
	 	Severability	 	 	81	 
	Section 9.8.
	 	Right of Setoff	 	 	81	 
	Section 9.9.
	 	Governing Law; Jurisdiction; Consent to Service of Process	 	 	81	 
	Section 9.10.
	 	WAIVER OF JURY TRIAL	 	 	82	 
	Section 9.11.
	 	Headings	 	 	82	 
	Section 9.12.
	 	Confidentiality	 	 	82	 
	Section 9.13.
	 	Interest Rate Limitation	 	 	83	 
	Section 9.14.
	 	USA PATRIOT Act	 	 	84	 






SCHEDULES:



Schedule EGL — Eligible Ground Leases


Schedule EOCGL — Eligible On-Campus Ground Leases


Schedule ES  — Excluded Subsidiaries


Schedule SG — Subsidiary Guarantors


Schedule 2.1 — Commitments


Schedule 3.6 — Disclosed Matters


Schedule 3.14 — Subsidiaries


Schedule 3.18(a) — Real Property


Schedule 3.18(b) — Unencumbered Assets


Schedule 6.1 — Existing Indebtedness


Schedule 6.2 — Existing Liens


Schedule 6.8 — Existing Restrictions



EXHIBITS:



Exhibit A — Form of Assignment and Assumption




	 	 	Exhibit B — Form of Borrowing Request






	 	 	Exhibit C — Form of Guaranty





CREDIT AGREEMENT




CREDIT AGREEMENT (the “Agreement”) dated as of October 13, 2010, among HEALTHCARE
TRUST OF AMERICA HOLDINGS, LP, a Delaware limited partnership, HEALTHCARE TRUST OF AMERICA, INC., a
Maryland corporation, the LENDERS party hereto, and JPMORGAN CHASE BANK, N.A., as Administrative
Agent.



The parties hereto agree as follows:



ARTICLE I.

DEFINITIONS




SECTION 1.1. Defined Terms. As used in this Agreement, the following terms have the
meanings specified below:



“ABR”, when used in reference to any Loan or Borrowing, refers to whether such Loan,
or the Loans comprising such Borrowing, are bearing interest at a rate determined by reference to
the Alternate Base Rate.



“Adjusted LIBO Rate” means, with respect to any Eurodollar Borrowing for any Interest
Period, an interest rate per annum (rounded upwards, if necessary, to the next 1/16 of 1%) equal to
(a) the LIBO Rate for such Interest Period multiplied by (b) the Statutory Reserve Rate.



“Adjusted NOI” means for any fiscal period, the NOI (or proportionate share of NOI
from a Property owned by an Unconsolidated Affiliate) from a Property and adjusted to (a) remove
the effect of recognizing rental income on a straight-line basis over the applicable lease term and
(b) deduct Property Management Fees. As used herein, “Property Management Fees” means,
with respect to each Property (other than a Property for which the Borrower or Subsidiary has a
triple-net lease in effect) for any period, an amount equal to the greater of (a) actual management
fees for such Property and (b) an assumed amount equal to three percent (3%) of the aggregate rent
due and payable under leases with tenants at such Property.



“Administrative Agent” means JPMorgan Chase Bank, N.A., in its capacity as
administrative agent for the Lenders hereunder.



“Administrative Questionnaire” means an Administrative Questionnaire in a form
supplied by the Administrative Agent.



“Affiliate” means, with respect to a specified Person, another Person that directly,
or indirectly through one or more intermediaries, Controls or is Controlled by or is under common
Control with the Person specified.



“Alternate Base Rate” means, for any day, a rate per annum equal to the greatest of
(a) the Prime Rate in effect on such day, (b) the Federal Funds Effective Rate in effect on such
day plus 1/2 of 1% and (c) the Adjusted LIBO Rate for a one month Interest Period on such day (or if
such day is not a Business Day, the immediately preceding Business Day) plus 1%, provided
that, for the avoidance of doubt, the Adjusted LIBO Rate for any day shall be based on the rate
appearing on the Reuters BBA Libor Rates Page 3750 (or on any successor or substitute page of such
page) at approximately 11:00 a.m. London time on such day. Any change in the Alternate Base Rate
due to a change in the Prime Rate, the Federal Funds Effective Rate or the Adjusted LIBO Rate shall
be effective from and including the effective date of such change in the Prime Rate, the Federal
Funds Effective Rate or the Adjusted LIBO Rate, respectively.



“Applicable Credit Rating” means a rating assigned to the Borrower’s Index Debt of at
least BBB- or higher by S&P or Baa3 or higher by Moody’s.



“Applicable Percentage” means, with respect to any Lender, the percentage of the total
Commitments represented by such Lender’s Commitment; provided that in the case of Section
2.20 when a Defaulting Lender shall exist, “Applicable Percentage” shall mean the percentage of the
total Commitments (disregarding any Defaulting Lender’s Commitment) represented by such Lender’s
Commitment. If the Commitments have terminated or expired, the Applicable Percentages shall be
determined based upon the Commitments most recently in effect, giving effect to any assignments and
to any Lender’s status as a Defaulting Lender at the time of determination.



“Applicable Rate” means, for any day, with respect to any ABR Loan or Eurodollar
Revolving Loan, or with respect to the facility fees payable hereunder, as the case may be, the
applicable rate per annum determined as set forth below:



(i) if the Borrower has not obtained two Applicable Credit Ratings, the “Base Rate -
Applicable Rate” or the “LIBOR Rate — Applicable Rate” as the case may be, shall be determined by
the range into which the Total Leverage Ratio of the Borrower falls in the table below:



	 	 	 	 	 	 	 	 	 	 	 
	RATIO LEVEL	 	TOTAL LEVERAGE RATIO	 	BASE RATE - APPLICABLE	 	LIBOR RATE -
	 	 	 	 	RATE	 	APPLICABLE
	 	 	 	 	 	 	 	 	RATE
	Level I

	 	< 35%
	 	 	1.60	%	 	 	2.60	%
	 

	 	 
	 	 	 	 	 	 	 	 
	Level II

	 	> 3 5% AND < 45%
	 	 	2.00	%	 	 	3.00	%
	 

	 	 
	 	 	 	 	 	 	 	 
	Level III

	 	> 45% AND < 55%
	 	 	2.50	%	 	 	3.50	%
	 

	 	 
	 	 	 	 	 	 	 	 






For purposes of this clause (i), any increase or decrease in the Applicable Rate resulting
from a change in the Total Leverage Ratio shall become effective as of the first Business Day
immediately following the date a compliance certificate is delivered in accordance with Section
5.1(c); provided, however, that if such compliance certificate is not delivered
when due in accordance with Section 5.1(c), then the Applicable Rate shall be the percentage that
would apply to the Level III Ratio and it shall apply as of the first Business Day after the date
on which such compliance certificate was required to have been delivered; or



(ii) if the Borrower obtains two Applicable Credit Ratings, the “Base Rate — Applicable Rate”,
the “LIBOR Rate — Applicable Rate” or the “Facility Fee Rate”, as the case may be, shall be
determined solely by the Ratings of the Borrower in the table below:



	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	RATINGS LEVEL	 	MOODY’S/	 	BASE RATE -	 	LIBOR RATE -	 	FACILITY FEE RATE
	 	 	S&P APPLICABLE	 	APPLICABLE	 	APPLICABLE	 	 	 	 
	 	 	CREDIT RATING	 	RATE	 	RATE	 	 	 	 
	Level I Rating
	 	Baa1/BBB+

or higher

	 	1.00%



	 	2.00%



	 	0.40%




	 
	 	 

	 	 	 	 	 	 	 	 	 	 	 	 
	Level II Rating
	 	Baa2/BBB

	 	 	1.15	%	 	 	2.15	%	 	 	0.45	%
	 
	 	 

	 	 	 	 	 	 	 	 	 	 	 	 
	Level III Rating
	 	Baa3/BBB-

	 	 	1.50	%	 	 	2.50	%	 	 	0.50	%
	 
	 	 

	 	 	 	 	 	 	 	 	 	 	 	 
	Level IV Rating
	 	Below Baa3/BBB-

	 	 	1.95	%	 	 	2.95	%	 	 	0.55	%
	 
	 	 

	 	 	 	 	 	 	 	 	 	 	 	 






For purposes of this clause (ii), (A) if the Borrower has two Ratings and the Ratings of the
Rating Agencies do not match, then the higher of two Applicable Credit Ratings shall determine
pricing; provided, however, that if the two Applicable Credit Ratings are two or
more gradations apart, then the rating that is the mid-point between the two differing Applicable
Credit Ratings (rounding down, if such mid-point falls between two ratings) shall determine pricing
and (B) if the Applicable Credit Ratings established or deemed to have been established by the
Rating Agencies for the Index Debt shall be changed (other than as a result of change in the rating
system of any such Rating Agency), such change shall be effective as of the date on which it is
first announced by the applicable Rating Agency, irrespective of when notice of such change shall
have been furnished by the Borrower to the Administrative Agent and the Lenders. Each change in
the Applicable Rate under this clause (ii) shall apply during the period commencing on the
effective date of such change and ending on the date immediately preceding the effective date of
the next such change. If the rating system of a Rating Agency shall change, or if any Rating
Agency shall cease to be in the business of rating corporate debt obligations, the Borrower and the
Lenders shall negotiate in good faith to amend this definition to reflect such changed rating
system or the unavailability of ratings from such Rating Agency, and pending the effectiveness of
any such amendment, the Applicable Credit Rating assigned by such Rating Agency shall be deemed to
be the rating most recently in effect prior to such change or cessation and the Applicable Rate
shall be determined by reference to such rating.



The Applicable Credit Rating in effect on any date for the purposes of this definition is that
in effect at the close of business on such date. If at any time the Borrower does not have both a
Moody’s Rating and an S&P Rating, then the Applicable Rate shall be determined by reference to the
Total Leverage Ratio in accordance with clause (i).



Any adjustment in the Applicable Rate shall be applicable to all existing Loans.



The Borrower understands that the Applicable Rate shall be determined and/or adjusted from
time-to-time based upon certain financial ratios and/or other information to be provided or
certified to the Administrative Agent and the Lenders by the Borrower (the “Borrower Information”).
If it is subsequently determined that any such Borrower Information was incorrect (for any reason)
at the time it was delivered to the Administrative Agent and the Lenders, and if the Applicable
Rate calculated for any period was higher or lower than it should have been had the correct
information been timely provided, then, such interest rate for such period shall be automatically
recalculated using the correct Borrower Information. The Agent shall promptly notify the Borrower
and the Lenders in writing of any additional interest due or the amount of any overpayment of
interest because of such recalculation, and (x) in the case of underpayment, the Borrower shall pay
such additional interest due to the Lenders within 5 Business Days of receipt of such written
notice and (y) in the case of overpayment, the Borrower shall receive a credit against its next
interest payment for the amount of such overpayment.



Any recalculation of interest required by this provision shall survive termination of this
Agreement and this provision shall not in any way limit any of the Administrative Agent’s and the
Lenders’ other rights and remedies under the Loan Documents.



“Approved Fund” has the meaning assigned to such term in Section 9.4.



“Assignment and Assumption” means an assignment and assumption entered into by a
Lender and an assignee (with the consent of any party whose consent is required by Section 9.4),
and accepted by the Administrative Agent, in the form of Exhibit A or any other form approved by
the Administrative Agent.



“Available Commitment” means, as to any Lender at any time, an amount equal to the
excess, if any, of (a) such Lender’s Commitment then in effect minus (b) such Lender’s
Revolving Credit Exposure then outstanding; provided, that in calculating any Lender’s
Revolving Credit Exposure for the purpose of determining such Lender’s Available Commitment
pursuant to Section 2.12(a), the aggregate principal amount of Swingline Loans then outstanding
shall be deemed to be zero.



“Availability Period” means the period from and including the Effective Date to but
excluding the earlier of the Maturity Date and the date of termination of the Commitments.



“Bankruptcy Event” means, with respect to any Person, such Person becomes the subject
of a bankruptcy or insolvency proceeding, or has had a receiver, conservator, trustee,
administrator, custodian, assignee for the benefit of creditors or similar Person charged with the
reorganization or liquidation of its business appointed for it, or, in the good faith determination
of the Administrative Agent, has taken any action in furtherance of, or indicating its consent to,
approval of, or acquiescence in, any such proceeding or appointment, provided that a Bankruptcy
Event shall not result solely by virtue of any ownership interest, or the acquisition of any
ownership interest, in such Person by a Governmental Authority or instrumentality thereof,
provided, further, that such ownership interest does not result in or provide such Person with
immunity from the jurisdiction of courts within the United States or from the enforcement of
judgments or writs of attachment on its assets or permit such Person (or such Governmental
Authority or instrumentality) to reject, repudiate, disavow or disaffirm any contracts or
agreements made by such Person.



“Board” means the Board of Governors of the Federal Reserve System of the United
States of America.



“Borrower” means Healthcare Trust of America Holdings, LP, a Delaware limited
partnership.



“Borrowing” means (a) Revolving Loans of the same Type, made, converted or continued
on the same date and, in the case of Eurodollar Loans, as to which a single Interest Period is in
effect or (b) a Swingline Loan.



“Borrowing Request” means a request by the Borrower for a Revolving Borrowing in
accordance with Section 2.3.



“Business Day” means any day that is not a Saturday, Sunday or other day on which
commercial banks in New York City are authorized or required by law to remain closed;
provided that, when used in connection with a Eurodollar Loan, the term “Business
Day” shall also exclude any day on which banks are not open for dealings in dollar deposits in
the London interbank market.



“Capital Lease Obligations” of any Person means the obligations of such Person to pay
rent or other amounts under any lease of (or other arrangement conveying the right to use) real or
personal property, or a combination thereof, which obligations are required to be classified and
accounted for as capital leases on a balance sheet of such Person under GAAP, and the amount of
such obligations shall be the capitalized amount thereof determined in accordance with GAAP.



“Capital Reserves” means for any period and with respect to a Property, an amount
equal to $1.25 per square foot per annum multiplied by a fraction, the numerator of which is the
number of days in such period and the denominator of which is 365. Any portion of a Property leased
under a ground lease to a third party that owns the improvements on such portion of such Property
shall not be included in determinations of Capital Reserves. If the term Capital Reserves is used
without reference to any specific Property, then the amount shall be determined on an aggregate
basis with respect to all Properties of the Company, the Borrower, and their Subsidiaries and a
proportionate share of all Properties of all Unconsolidated Affiliates.



“Capitalization Rate” means 8.25% for Medical Office/Office Properties, and 9.0% for
Other Properties.



“Change in Control” means (a) the acquisition of ownership, directly or indirectly,
beneficially or of record, by any Person or group (within the meaning of the Securities Exchange
Act of 1934 and the rules of the Securities and Exchange Commission thereunder as in effect on the
date hereof), of Equity Interests representing more than 30% of the aggregate ordinary voting power
represented by the issued and outstanding Equity Interests of the Company; (b) occupation of a
majority of the seats (other than vacant seats) on the board of directors of the Company by Persons
who were neither (i) nominated by the board of directors of the Company nor (ii) appointed by
directors so nominated; (c) any Person or group (within the meaning of the Securities Exchange Act
of 1934 and the rules of the Securities and Exchange Commission thereunder as in effect on the date
hereof) acquires, directly or indirectly, by contract or otherwise, the power to exercise control
over the Equity Interests of the Company representing more than thirty percent (30%) of the total
voting power represented by the issued and outstanding Equity Interests of the Company; (d) the
Company shall fail to be the sole general partner of the Borrower or shall fail to own, directly or
indirectly, free of any liens, encumbrances or adverse claims, Equity Interests of the Borrower
representing more than 90% of the aggregate ordinary voting power represented by the issued and
outstanding Equity Interests of the Borrower; or (e) the Borrower or the Company shall fail to own,
directly or indirectly, free of any liens, encumbrances or adverse claims, at least seventy-five
percent (75%) of the Equity Interests of each Guarantor (other than the Company), control all major
decisions of such Guarantor (including, without limitation, decisions to sell or encumber property)
and otherwise possess the ordinary voting power to elect a majority of the board of directors, or
other persons performing similar functions, of each such Guarantor; provided that the
Borrower or the Company must directly or indirectly own, free of any liens, encumbrances or adverse
claims, one hundred percent (100%) of each Guarantor that owns any Unencumbered Asset.



“Change in Law” means (a) the adoption of any law, rule or regulation after the date
of this Agreement, (b) any change in any law, rule or regulation or in the interpretation or
application thereof by any Governmental Authority after the date of this Agreement or (c)
compliance by any Lender or the Issuing Bank (or, for purposes of Section 2.15(b), by any lending
office of such Lender or by such Lender’s or the Issuing Bank’s holding company, if any) with any
request, guideline or directive (whether or not having the force of law) of any Governmental
Authority made or issued after the date of this Agreement.



“Class”, when used in reference to any Loan or Borrowing, refers to whether such Loan,
or the Loans comprising such Borrowing, are Revolving Loans or Swingline Loans.



“Closing Date” means the date on which the conditions in Article IV are satisfied and
the initial Loans are made.



“Code” means the Internal Revenue Code of 1986, as amended from time to time.



“Commitment” means, with respect to each Lender, the commitment of such Lender to make
Revolving Loans and to acquire participations in Letters of Credit and Swingline Loans hereunder,
expressed as an amount representing the maximum aggregate amount of such Lender’s Revolving Credit
Exposure hereunder, as such commitment may be (a) reduced from time to time pursuant to Section
2.9, (b) increased from time to time pursuant to Section 2.4, and (c) reduced or increased from
time to time pursuant to assignments by or to such Lender pursuant to Section 9.4. The initial
amount of each Lender’s Commitment is set forth on Schedule 2.1, or in the Assignment and
Assumption pursuant to which such Lender shall have assumed its Commitment, as applicable. The
initial aggregate amount of the Lenders’ Commitments is $200,000,000.



“Commitment Fee Rate” means for any calendar quarter (a) 0.50% per annum if the
average daily Commitment Utilization Percentage for such quarter is less than 50% and (b) 0.375%
per annum if the average daily Commitment Utilization Percentage for such quarter is greater than
or equal to 50%.



“Commitment Utilization Percentage” means on any date, the percentage equal to a
fraction (a) the numerator of which is the total Revolving Credit Exposures and (b) the denominator
of which is the total Commitments; provided that in calculating the total Revolving Credit
Exposures for purposes of Section 2.12(a), the aggregate principal amount of Swingline Loans then
outstanding shall be deemed to be zero.



“Construction-in-Process” means cash expenditures for land and improvements (including
indirect costs internally allocated and development costs) determined in accordance with GAAP on
all Development Properties.



“Company” means Healthcare Trust of America, Inc., a Maryland corporation.



“Control” means the possession, directly or indirectly, of the power to direct or
cause the direction of the management or policies of a Person, whether through the ability to
exercise voting power, by contract or otherwise. “Controlling” and “Controlled”
have meanings correlative thereto.



“Credit Party” means the Administrative Agent, the Issuing Bank, the Swingline Lender
or any other Lender.



“Default” means any event or condition which constitutes an Event of Default or which
upon notice, lapse of time or both would, unless cured or waived, become an Event of Default.



“Defaulting Lender” means any Lender that (a) has failed, within two Business Days of
the date required to be funded or paid, to (i) fund any portion of its Loans, (ii) fund any portion
of its participations in Letters of Credit or Swingline Loans or (iii) pay over to any Credit Party
any other amount required to be paid by it hereunder, unless, in the case of clause (i) above, such
Lender notifies the Administrative Agent in writing that such failure is the result of such
Lender’s good faith determination that a condition precedent to funding (specifically identified
and including the particular default, if any) has not been satisfied, (b) has notified the Borrower
or any Credit Party in writing, or has made a public statement to the effect, that it does not
intend or expect to comply with any of its funding obligations under this Agreement (unless such
writing or public statement indicates that such position is based on such Lender’s good faith
determination that a condition precedent (specifically identified and including the particular
default, if any) to funding a loan under this Agreement cannot be satisfied) or generally under
other agreements in which it commits to extend credit, (c) has failed, within three Business Days
after request by a Credit Party, acting in good faith, to provide a certification in writing from
an authorized officer of such Lender that it will comply with its obligations (and is financially
able to meet such obligations) to fund prospective Loans and participations in then outstanding
Letters of Credit and Swingline Loans under this Agreement, provided that such Lender shall cease
to be a Defaulting Lender pursuant to this clause (c) upon such Credit Party’s receipt of such
certification in form and substance satisfactory to it and the Administrative Agent, or (d) has
become the subject of a Bankruptcy Event.



“Development Property” means any Property owned by the Borrower or any of its
Subsidiaries on which the construction of new buildings constituting a Medical Office/Office
Property or Other Property has been commenced and is continuing (or has recently been completed,
subject to the provisions below). Any such Property shall be treated as a Development Property
until the earlier of twelve (12) months after the date of completion of construction or the
achievement of an Occupancy Rate of 80% for such Property, unless the Borrower has made a one-time
election to treat such Property as a Medical Office/Office Property or Other Property (and no
longer treat such Property as a Development Property).



“Disclosed Matters” means the actions, suits and proceedings and the environmental
matters disclosed in Schedule 3.6.



“Disposition” means any sale, lease, sale and leaseback, assignment, conveyance,
transfer, or other disposition of any property. The terms “Dispose” and “Disposed
of” shall have correlative meanings.



“dollars” or “$” refers to lawful money of the United States of America.



“EBITDA” means, for any fiscal period, net income (or loss) before interest, taxes,
depreciation, and amortization, calculated for such period on a consolidated basis in conformity
with GAAP, excluding gains and losses from extraordinary items, non-recurring items, non-cash
items, write-offs of straight-line rent related to sold assets, asset sales or
write-ups/write-downs and forgiveness of indebtedness.



“Effective Date” means the date on which the conditions specified in Section 4.1 are
satisfied (or waived in accordance with Section 9.2).



“Eligible Assignee” means any of (a) a commercial bank organized under the laws of the
United States, or any State thereof or the District of Columbia, and having total assets in excess
of $1,000,000,000; (b) a savings and loan association or savings bank organized under the laws of
the United States, or any State thereof or the District of Columbia, and having a net worth of at
least $100,000,000, calculated in accordance with GAAP; (c) a commercial bank organized under the
laws of any other country which is a member of the Organization for Economic Cooperation and
Development (the “OECD”), and having total assets in excess of $1,000,000,000, provided that such
bank is acting through a branch or agency located in the country in which it is organized or
another country which is also a member of the OECD; (d) the central bank of any country which is a
member of the OECD; or (e) any other assignee having a net worth of at least $100,000,000 that, in
the reasonable judgment of the Borrower, is a reputable institutional investor with substantial
experience in lending and originating loans similar to the Loans, or in purchasing, investing in or
otherwise holding such loans. Notwithstanding the foregoing, in no event shall an Eligible
Assignee be a publicly traded or privately held healthcare REIT.



“Eligible Ground Lease” means a ground lease for a Property that (a) has a minimum
remaining term of thirty (30) years, including tenant controlled renewal options or acceptable
purchase options containing nominal or market based purchase prices, as of any date of
determination, and (b) has customary notice rights, default cure rights, bankruptcy new lease
rights and other customary provisions for the benefit of a leasehold mortgagee or has equivalent
protection for a leasehold permanent mortgagee by a non-disturbance agreement in favor of such
leasehold permanent mortgagee from the owner of the landlord’s fee interest, (c) does not have
provisions that permit the lessor thereunder to increase the rent payable by the tenant thereunder
other than usual and customary increases for inflation or fixed and scheduled rent increases and
(d) is otherwise eligible for non-recourse leasehold mortgage financing under customary prudent
lending requirements. The initial Eligible Ground Leases as of the Closing Date are listed on
Schedule EGL, and the Borrower shall update Schedule EGL in accordance with Section 5.1(c).



“Eligible Off-Campus Ground Lease” means any Eligible Ground Lease which is not an
Eligible On-Campus Ground Lease.



“Eligible On-Campus Ground Lease” means any Eligible Ground Lease for a Property (a)
which is located on or within approximately one-half (1/2) mile of the campus of a hospital or
university medical center, (b) for which the hospital or university or its Affiliate is the lessor
and (c) and for which the Borrower has provided to the Administrative Agent the ground lease, a
ground lease abstract and a certificate of a Financial Officer certifying that such ground lease
qualifies as an Eligible On-Campus Ground Lease at least five (5) Business Days in advance of the
inclusion of the applicable Property as Unencumbered Asset that is subject to an Eligible On-Campus
Ground Lease, all as reasonably confirmed by the Administrative Agent. The initial Eligible
On-Campus Ground Leases as of the Closing Date are listed on Schedule EOCGL, and the Borrower shall
update Schedule EOCGL in accordance with Section 5.1(c).



“Environmental Laws” means all laws, rules, regulations, codes, ordinances, orders,
decrees, judgments, injunctions, notices or binding agreements issued, promulgated or entered into
by any Governmental Authority, relating in any way to the environment, preservation or reclamation
of natural resources, the management, release or threatened release of any Hazardous Material or to
health and safety matters.



“Environmental Liability” means any liability, contingent or otherwise (including any
liability for damages, costs of environmental remediation, fines, penalties or indemnities), of the
Borrower or any Subsidiary directly or indirectly resulting from or based upon (a) violation of any
Environmental Law, (b) the generation, use, handling, transportation, storage, treatment or
disposal of any Hazardous Materials, (c) exposure to any Hazardous Materials, (d) the release or
threatened release of any Hazardous Materials into the environment or (e) any contract, agreement
or other consensual arrangement pursuant to which liability is assumed or imposed with respect to
any of the foregoing.



“Equity Interests” means shares of capital stock, partnership interests, membership
interests in a limited liability company, beneficial interests in a trust or other equity ownership
interests in a Person, and any warrants, options or other rights entitling the holder thereof to
purchase or acquire any such equity interest.



“ERISA” means the Employee Retirement Income Security Act of 1974, as amended from
time to time.



“ERISA Affiliate” means any trade or business (whether or not incorporated) that,
together with the Borrower, is treated as a single employer under Section 414(b) or (c) of the Code
or, solely for purposes of Section 302 of ERISA and Section 412 of the Code, is treated as a single
employer under Section 414 of the Code.



“ERISA Event” means (a) any “reportable event”, as defined in Section 4043 of ERISA or
the regulations issued thereunder with respect to a Plan (other than an event for which the 30-day
notice period is waived); (b) the existence with respect to any Plan of an “accumulated funding
deficiency” (as defined in Section 412 of the Code or Section 302 of ERISA), whether or not waived;
(c) the filing pursuant to Section 412(d) of the Code or Section 303(d) of ERISA of an application
for a waiver of the minimum funding standard with respect to any Plan; (d) the incurrence by the
Borrower or any of its ERISA Affiliates of any liability under Title IV of ERISA with respect to
the termination of any Plan; (e) the receipt by the Borrower or any ERISA Affiliate from the PBGC
or a plan administrator of any notice relating to an intention to terminate any Plan or Plans or to
appoint a trustee to administer any Plan; (f) the incurrence by the Borrower or any of its ERISA
Affiliates of any liability with respect to the withdrawal or partial withdrawal from any Plan or
Multiemployer Plan; or (g) the receipt by the Borrower or any ERISA Affiliate of any notice, or the
receipt by any Multiemployer Plan from the Borrower or any ERISA Affiliate of any notice,
concerning the imposition of Withdrawal Liability or a determination that a Multiemployer Plan is,
or is expected to be, insolvent or in reorganization, within the meaning of Title IV of ERISA.



“Eurodollar”, when used in reference to any Loan or Borrowing, refers to whether such
Loan, or the Loans comprising such Borrowing, are bearing interest at a rate determined by
reference to the Adjusted LIBO Rate.



“Event of Default” has the meaning assigned to such term in Article VII.



“Excluded Subsidiary” means the Subsidiaries of the Company and the Borrower listed on
Schedule ES attached hereto, as such Schedule ES may be updated by a Financial
Officer of the Borrower to include (a) any Subsidiary acquired pursuant to an acquisition permitted
hereunder which is financed with secured Indebtedness incurred pursuant to Section 6.1(e) and each
Subsidiary thereof that guarantees such Indebtedness (in each case to the extent that guaranteeing
the Obligations or granting a security interest in support thereof is prohibited by such
Indebtedness) and (b) any Subsidiary that now or hereafter owns Property that is not an
Unencumbered Asset with respect to which the loan documents relating to such Property prohibit such
Subsidiary from being a Subsidiary Guarantor, and (c) any Subsidiary that is not wholly-owned by
the Borrower, is acquired pursuant to an acquisition permitted hereunder, and is prohibited by its
organizational documents from giving a guaranty of the Obligations; provided that each such
Subsidiary shall cease to be an Excluded Subsidiary hereunder if such secured Indebtedness is
repaid or becomes unsecured or if such Subsidiary ceases to guarantee such secured Indebtedness or
if such Subsidiary ceases to be prohibited from giving a guaranty, as applicable.



“Excluded Taxes” means, with respect to the Administrative Agent, any Lender, the
Issuing Bank or any other recipient of any payment to be made by or on account of any obligation of
the Borrower hereunder, (a) income or franchise taxes imposed on (or measured by) its net income
by the United States of America, or by the jurisdiction under the laws of which such recipient is
organized or in which its principal office is located or, in the case of any Lender, in which its
applicable lending office is located, (b) any branch profits taxes imposed by the United States of
America or any similar tax imposed by any other jurisdiction in which the Borrower is located and
(c) in the case of a Foreign Lender (other than an assignee pursuant to a request by the Borrower
under Section 2.19(b)), any withholding tax that is imposed on amounts payable to such Foreign
Lender at the time such Foreign Lender becomes a party to this Agreement (or designates a new
lending office) or is attributable to such Foreign Lender’s failure to comply with Section 2.17(e),
except to the extent that such Foreign Lender (or its assignor, if any) was entitled, at the time
of designation of a new lending office (or assignment), to receive additional amounts from the
Borrower with respect to such withholding tax pursuant to Section 2.17(a).



“Federal Funds Effective Rate” means, for any day, the weighted average (rounded
upwards, if necessary, to the next 1/100 of 1%) of the rates on overnight Federal funds
transactions with members of the Federal Reserve System arranged by Federal funds brokers, as
published on the next succeeding Business Day by the Federal Reserve Bank of New York, or, if such
rate is not so published for any day that is a Business Day, the average (rounded upwards, if
necessary, to the next 1/100 of 1%) of the quotations for such day for such transactions received
by the Administrative Agent from three Federal funds brokers of recognized standing selected by it.



“Financial Officer” means the chief financial officer, principal accounting officer,
treasurer or controller of the Borrower.



“Foreign Lender” means any Lender that is organized under the laws of a jurisdiction
other than that in which the Borrower is located. For purposes of this definition, the United
States of America, each State thereof and the District of Columbia shall be deemed to constitute a
single jurisdiction.



“GAAP” means generally accepted accounting principles in the United States of America.



“Governmental Authority” means the government of the United States of America, any
other nation or any political subdivision thereof, whether state or local, and any agency,
authority, instrumentality, regulatory body, court, central bank or other entity exercising
executive, legislative, judicial, taxing, regulatory or administrative powers or functions of or
pertaining to government.



“Group Members” means the Company, the Borrower and their respective Subsidiaries.



“Guarantee” of or by any Person (the “guarantor”) means any obligation,
contingent or otherwise, of the guarantor guaranteeing or having the economic effect of
guaranteeing any Indebtedness or other obligation of any other Person (the “primary
obligor”) in any manner, whether directly or indirectly, and including any obligation of the
guarantor, direct or indirect, (a) to purchase or pay (or advance or supply funds for the purchase
or payment of) such Indebtedness or other obligation or to purchase (or to advance or supply funds
for the purchase of) any security for the payment thereof, (b) to purchase or lease property,
securities or services for the purpose of assuring the owner of such Indebtedness or other
obligation of the payment thereof, (c) to maintain working capital, equity capital or any other
financial statement condition or liquidity of the primary obligor so as to enable the primary
obligor to pay such Indebtedness or other obligation or (d) as an account party in respect of any
letter of credit or letter of guaranty issued to support such Indebtedness or obligation;
provided, that the term Guarantee shall not include endorsements for collection or deposit
in the ordinary course of business.



“Guarantors” means the Company and the Subsidiary Guarantors.



“Guaranty” means, collectively, the Guaranty in substantially the form of Exhibit C
hereto executed by the Guarantors and delivered to the Administrative Agent in accordance with this
Agreement.



“Hazardous Materials” means all explosive or radioactive substances or wastes and all
hazardous or toxic substances, wastes or other pollutants, including petroleum or petroleum
distillates, asbestos or asbestos containing materials, polychlorinated biphenyls, radon gas,
infectious or medical wastes and all other substances or wastes of any nature regulated pursuant to
any Environmental Law.



“Indebtedness” of any Person means, without duplication, (a) all obligations of such
Person for borrowed money or with respect to deposits or advances of any kind, (b) all obligations
of such Person evidenced by bonds, debentures, notes or similar instruments, (c) all obligations of
such Person upon which interest charges are customarily paid, (d) all obligations of such Person
under conditional sale or other title retention agreements relating to property acquired by such
Person, (e) all obligations of such Person in respect of the deferred purchase price of property or
services (excluding current accounts payable incurred in the ordinary course of business), (f) all
Indebtedness of others secured by (or for which the holder of such Indebtedness has an existing
right, contingent or otherwise, to be secured by) any Lien on property owned or acquired by such
Person, whether or not the Indebtedness secured thereby has been assumed, (g) all Guarantees by
such Person of Indebtedness of others, (h) all Capital Lease Obligations of such Person, (i) all
obligations, contingent or otherwise, of such Person as an account party in respect of letters of
credit and letters of guaranty, (j) all obligations, contingent or otherwise, of such Person in
respect of bankers’ acceptances, (k) all Off-Balance Sheet Obligations of such Person, (l) all
obligations of such Person to purchase, redeem, retire, defease or otherwise make any payment in
respect of any Mandatorily Redeemable Stock issued by such Person or any other Person, valued at
the greater of its voluntary or involuntary liquidation preference plus accrued and unpaid
dividends, (m) all obligations of such Person in respect of any purchase obligation, repurchase
obligation, takeout commitment or forward equity commitment, in each case evidenced by a binding
agreement (excluding any such obligation to the extent the obligation can be satisfied by the
issuance of Equity Interests (other than Mandatorily Redeemable Stock) at the option of such
Person), and (n) net obligations under any Swap Agreements not entered into as a hedge against
existing Indebtedness, in an amount equal to the Swap Termination Value thereof. The Indebtedness
of any Person shall include the Indebtedness of any other entity (including any partnership in
which such Person is a general partner) to the extent such Person, by operation of the
documentation evidencing such Indebtedness or by law, is liable therefor as a result of such
Person’s ownership interest in or other relationship with such entity, except to the extent the
terms of such Indebtedness provide that such Person is not liable therefor.



“Indemnified Taxes” means Taxes other than Excluded Taxes.



“Index Debt” means senior, unsecured, long-term indebtedness for borrowed money of the
Borrower that is not guaranteed by any other Person or subject to any other credit enhancement, or,
if the Borrower has no such indebtedness outstanding, the Obligations.



“Interest Election Request” means a request by the Borrower to convert or continue a
Revolving Borrowing in accordance with Section 2.8.



“Interest Expense” means for any fiscal period, an amount equal to the sum of the
following with respect to Total Indebtedness: (i) total interest expense, accrued in accordance
with GAAP plus (ii) all capitalized interest determined in accordance with GAAP, plus (iii) the
amortization of deferred financing costs (including in the case of (i) through (iii), the
Borrower’s prorata share thereof for Unconsolidated Affiliates).



“Interest Payment Date” means (a) with respect to any ABR Loan (other than a Swingline
Loan), the last day of each March, June, September and December, (b) with respect to any Eurodollar
Loan, the last day of the Interest Period applicable to the Borrowing of which such Loan is a part
and, in the case of a Eurodollar Borrowing with an Interest Period of more than three months’
duration, each day prior to the last day of such Interest Period that occurs at intervals of three
months’ duration after the first day of such Interest Period and (c) with respect to any Swingline
Loan, the day that such Loan is required to be repaid.



“Interest Period” means with respect to any Eurodollar Borrowing, the period
commencing on the date of such Borrowing and ending on the numerically corresponding day in the
calendar month that is one, two, three or six months thereafter, as the Borrower may elect;
provided, that (i) if any Interest Period would end on a day other than a Business Day,
such Interest Period shall be extended to the next succeeding Business Day unless, in the case of a
Eurodollar Borrowing only, such next succeeding Business Day would fall in the next calendar month,
in which case such Interest Period shall end on the next preceding Business Day and (ii) any
Interest Period pertaining to a Eurodollar Borrowing that commences on the last Business Day of a
calendar month (or on a day for which there is no numerically corresponding day in the last
calendar month of such Interest Period) shall end on the last Business Day of the last calendar
month of such Interest Period. For purposes hereof, the date of a Borrowing initially shall be the
date on which such Borrowing is made and, in the case of a Revolving Borrowing, thereafter shall be
the effective date of the most recent conversion or continuation of such Borrowing.



“Issuing Bank” means JPMorgan Chase Bank, N.A. in its capacity as the issuer of
Letters of Credit hereunder, and its successors in such capacity as provided in Section 2.6(i).
The Issuing Bank may, in its discretion, arrange for one or more Letters of Credit to be issued by
Affiliates of the Issuing Bank, in which case the term “Issuing Bank” shall include any such
Affiliate with respect to Letters of Credit issued by such Affiliate.



“Joint Lead Arrangers” means the Joint Bookrunners and Joint Lead Arrangers named on
the cover of this Agreement.



“LC Disbursement” means a payment made by the Issuing Bank pursuant to a Letter of
Credit.



“LC Exposure” means, at any time, the sum of (a) the aggregate undrawn amount of all
outstanding Letters of Credit at such time plus (b) the aggregate amount of all LC Disbursements
that have not yet been reimbursed by or on behalf of the Borrower at such time. The LC Exposure of
any Lender at any time shall be its Applicable Percentage of the total LC Exposure at such time.



“Lenders” means the Persons listed on Schedule 2.1 and any other Person that shall
have become a party hereto pursuant to an Assignment and Assumption, other than any such Person
that ceases to be a party hereto pursuant to an Assignment and Assumption. Unless the context
otherwise requires, the term “Lenders” includes the Swingline Lender.



“Letter of Credit” means any letter of credit issued pursuant to this Agreement.



“LIBO Rate” means, with respect to any Eurodollar Borrowing for any Interest Period,
the rate appearing on Reuters BBA Libor Rates Page 3750 (or on any successor or substitute page of
such page, providing rate quotations comparable to those currently provided on such page of such
Service, as determined by the Administrative Agent from time to time for purposes of providing
quotations of interest rates applicable to dollar deposits in the London interbank market) at
approximately 11:00 a.m., London time, two Business Days prior to the commencement of such Interest
Period, as the rate for dollar deposits with a maturity comparable to such Interest Period. In the
event that such rate is not available at such time for any reason, then the “LIBO Rate”
with respect to such Eurodollar Borrowing for such Interest Period shall be the rate at which
dollar deposits of $5,000,000 and for a maturity comparable to such Interest Period are offered by
the principal London office of the Administrative Agent in immediately available funds in the
London interbank market at approximately 11:00 a.m., London time, two Business Days prior to the
commencement of such Interest Period.



“Lien” means, with respect to any asset, (a) any mortgage, deed of trust, lien,
pledge, hypothecation, encumbrance, charge or security interest in, on or of such asset, (b) the
interest of a vendor or a lessor under any conditional sale agreement, capital lease or title
retention agreement (or any financing lease having substantially the same economic effect as any of
the foregoing) relating to such asset and (c) in the case of securities, any purchase option, call
or similar right of a third party with respect to such securities.



“Loan Parties” means the Company, the Borrower and the Subsidiary Guarantors.



“Loans” means the loans made by the Lenders to the Borrower pursuant to this
Agreement.



“Loan Documents” means this Agreement, each Guaranty, each Note (if any) and any
amendment, waiver, supplement or other modification to any of the foregoing, and each other
document or instrument now or hereafter executed and delivered by a Loan Party in connection with,
pursuant to or relating to this Agreement.



“Mandatorily Redeemable Stock” means, with respect to any Person, any Equity Interest
of such Person which by the terms of such Equity Interest (or by the terms of any security into
which it is convertible or for which it is exchangeable or exercisable), upon the happening of any
event or otherwise (a) matures or is mandatorily redeemable, pursuant to a sinking fund obligation
or otherwise (other than an Equity Interest to the extent redeemable in exchange for common stock
or other equivalent common Equity Interests), (b) is convertible into or exchangeable or
exercisable for Indebtedness or Mandatorily Redeemable Stock, or (c) is redeemable at the option of
the holder thereof, in whole or in part (other than an Equity Interest which is redeemable solely
in exchange for common stock or other equivalent common Equity Interests); in each case, on or
prior to the Maturity Date.



“Material Adverse Effect” means a material adverse effect on (a) the business, assets,
operations or condition, financial or otherwise, of the Company, the Borrower and the Subsidiaries
taken as a whole, (b) the ability of the Borrower or any Guarantor to perform any of its
obligations under this Agreement or the other Loan Documents or (c) the validity or enforceability
of this Agreement or the Loan Documents or the rights of or benefits available to the Lenders under
this Agreement or the other Loan Documents.



“Material Subsidiary” means any Subsidiary of the Borrower or the Company which either
(a) has assets which constitute more than five percent (5%) of Total Asset Value at the end of the
most recent calendar quarter of the Borrower (other than an Excluded Subsidiary), or (b) owns (or
is the lessee under an Eligible Ground Lease of) an Unencumbered Asset.



“Material Indebtedness” means Indebtedness (other than the Loans and Letters of
Credit), or obligations in respect of one or more Swap Agreements, of any one or more of the
Borrower and its Subsidiaries in an aggregate principal amount exceeding $25,000,000. For purposes
of determining Material Indebtedness, the “principal amount” of the obligations of the Borrower or
any Subsidiary in respect of any Swap Agreement at any time shall be the maximum aggregate amount
(giving effect to any netting agreements) that the Borrower or such Subsidiary would be required to
pay if such Swap Agreement were terminated at such time.



“Maturity Date” means October 13, 2011; provided that the Borrower may, on two
occasions by written notice to the Administrative Agent (which shall promptly notify each of the
Lenders) given at least thirty (30) but no more than sixty (60) days prior to the then Maturity
Date, extend the Maturity Date for up to three (3) months per extension so long as (A) the extended
Maturity Date is not later than April 13, 2012, (B) no Default or Event of Default shall have
occurred and be continuing on the date of such written notice, (C) each of the representations and
warranties made by any Loan Party in or pursuant to the Loan Documents shall be true and correct on
and as of the date of such written notice as if made on and as of such dates, and (D) the Borrower
pays an aggregate extension fee equal to (1) in the case of the first extension, 0.375% of the then
existing Commitments (to the Administrative Agent for the ratable benefit of the Lenders), and (2)
in the case of the second extension, 0.50% of the then existing Commitments (to the Administrative
Agent for the ratable benefit of the Lenders).



“Medical Office/Office Property” means each Property which is fully developed and
operational for use primarily as a medical office building or office building.



“Moody’s” means Moody’s Investors Service, Inc.



“Moody’s Rating” means, at any time, the rating issued by Moody’s and then in effect
with respect to the Index Debt.



“Mortgage Note” means notes receivable of the Borrower or a Subsidiary Guarantor which
are secured by mortgage Liens on real property and improvements thereon and which are not more than
sixty (60) days past due or otherwise in default after giving effect to applicable cure periods.



“Multiemployer Plan” means a multiemployer plan as defined in Section 4001(a)(3) of
ERISA.



“Negative Pledge” means a provision of any document, instrument or agreement
(including any Governing Document), other than this Agreement or any other Loan Document, that
prohibits, restricts or limits, or purports to prohibit, restrict or limit, the creation or
assumption of any Lien on any assets of a Person as security for the Indebtedness of such Person or
any other Person, or entitles another Person to obtain or claim the benefit of a Lien on any assets
of such Person; provided, however, that an agreement that conditions a Person’s
ability to encumber its assets upon the maintenance of one or more specified ratios that limit such
Person’s ability to encumber its assets but that do not generally prohibit the encumbrance of its
assets, or the encumbrance of specific assets, shall not constitute a Negative Pledge.



“Net Cash Proceeds” means, in connection with any issuance or sale of Equity
Interests, the cash proceeds received from such issuance or incurrence, net of attorneys’ fees,
investment banking fees, accountants’ fees, underwriting discounts and commissions and other
customary fees and expenses actually incurred in connection therewith.



“Net Operating Income (“NOI”)” means for any fiscal period, and with respect to any
Property, the total rental and other operating income from the operation of such Property after
deducting all expenses and other proper charges incurred by the Borrower or a Subsidiary in
connection with the operation of such Property during such fiscal period, including, without
limitation, property operating expenses paid by the Borrower or a Subsidiary, real estate taxes and
bad debt expenses paid by the Borrower or a Subsidiary, and ground lease rent paid by the Borrower
or a Subsidiary, but before payment or provision for interest and other fixed charges, income
taxes, and depreciation, amortization, and other non-cash expenses, all as determined in accordance
with GAAP. In the case of Property owned by Affiliates which are not directly or indirectly
wholly-owned by the Borrower, Net Operating Income shall be reduced by the amount of cash flow of
such Affiliate allocated for distribution to the minority owners of such Affiliate that are not
Affiliates of the Borrower.



“Nonrecourse Indebtedness” means, with respect to a Person, Indebtedness for borrowed
money in respect of which recourse for payment (except for customary exceptions for fraud,
misapplication of funds, environmental indemnities, violation of “special purpose entity”
covenants, bankruptcy, insolvency, receivership or other similar events and other similar
exceptions to recourse liability until a claim is made with respect thereto, and then such
Indebtedness shall not constitute “Nonrecourse Indebtedness” only to the extent of the amount of
such claim) is contractually limited to specific assets of such Person encumbered by a Lien
securing such Indebtedness.



“Normalized Adjusted FFO” means for any fiscal period, “funds from operations” as
defined in accordance with resolutions adopted by the Board of Governors of the National
Association of Real Estate Investment Trusts as in effect from time to time; provided that
Normalized Adjusted FFO shall (i) be based on net income after payment of distributions to holders
of preferred partnership units in the Borrower and distributions necessary to pay holders of
preferred stock of the Company, and (ii) at all times exclude (a) charges for impairment losses
from property sales, (b) stock-based compensation, (c) write-offs or reserves of straight-line rent
related to sold assets, (d) amortization of debt costs, and (e) non-recurring charges, including
without limitation acquisition expenses and one-time charges related to the transition to
self-management.



“Notes” means any promissory notes executed by the Borrower to evidence the
Obligations.



“Obligations” means the unpaid principal of and interest on (including interest
accruing after the maturity of the Loans and LC Disbursements and interest accruing after the
filing of any petition in bankruptcy, or the commencement of any insolvency, reorganization or like
proceeding, relating to the Borrower, whether or not a claim for post-filing or post-petition
interest is allowed in such proceeding) the Loans and all other obligations and liabilities of the
Borrower to the Administrative Agent or to any Lender, whether direct or indirect, absolute or
contingent, due or to become due, or now existing or hereafter incurred, which may arise under, out
of, or in connection with, this Agreement, any other Loan Document, the Letters of Credit, or any
other document made, delivered or given in connection herewith or therewith, whether on account of
principal, interest, reimbursement obligations, fees, indemnities, costs, expenses (including all
fees, charges and disbursements of counsel to the Administrative Agent or to any Lender that are
required to be paid by the Borrower pursuant hereto) or otherwise.



“Occupancy Rate” means with respect to a Property at any time, the ratio, expressed as
a percentage, of (a) the net rentable square footage of such Property actually occupied by tenants
that are not affiliated with the Borrower and paying rent (or subject to free rent periods 90 days
or less) at rates not materially less than rates generally prevailing at the time the applicable
lease was entered into, pursuant to binding leases as to which no monetary default has occurred and
has continued unremedied for 30 or more days to (b) the aggregate net rentable square footage of
such Property. For purposes of the definition of “Occupancy Rate”, a tenant shall be deemed to
actually occupy a Property notwithstanding a temporary cessation of operations for renovation,
repairs or other temporary reason, or for the purpose of completing tenant build-out or that is
otherwise scheduled to be open for business within 90 days of such date.



“Off-Balance Sheet Obligations” means liabilities and obligations of the Company, any
Subsidiary or any other Person in respect of “off-balance sheet arrangements” (as defined in the
SEC Off-Balance Sheet Rules) which the Company would be required to disclose in the “Management’s
Discussion and Analysis of Financial Condition and Results of Operations” section of the Company’s
report on Form 10-Q or Form 10-K (or their equivalents) which the Company is required to file with
the Securities and Exchange Commission (or any Governmental Authority substituted therefor). As
used in this definition, the term “SEC Off-Balance Sheet Rules” means the Disclosure in
Management’s Discussion and Analysis About Off Balance Sheet Arrangements, Securities Act Release
No. 33-8182, 68 Fed. Reg. 5982 (Feb. 5, 2003) (codified at 17 CFR Parts 228, 229 and 249).



“Other Property” means each Property which is fully developed and operational, other
than a Medical Office/Office Property.



“Other Taxes” means any and all present or future stamp or documentary taxes or any
other excise or property taxes, charges or similar levies arising from any payment made hereunder
or from the execution, delivery or enforcement of, or otherwise with respect to, this Agreement.



“Parent” means, with respect to any Lender, any Person as to which such Lender is,
directly or indirectly, a subsidiary.



“Participant” has the meaning set forth in Section 9.4.



“PBGC” means the Pension Benefit Guaranty Corporation referred to and defined in ERISA
and any successor entity performing similar functions.



“Permitted Encumbrances” means:




(a) Liens imposed by law for taxes that are not yet due or are being contested in
compliance with Section 5.4;




(b) carriers’, warehousemen’s, mechanics’, materialmen’s, repairmen’s and other like
Liens imposed by law, arising in the ordinary course of business and securing obligations
that are not overdue by more than 30 days or are being contested in compliance with Section
5.4;




(c) pledges and deposits made in the ordinary course of business in compliance with
workers’ compensation, unemployment insurance and other social security laws or regulations;




(d) deposits to secure the performance of bids, trade contracts, leases, statutory
obligations, surety and appeal bonds, performance bonds and other obligations of a like
nature, in each case in the ordinary course of business;




(e) judgment liens in respect of judgments that do not constitute an Event of Default
under clause (k) of Article VII; and




(f) easements, zoning restrictions, rights-of-way, use restrictions, rights of first
refusal, and similar encumbrances on real property imposed by law or arising in the ordinary
course of business that do not secure any monetary obligations and do not materially detract
from the value of the affected property or interfere with the ordinary conduct of business
of the Borrower or any Subsidiary;



provided that the term “Permitted Encumbrances” shall not include any Lien securing
Indebtedness.



“Permitted Investments” means:




(a) direct obligations of, or obligations the principal of and interest on which are
unconditionally guaranteed by, the United States of America (or by any agency thereof to the
extent such obligations are backed by the full faith and credit of the United States of
America), in each case maturing within one year from the date of acquisition thereof;




(b) investments in commercial paper maturing within 270 days from the date of
acquisition thereof and having, at such date of acquisition, the highest credit rating
obtainable from S&P or from Moody’s;




(c) investments in certificates of deposit, banker’s acceptances and time deposits
maturing within 180 days from the date of acquisition thereof issued or guaranteed by or
placed with, and money market deposit accounts issued or offered by, any domestic office of
any commercial bank organized under the laws of the United States of America or any State
thereof which has a combined capital and surplus and undivided profits of not less than
$500,000,000;




(d) fully collateralized repurchase agreements with a term of not more than 30 days for
securities described in clause (a) above and entered into with a financial institution
satisfying the criteria described in clause (c) above; and




(e) money market funds that (i) comply with the criteria set forth in Securities and
Exchange Commission Rule 2a-7 under the Investment Company Act of 1940, (ii) are rated AAA
by S&P and Aaa by Moody’s and (iii) have portfolio assets of at least $5,000,000,000.



“Person” means any natural person, corporation, limited liability company, trust,
joint venture, association, company, partnership, Governmental Authority or other entity.



“Plan” means any employee pension benefit plan (other than a Multiemployer Plan)
subject to the provisions of Title IV of ERISA or Section 412 of the Code or Section 302 of ERISA,
and in respect of which the Borrower or any ERISA Affiliate is (or, if such plan were terminated,
would under Section 4069 of ERISA be deemed to be) an “employer” as defined in Section 3(5) of
ERISA.



“Prime Rate” means the rate of interest per annum publicly announced from time to time
by JPMorgan Chase Bank, N.A. as its prime rate in effect at its office located at 270 Park Avenue,
New York, New York; each change in the Prime Rate shall be effective from and including the date
such change is publicly announced as being effective.



“Property” means any parcel of real property, and improvements thereon, which is
owned, leased or operated by the Company, the Borrower, their Subsidiaries or any Unconsolidated
Affiliate and which is located in the United States of America or the District of Columbia.



“Rating Agencies” means Moody’s and S&P.



“Recourse Indebtedness” means any Indebtedness which is not Nonrecourse Indebtedness.
If any Indebtedness is partially Nonrecourse Indebtedness and partially Recourse Indebtedness, only
the portion that is Recourse Indebtedness shall be included as Recourse Indebtedness for purposes
hereof, including Section 6.13(c).



“Recourse Secured Indebtedness” means the aggregate amount of Secured Indebtedness
which is Recourse Indebtedness.



“Register” has the meaning set forth in Section 9.4.



“Regulation U” means Regulation U of the Board is in effect from time to time.



“REIT” means a domestic trust or corporation that qualifies as a real estate
investment trust under the provisions of §856, et. seq. of the Code or any successor provisions.



“Related Parties” means, with respect to any specified Person, such Person’s
Affiliates and the respective directors, officers, employees, agents and advisors of such Person
and such Person’s Affiliates.



“Required Lenders” means, at any time, Lenders having Revolving Credit Exposures and
unused Commitments representing more than 50% of the sum of the total Revolving Credit Exposures
and unused Commitments at such time; provided that if there shall be fewer than four Lenders,
Required Lenders shall mean all of the Lenders.



“Restricted Payment” means any dividend or other distribution (whether in cash,
securities or other property) with respect to any Equity Interests in the Borrower or any
Subsidiary, or any payment (whether in cash, securities or other property), including any sinking
fund or similar deposit, on account of the purchase, redemption, retirement, acquisition,
cancellation or termination of any such Equity Interests in the Borrower or any option, warrant or
other right to acquire any such Equity Interests in the Borrower.



“Revolving Borrowing” means a Borrowing of Revolving Loans.



“Revolving Credit Exposure” means, with respect to any Lender at any time, the sum of
the outstanding principal amount of such Lender’s Revolving Loans and its LC Exposure and Swingline
Exposure at such time.



“Revolving Loan” means a Loan made pursuant to Section 2.3.



“S&P” means Standard & Poor’s.



“S&P Rating” means, at any time, the rating issued by S&P and then in effect with
respect to the Index Debt.



“Secured Indebtedness” means Total Indebtedness which is secured in any manner by a
Lien on real property, including a ground leasehold interest (including, for the avoidance of
doubt, the pro-rata share of all such Indebtedness of Unconsolidated Affiliates).



“Solvent” when used with respect to any Person, means that, as of any date of
determination, (a) the amount of the “present fair saleable value” of the assets of such Person
will, as of such date, exceed the amount of all “liabilities of such Person, contingent or
otherwise”, as of such date, as such quoted terms are determined in accordance with applicable
federal and state laws governing determinations of the insolvency of debtors, (b) the present fair
saleable value of the assets of such Person will, as of such date, be greater than the amount that
will be required to pay the liability of such Person on its debts as such debts become absolute and
matured, (c) such Person will not have, as of such date, an unreasonably small amount of capital
with which to conduct its business, and (d) such Person will be able to pay its debts as they
mature, given the likelihood of refinancings or sales. For purposes of this definition, (i) “debt”
means liability on a “claim”, and (ii) “claim” means any (x) right to payment, whether or not such
a right is reduced to judgment, liquidated, unliquidated, fixed, contingent, matured, unmatured,
disputed, undisputed, legal, equitable, secured or unsecured or (y) right to an equitable remedy
for breach of performance if such breach gives rise to a right to payment, whether or not such
right to an equitable remedy is reduced to judgment, fixed, contingent, matured or unmatured,
disputed, undisputed, secured or unsecured.



“Statutory Reserve Rate” means a fraction (expressed as a decimal), the numerator of
which is the number one and the denominator of which is the number one minus the aggregate of the
maximum reserve percentages (including any marginal, special, emergency or supplemental reserves)
expressed as a decimal established by the Board to which the Administrative Agent is subject, with
respect to the Adjusted LIBO Rate, for eurocurrency funding (currently referred to as “Eurocurrency
Liabilities” in Regulation D of the Board). Such reserve percentages shall include those imposed
pursuant to such Regulation D. Eurodollar Loans shall be deemed to constitute eurocurrency funding
and to be subject to such reserve requirements without benefit of or credit for proration,
exemptions or offsets that may be available from time to time to any Lender under such Regulation D
or any comparable regulation. The Statutory Reserve Rate shall be adjusted automatically on and as
of the effective date of any change in any reserve percentage.



“subsidiary” means, with respect to any Person (the “parent”) at any date, any
corporation, limited liability company, partnership, association or other entity the accounts of
which would be consolidated with those of the parent in the parent’s consolidated financial
statements if such financial statements were prepared in accordance with GAAP as of such date, as
well as any other corporation, limited liability company, partnership, association or other entity
(a) of which securities or other ownership interests representing more than 50% of the equity or
more than 50% of the ordinary voting power or, in the case of a partnership, more than 50% of the
general partnership interests are, as of such date, owned, controlled or held, or (b) that is, as
of such date, otherwise Controlled, by the parent or one or more subsidiaries of the parent or by
the parent and one or more subsidiaries of the parent.



“Subsidiary” means any subsidiary of the Company or the Borrower.



“Subsidiary Guarantors” means, individually and collectively, as the context may
require, each Material Subsidiary and any other Subsidiary now or hereafter party to a Guaranty as
a “Guarantor”. The initial Subsidiary Guarantors as of the Closing Date are listed on Schedule SG,
and such Schedule SG shall be updated in accordance with Section 5.1(c).



“Swap Agreement” means any agreement with respect to any swap, forward, future or
derivative transaction or option or similar agreement involving, or settled by reference to, one or
more rates, currencies, commodities, equity or debt instruments or securities, or economic,
financial or pricing indices or measures of economic, financial or pricing risk or value or any
similar transaction or any combination of these transactions; provided that no phantom
stock or similar plan providing for payments only on account of services provided by current or
former directors, officers, employees or consultants of the Company, the Borrower or the
Subsidiaries shall be a Swap Agreement.



“Swap Termination Value” means, in respect of any one or more Swap Agreements, after
taking into account the effect of any legally enforceable netting agreement relating to such Swap
Agreements, (a) for any date on or after the date such Swap Agreements have been closed out and
termination value(s) determined in accordance therewith, such termination value(s), and (b) for any
date prior to the date referenced in clause (a) the amount(s) determined as the mark-to-market
value(s) for such Swap Agreements, as determined based upon one or more mid-market or other readily
available quotations provided by any recognized dealer in such Swap Agreements (which may include
the Administrative Agent or any Lender).



“Swingline Exposure” means, at any time, the aggregate principal amount of all
Swingline Loans outstanding at such time. The Swingline Exposure of any Lender at any time shall
be its Applicable Percentage of the total Swingline Exposure at such time.



“Swingline Lender” means JPMorgan Chase Bank, N.A., in its capacity as lender of
Swingline Loans hereunder.



“Swingline Loan” means a Loan made pursuant to Section 2.5.



“Tangible Net Worth” means as of a given date, (a) the stockholders’ equity of the
Company and its Subsidiaries determined on a consolidated basis plus (b) accumulated
depreciation and amortization minus (c) the following (to the extent reflected in
determining stockholders’ equity of the Company and its Subsidiaries): (i) the amount of any
write-up in the book value of any assets contained in any balance sheet resulting from revaluation
thereof or any write-up in excess of the cost of such assets acquired, and (ii) all amounts
appearing on the assets side of any such balance sheet for assets which would be classified as
intangible assets under GAAP, all determined on a consolidated basis.



“Taxes” means any and all present or future taxes, levies, imposts, duties,
deductions, charges or withholdings imposed by any Governmental Authority.



“Total Asset Value” means the sum of all of the following of the Company, the
Borrower, and their Subsidiaries on a consolidated basis determined in accordance with GAAP applied
on a consistent basis, without duplication: (a) unrestricted cash, cash equivalents and marketable
securities in excess of $25,000,000, plus (b) with respect to each Medical Office/Office Property
or Other Property (other than a Development Property), the quotient of (i) Adjusted NOI minus
Capital Reserves attributable to such Property for the prior four consecutive fiscal quarters,
divided by (ii) the applicable Capitalization Rate, plus (c) the GAAP book value of notes
receivable of the Company, the Borrower and their Subsidiaries which are not more than 60 days past
due or otherwise in default, plus (d) the GAAP book value (after any impairments) of all
Construction-in-Process for Development Properties plus (e) the book value of all accounts
receivable which are not more than 60 days past due. The Borrower’s pro rata share of assets held
by Unconsolidated Affiliates (excluding assets of the type described in the immediately preceding
clause (a)) will be included in Total Asset Value calculations consistent with the above described
treatment for wholly owned assets;



provided that (A) not more than 10% of Total Asset Value may be attributable to any single
Property, (B) not more than 10% of Total Asset Value may be attributable to Properties for which a
single Person is the tenant, (C) not more than 15% of Total Asset Value may be attributable to
Other Properties, (D) not more than 20% of Total Asset Value may be attributable to Unconsolidated
Affiliates, (E) not more than 10% of Total Asset Value may be attributable to notes receivable, (F)
not more than 10% of Total Asset Value may be attributable to Development Properties, and (G) not
more than 30% of Total Asset Value may be attributable to clauses (C) through (F) above. For the
avoidance of doubt the Borrower shall receive credit for the Total Asset Value up to and including
the percentage limits referenced in (A) through (G) above, and any amount in excess of such
limitations shall be excluded from the calculation of Total Asset Value.



“Total EBITDA” means for any fiscal period, total EBITDA of the Company, the Borrower
and their consolidated Subsidiaries and the prorata share of EBITDA of Unconsolidated Affiliates.



“Total Fixed Charges” means for any fiscal period, an amount equal to the sum of (i)
Interest Expense, plus (ii) regularly scheduled installments of principal payable with respect to
Total Indebtedness, plus (iii) all dividend payments due to the holders of any preferred Equity
Interests in the Company and all distributions due to the holders of any limited partnership
interests in the Borrower other than limited partner distributions based on the per share dividend
paid on the common shares of beneficial interest of the Company plus (iv) rent payable under all
ground leases under which the Company, the Borrower or one of their Subsidiaries is the tenant, to
the extent such rent is not deducted in the calculation of Total EBITDA (including in each case (i)
through (iv), the Borrower’s prorata share thereof for Unconsolidated Affiliates).



“Total Indebtedness” means the sum, without duplication, of (a) all Indebtedness of
the Company, the Borrower and their consolidated Subsidiaries and the prorata share of all
Indebtedness of Unconsolidated Affiliates plus (b) the aggregate amount in excess of $30,000,000 of
all accounts payable and accrued liabilities of the Company, the Borrower and their consolidated
Subsidiaries and the prorata share of all accounts payable and accrued liabilities of
Unconsolidated Affiliates, determined in accordance with GAAP. Notwithstanding the use of GAAP,
the calculation of Total Indebtedness shall not include any fair value adjustments to the carrying
value of liabilities to record such liabilities at fair value pursuant to electing the fair value
option election under FASB 825-10-25 (formerly known as FAS 159, The Fair Value Option for
Financial Assets and Financial Liabilities) or other FASB standards allowing entities to elect fair
value option for financial liabilities. Therefore, the amount of liabilities that is included in
the calculation of Total Indebtedness shall be the historical cost basis, which generally is the
contractual amount owed adjusted for amortization or accretion of any premium or discount (but
without any fair value adjustments).



“Total Leverage Ratio” has the meaning assigned to such term in Section 6.13(a).



“Transactions” means the execution, delivery and performance by the Borrower of this
Agreement, the borrowing of Loans, the use of the proceeds thereof and the issuance of Letters of
Credit hereunder.



“Type”, when used in reference to any Loan or Borrowing, refers to whether the rate of
interest on such Loan, or on the Loans comprising such Borrowing, is determined by reference to the
Adjusted LIBO Rate, the Alternate Base Rate.



“Unconsolidated Affiliate” means, in respect of any Person, any other Person (a) in
whom such Person holds an Investment, which Investment is accounted for in the financial statements
of such Person on an equity basis of accounting and whose financial results would not be
consolidated under GAAP with the financial results of such first Person on the consolidated
financial statements of such first Person, or (b) which is not a Subsidiary of such first Person.



“Unencumbered Asset” means a Property that meets each of the following criteria (with
each such Property that meets such criteria being an Unencumbered Asset):




	 	1.	 	The Property is either 100% fee owned or ground leased under an
Eligible Ground Lease by Borrower or a Subsidiary Guarantor.






	 	2.	 	The Property is improved as a Medical Office/Office Property or
Other Property with one or more completed buildings of a type consistent with
the Borrower’s business strategy, unless such Property is a Development
Property.






	 	3.	 	The Property (and the Equity Interest therein, if owned by a
Subsidiary Guarantor) is not directly or indirectly subject to any Lien (other
than Permitted Encumbrances) or any Negative Pledge.






	 	4.	 	The Property is free of any material Environmental Liabilities
and is in material compliance with all Environmental Laws.






	 	5.	 	The Property is free of any material defects.






6. The Property is located in the United States.




	 	7.	 	The Property, together with all other Unencumbered Assets,
shall comply with the requirements of Section 6.15






	 	8.	 	If such Property is a Development Property and construction of
improvements has commenced, there has been no interruption of construction for
more than ninety (90) consecutive days (other than as a result of a force
majeure event that has not continued for more than one hundred and eighty (180)
days).






	 	9.	 	The Borrower has delivered a certificate of a Financial Officer
certifying that the Property satisfies the foregoing requirements.





“Unencumbered Asset Value” means with respect to Unencumbered Assets, the sum, without
duplication, of (a) for each Unencumbered Asset that is a Medical Office/Office Property (other
than a Development Property), the Unencumbered NOI for such Medical Office/Office Property for the
prior four consecutive fiscal quarters divided by the applicable Capitalization Rate, plus (b) for
each Unencumbered Asset that is an Other Property (other than a Development Property), the
Unencumbered NOI for such Other Property for the prior four consecutive fiscal quarters divided by
the applicable Capitalization Rate plus (c) the GAAP book value (after any impairments) of all
Construction-in-Process for Development Properties that are Unencumbered Assets and that are at
least 70% (by rentable area) pre-leased to one or more tenants which will occupy such space, until
such Property no longer qualifies as a Development Property, plus (d) the GAAP book value (after
any impairments) of unencumbered Mortgage Notes so long as (A) the real estate securing such
Mortgage Note meets the criteria for an Unencumbered Asset which is not a Development Property
(other than clauses (1), (8) and (9) of the definition thereof), (B) the principal amount of such
Mortgage Note does not exceed 75% of the GAAP book value of the real estate securing such Mortgage
Note and (C) such Mortgage Note permits the holder thereof to pledge such Mortgage Note to the
Administrative Agent without the further consent of the obligor thereunder or any other Person.



provided that (A) not more than 10% of Unencumbered Asset Value may be attributable to any
single Unencumbered Asset, (B) not more than 15% (or 10% commencing with the fiscal quarter ending
June 30, 2011) of Unencumbered Asset Value may be attributable to a single Person (and its
subsidiaries and parent companies) as the tenant, (C) (i) not more than 10% of Unencumbered Asset
Value may be attributable to Unencumbered Assets that are subject to an Eligible Off-Campus Ground
Lease and (ii) not more than 40% of Unencumbered Asset Value may be attributable to Unencumbered
Assets that are subject to an Eligible On-Campus Ground Lease, (D) not more than 15% of
Unencumbered Asset Value may be attributable to Unencumbered Assets that are located in a single
Metropolitan Statistical Area (other than Houston, Texas, Dallas, Texas and Atlanta, Georgia, for
each of which such limitation shall be 25%), (E) not more than 25% of Unencumbered Asset Value may
be attributable to Unencumbered Assets that are Other Properties, (F) not more than 10% of
Unencumbered Asset Value may be attributable to Unencumbered Assets that are Development
Properties, and (G) not more than 10% of Unencumbered Asset Value may be attributable to Mortgage
Notes. For the avoidance of doubt the Borrower shall receive credit for the Unencumbered Asset
Value up to and including the percentage limits referenced in (A) through (G) above, and any amount
in excess of such limitations shall be excluded from the calculation of Unencumbered Asset Value.



“Unencumbered NOI” means for any fiscal period, the sum of (a) the total Adjusted NOI
attributable to all Unencumbered Assets (other than Development Properties and excluding, for the
avoidance of doubt, Mortgage Notes) for such period minus Capital Reserves attributable to
Unencumbered Assets for such period, plus (b) the net income attributable to any unencumbered
Mortgage Notes that are included in the computation of Unencumbered Asset Value and are secured by
a completed Medical Office/Office Property or Other Property; provided that not more than 10% of
Unencumbered NOI may be attributable to Mortgage Notes..



“Unsecured Indebtedness” means all of the Total Indebtedness which is not Secured
Indebtedness (including, for the avoidance of doubt, the pro-rata share of all such Indebtedness of
Unconsolidated Affiliates).



“Withdrawal Liability” means liability to a Multiemployer Plan as a result of a
complete or partial withdrawal from such Multiemployer Plan, as such terms are defined in Part I of
Subtitle E of Title IV of ERISA.



SECTION 1.2. Classification of Loans and Borrowings. For purposes of this Agreement,
Loans may be classified and referred to by Class (e.g., a “Revolving Loan”) or by
Type (e.g., a “Eurodollar Loan”) or by Class and Type (e.g., a
“Eurodollar Revolving Loan”). Borrowings also may be classified and referred to by Class
(e.g., a “Revolving Borrowing”) or by Type (e.g., a “Eurodollar
Borrowing”) or by Class and Type (e.g., a “Eurodollar Revolving Borrowing”).



SECTION 1.3. Terms Generally. The definitions of terms herein shall apply equally to
the singular and plural forms of the terms defined. Whenever the context may require, any pronoun
shall include the corresponding masculine, feminine and neuter forms. The words “include”,
“includes” and “including” shall be deemed to be followed by the phrase “without limitation”. The
word “will” shall be construed to have the same meaning and effect as the word “shall”. Unless the
context requires otherwise (a) any definition of or reference to any agreement, instrument or other
document herein shall be construed as referring to such agreement, instrument or other document as
from time to time amended, supplemented or otherwise modified (subject to any restrictions on such
amendments, supplements or modifications set forth herein), (b) any reference herein to any Person
shall be construed to include such Person’s successors and assigns, (c) the words “herein”,
“hereof” and “hereunder”, and words of similar import, shall be construed to refer to this
Agreement in its entirety and not to any particular provision hereof, (d) all references herein to
Articles, Sections, Exhibits and Schedules shall be construed to refer to Articles and Sections of,
and Exhibits and Schedules to, this Agreement and (e) the words “asset” and “property” shall be
construed to have the same meaning and effect and to refer to any and all tangible and intangible
assets and properties, including cash, securities, accounts and contract rights.



SECTION 1.4. Accounting Terms; GAAP. Except as otherwise expressly provided herein,
all terms of an accounting or financial nature shall be construed in accordance with GAAP, as in
effect from time to time; provided that, if the Borrower notifies the Administrative Agent
that the Borrower requests an amendment to any provision hereof to eliminate the effect of any
change occurring after the date hereof in GAAP or in the application thereof on the operation of
such provision (or if the Administrative Agent notifies the Borrower that the Required Lenders
request an amendment to any provision hereof for such purpose), regardless of whether any such
notice is given before or after such change in GAAP or in the application thereof, then such
provision shall be interpreted on the basis of GAAP as in effect and applied immediately before
such change shall have become effective until such notice shall have been withdrawn or such
provision amended in accordance herewith.



ARTICLE II.

THE CREDITS




SECTION 2.1. Commitments. Subject to the terms and conditions set forth herein, each
Lender agrees to make Revolving Loans to the Borrower from time to time during the Availability
Period in an aggregate principal amount that will not result in (a) such Lender’s Revolving Credit
Exposure exceeding such Lender’s Commitment or (b) the sum of the total Revolving Credit Exposures
exceeding the total Commitments. Within the foregoing limits and subject to the terms and
conditions set forth herein, the Borrower may borrow, prepay and reborrow Revolving Loans.



SECTION 2.2. Loans and Borrowings. (a)  Each Revolving Loan shall be made as part of
a Borrowing consisting of Revolving Loans made by the Lenders ratably in accordance with their
respective Commitments. The failure of any Lender to make any Loan required to be made by it shall
not relieve any other Lender of its obligations hereunder; provided that the Commitments of
the Lenders are several and no Lender shall be responsible for any other Lender’s failure to make
Loans as required.




(b) Subject to Section 2.14, each Revolving Borrowing shall be comprised entirely of
ABR Loans or Eurodollar Loans as the Borrower may request in accordance herewith. Each
Swingline Loan shall be an ABR Loan. Each Lender at its option may make any Eurodollar Loan
by causing any domestic or foreign branch or Affiliate of such Lender to make such Loan;
provided that any exercise of such option shall not affect the obligation of the
Borrower to repay such Loan in accordance with the terms of this Agreement.




(c) At the commencement of each Interest Period for any Eurodollar Revolving Borrowing,
such Borrowing shall be in an aggregate amount that is an integral multiple of $1,000,000
and not less than $5,000,000. At the time that each ABR Revolving Borrowing is made, such
Borrowing shall be in an aggregate amount that is an integral multiple of $1,000,000 and not
less than $5,000,000; provided that an ABR Revolving Borrowing may be in an
aggregate amount that is equal to the entire unused balance of the total Commitments or that
is required to finance the reimbursement of an LC Disbursement as contemplated by Section
2.6(e). Each Swingline Loan shall be in an amount that is an integral multiple of $100,000
and not less than $500,000. Borrowings of more than one Type and Class may be outstanding
at the same time; provided that there shall not at any time be more than a total of
five (5) Eurodollar Revolving Borrowings outstanding.




(d) Notwithstanding any other provision of this Agreement, the Borrower shall not be
entitled to request, or to elect to convert or continue, any Borrowing if the Interest
Period requested with respect thereto would end after the then applicable Maturity Date.



SECTION 2.3. Requests for Revolving Borrowings. To request a Revolving Borrowing, the
Borrower shall notify the Administrative Agent of such request by telephone (a) in the case of a
Eurodollar Borrowing, not later than 2:00 p.m., New York City time, three Business Days before the
date of the proposed Borrowing or (b) in the case of an ABR Borrowing, not later than 1:00 p.m.,
New York City time, one Business Day before the date of the proposed Borrowing; provided
that any such notice of an ABR Revolving Borrowing to finance the reimbursement of an LC
Disbursement as contemplated by Section 2.6(e) may be given not later than 10:00 a.m., New York
City time, on the date of the proposed Borrowing. Each such telephonic Borrowing Request shall be
irrevocable and shall be confirmed promptly by hand delivery or telecopy to the Administrative
Agent of a written Borrowing Request in the form of Exhibit B and signed by the Borrower. Each
such telephonic and written Borrowing Request shall specify the following information in compliance
with Section 2.2:




(i) the aggregate amount of the requested Borrowing;




(ii) the date of such Borrowing, which shall be a Business Day;




(iii) whether such Borrowing is to be an ABR Borrowing or a Eurodollar
Borrowing;




(iv) in the case of a Eurodollar Borrowing, the initial Interest Period to be
applicable thereto, which shall be a period contemplated by the definition of the
term “Interest Period”; and




(v) the location and number of the Borrower’s account to which funds are to be
disbursed, which shall comply with the requirements of Section 2.7.



If no election as to the Type of Revolving Borrowing is specified, then the requested Revolving
Borrowing shall be an ABR Borrowing. If no Interest Period is specified with respect to any
requested Eurodollar Revolving Borrowing, then the Borrower shall be deemed to have selected an
Interest Period of one month’s duration. Promptly following receipt of a Borrowing Request in
accordance with this Section, the Administrative Agent shall advise each Lender of the details
thereof and of the amount of such Lender’s Loan to be made as part of the requested Borrowing.



SECTION 2.4. Incremental Commitments. (a) The Borrower may, by written notice to the
Administrative Agent on up to two (2) occasions during the period from the Closing Date to the nine
(9) month anniversary of the Closing Date, request incremental Commitments in an amount not to
exceed the aggregate amount of $200,000,000 from one or more additional Lenders (which may include
any existing Lender) willing to provide such incremental Commitments in their own discretion;
provided, that each incremental Lender shall be subject to the approval of the Administrative Agent
(which approval shall not be unreasonably withheld) unless such incremental Lender is a Lender, an
Affiliate of a Lender or an Approved Fund. Such notice shall set forth (i) the amount of the
incremental Commitments being requested, (ii) the aggregate amount of all incremental Commitments,
which when taken together with all other incremental Commitments, shall not exceed $200,000,000 in
the aggregate (the “Incremental Limit”), and (iii) the date on which such incremental
Commitments are requested to become effective (the “Increased Amount Date”). The
Administrative Agent and/or its Affiliates shall use commercially reasonable efforts, with the
assistance of the Borrower, to arrange a syndicate of Lenders willing to hold the requested
incremental Commitments.




(b) The Borrower and each incremental Lender shall execute and deliver to the
Administrative Agent such documentation as the Administrative Agent shall reasonably specify
to evidence the incremental Commitment of such incremental Lender. Each such documentation
shall specify the terms of the applicable incremental Commitments; provided, that from and
after the effectiveness of each amendment or other documentation, the associated incremental
Commitments shall thereafter be Commitments with the same terms as the Commitments
(including as to pricing and maturity). Each of the parties hereto hereby agrees that, upon
the effectiveness of any such documentation, this Agreement shall be amended to the extent
(but only to the extent) necessary to reflect the existence and terms of the incremental
Commitments evidenced thereby (including adjusting the Applicable Percentages), and new
Notes shall be issued and the Borrower shall make such borrowings and repayments as shall be
necessary to effect the reallocation of the Commitments, in each case without the consent of
the Lenders other than those Lenders with incremental Commitments. The fees payable by the
Borrower upon any such incremental Commitments shall be agreed upon by the Administrative
Agent, the Lenders with incremental Commitments and the Borrower at the time of such
increase. Notwithstanding the forgoing, nothing in this Section 2.4 shall constitute or be
deemed to constitute an agreement by any Lender to increase its Commitments hereunder.




(c) Notwithstanding the foregoing, no incremental Commitment shall become effective
under this Section 2.4 unless (i) on the date of such effectiveness, the conditions set
forth in Section 4.2 shall be satisfied and the Administrative Agent shall have received a
certificate to that effect dated such date and executed by a Financial Officer of the
Borrower, (ii) the Administrative Agent shall have received customary legal opinions, board
resolutions and other customary closing certificates and documentation as required by the
relevant amendment or other documentation and, to the extent required by the Administrative
Agent, consistent with those delivered on the Closing Date under Section 4.1 and such
additional customary documents and filings as the Administrative Agent may reasonably
require, and (iii) the Borrower shall be in pro forma compliance with the covenants set
forth in Section 6.13 after giving effect to such incremental Commitments, the Loans to be
made thereunder and the application of the proceeds therefrom as if made and applied on such
date.




(d) Each of the parties hereto hereby agrees that the Administrative Agent may take any
and all action as may be reasonably necessary to ensure that all Loans in respect of
incremental Commitments, when originally made, are included in each Borrowing of outstanding
Loans on a pro rata basis. The Borrower agrees that Section 2.16 shall apply to any
conversion of Eurodollar Loans to ABR Loans reasonably required by the Lenders to effect the
foregoing.



SECTION 2.5. Swingline Loans. (a) Subject to the terms and conditions set forth
herein, the Swingline Lender agrees to make Swingline Loans to the Borrower from time to time
during the Availability Period, in an aggregate principal amount at any time outstanding that will
not result in (i) the aggregate principal amount of outstanding Swingline Loans exceeding
$15,000,000 or (ii) the sum of the total Revolving Credit Exposures exceeding the total
Commitments; provided that the Swingline Lender shall not be required to make a Swingline
Loan to refinance an outstanding Swingline Loan. Within the foregoing limits and subject to the
terms and conditions set forth herein, the Borrower may borrow, prepay and reborrow Swingline
Loans.




(b) To request a Swingline Loan, the Borrower shall notify the Administrative Agent of
such request by telephone (confirmed by telecopy), not later than 1:00 p.m., New York City
time, on the day of a proposed Swingline Loan. Each such notice shall be irrevocable and
shall specify the requested date (which shall be a Business Day) and amount of the requested
Swingline Loan. The Administrative Agent will promptly advise the Swingline Lender of any
such notice received from the Borrower. The Swingline Lender shall make each Swingline Loan
available to the Borrower by means of a credit to the general deposit account of the
Borrower with the Swingline Lender (or, in the case of a Swingline Loan made to finance the
reimbursement of an LC Disbursement as provided in Section 2.6(e), by remittance to the
Issuing Bank) by 3:00 p.m., New York City time, on the requested date of such Swingline
Loan.




(c) The Swingline Lender may by written notice given to the Administrative Agent not
later than 10:00 a.m., New York City time, on any Business Day require the Lenders to
acquire participations on such Business Day in all or a portion of the Swingline Loans
outstanding. Such notice shall specify the aggregate amount of Swingline Loans in which
Lenders will participate. Promptly upon receipt of such notice, the Administrative Agent
will give notice thereof to each Lender, specifying in such notice such Lender’s Applicable
Percentage of such Swingline Loan or Loans. Each Lender hereby absolutely and
unconditionally agrees, upon receipt of notice as provided above, to pay to the
Administrative Agent, for the account of the Swingline Lender, such Lender’s Applicable
Percentage of such Swingline Loan or Loans. Each Lender acknowledges and agrees that its
obligation to acquire participations in Swingline Loans pursuant to this paragraph is
absolute and unconditional and shall not be affected by any circumstance whatsoever,
including the occurrence and continuance of a Default or reduction or termination of the
Commitments, and that each such payment shall be made without any offset, abatement,
withholding or reduction whatsoever. Each Lender shall comply with its obligation under
this paragraph by wire transfer of immediately available funds, in the same manner as
provided in Section 2.7 with respect to Loans made by such Lender (and Section 2.7 shall
apply, mutatis mutandis, to the payment obligations of the Lenders), and the
Administrative Agent shall promptly pay to the Swingline Lender the amounts so received by
it from the Lenders. The Administrative Agent shall notify the Borrower of any
participations in any Swingline Loan acquired pursuant to this paragraph, and thereafter
payments in respect of such Swingline Loan shall be made to the Administrative Agent and not
to the Swingline Lender. Any amounts received by the Swingline Lender from the Borrower (or
other party on behalf of the Borrower) in respect of a Swingline Loan after receipt by the
Swingline Lender of the proceeds of a sale of participations therein shall be promptly
remitted to the Administrative Agent; any such amounts received by the Administrative Agent
shall be promptly remitted by the Administrative Agent to the Lenders that shall have made
their payments pursuant to this paragraph and to the Swingline Lender, as their interests
may appear; provided that any such payment so remitted shall be repaid to the Swingline
Lender or to the Administrative Agent, as applicable, if and to the extent such payment is
required to be refunded to the Borrower for any reason. The purchase of participations in a
Swingline Loan pursuant to this paragraph shall not relieve the Borrower of any repayment
obligation with respect to such Swingline Loan.



SECTION 2.6. Letters of Credit. (a) General. Subject to the terms and
conditions set forth herein, the Borrower may request the issuance of Letters of Credit for its own
account, in a form reasonably acceptable to the Administrative Agent and the Issuing Bank, at any
time and from time to time during the Availability Period. In the event of any inconsistency
between the terms and conditions of this Agreement and the terms and conditions of any form of
letter of credit application or other agreement submitted by the Borrower to, or entered into by
the Borrower with, the Issuing Bank relating to any Letter of Credit, the terms and conditions of
this Agreement shall control.




(b) Notice of Issuance, Amendment, Renewal, Extension; Certain Conditions. To
request the issuance of a Letter of Credit (or the amendment, renewal or extension of an
outstanding Letter of Credit), the Borrower shall hand deliver or telecopy (or transmit by
electronic communication, if arrangements for doing so have been approved by the Issuing
Bank) to the Issuing Bank and the Administrative Agent (reasonably in advance of the
requested date of issuance, amendment, renewal or extension) a notice requesting the
issuance of a Letter of Credit, or identifying the Letter of Credit to be amended, renewed
or extended, and specifying the date of issuance, amendment, renewal or extension (which
shall be a Business Day), the date on which such Letter of Credit is to expire (which shall
comply with paragraph (c) of this Section), the amount of such Letter of Credit, the name
and address of the beneficiary thereof and such other information as shall be necessary to
prepare, amend, renew or extend such Letter of Credit. If requested by the Issuing Bank,
the Borrower also shall submit a letter of credit application on the Issuing Bank’s standard
form in connection with any request for a Letter of Credit. A Letter of Credit shall be
issued, amended, renewed or extended only if (and upon issuance, amendment, renewal or
extension of each Letter of Credit the Borrower shall be deemed to represent and warrant
that), after giving effect to such issuance, amendment, renewal or extension (i) the LC
Exposure shall not exceed 10% of the total Commitments and (ii) the sum of the total
Revolving Credit Exposures shall not exceed the total Commitments.




(c) Expiration Date. Each Letter of Credit shall expire at or prior to the
close of business on the earlier of (i) the date one (1) year after the date of the issuance
of such Letter of Credit (or, in the case of any renewal or extension thereof, one year
after such renewal or extension) and (ii) the date that is five Business Days prior to the
Maturity Date.




(d) Participations. By the issuance of a Letter of Credit (or an amendment to
a Letter of Credit increasing the amount thereof) and without any further action on the part
of the Issuing Bank or the Lenders, the Issuing Bank hereby grants to each Lender, and each
Lender hereby acquires from the Issuing Bank, a participation in such Letter of Credit equal
to such Lender’s Applicable Percentage of the aggregate amount available to be drawn under
such Letter of Credit. In consideration and in furtherance of the foregoing, each Lender
hereby absolutely and unconditionally agrees to pay to the Administrative Agent, for the
account of the Issuing Bank, such Lender’s Applicable Percentage of each LC Disbursement
made by the Issuing Bank and not reimbursed by the Borrower on the date due as provided in
paragraph (e) of this Section, or of any reimbursement payment required to be refunded to
the Borrower for any reason. Each Lender acknowledges and agrees that its obligation to
acquire participations pursuant to this paragraph in respect of Letters of Credit is
absolute and unconditional and shall not be affected by any circumstance whatsoever,
including any amendment, renewal or extension of any Letter of Credit or the occurrence and
continuance of a Default or reduction or termination of the Commitments, and that each such
payment shall be made without any offset, abatement, withholding or reduction whatsoever.




(e) Reimbursement. If the Issuing Bank shall make any LC Disbursement in
respect of a Letter of Credit, the Borrower shall reimburse such LC Disbursement by paying
to the Administrative Agent an amount equal to such LC Disbursement not later than 1:00
p.m., New York City time, on the date that such LC Disbursement is made, if the Borrower
shall have received notice of such LC Disbursement prior to 10:00 a.m., New York City time,
on such date, or, if such notice has not been received by the Borrower prior to such time on
such date, then not later than 1:00 p.m., New York City time, on (i) the Business Day that
the Borrower receives such notice, if such notice is received prior to 10:00 a.m., New York
City time, on the day of receipt, or (ii) the Business Day immediately following the day
that the Borrower receives such notice, if such notice is not received prior to such time on
the day of receipt; provided that the Borrower may, subject to the conditions to
borrowing set forth herein, request in accordance with Section 2.3 or 2.5 that such payment
be financed with an ABR Revolving Borrowing or Swingline Loan in an equivalent amount and,
to the extent so financed, the Borrower’s obligation to make such payment shall be
discharged and replaced by the resulting ABR Revolving Borrowing or Swingline Loan. If the
Borrower fails to make such payment when due, the Administrative Agent shall notify each
Lender of the applicable LC Disbursement, the payment then due from the Borrower in respect
thereof and such Lender’s Applicable Percentage thereof. Promptly following receipt of such
notice, each Lender shall pay to the Administrative Agent its Applicable Percentage of the
payment then due from the Borrower, in the same manner as provided in Section 2.7 with
respect to Loans made by such Lender (and Section 2.7 shall apply, mutatis
mutandis, to the payment obligations of the Lenders), and the Administrative Agent
shall promptly pay to the Issuing Bank the amounts so received by it from the Lenders.
Promptly following receipt by the Administrative Agent of any payment from the Borrower
pursuant to this paragraph, the Administrative Agent shall distribute such payment to the
Issuing Bank or, to the extent that Lenders have made payments pursuant to this paragraph to
reimburse the Issuing Bank, then to such Lenders and the Issuing Bank as their interests may
appear. Any payment made by a Lender pursuant to this paragraph to reimburse the Issuing
Bank for any LC Disbursement (other than the funding of ABR Revolving Loans or a Swingline
Loan as contemplated above) shall not constitute a Loan and shall not relieve the Borrower
of its obligation to reimburse such LC Disbursement.




(f) Obligations Absolute. The Borrower’s obligation to reimburse LC
Disbursements as provided in paragraph (e) of this Section shall be absolute, unconditional
and irrevocable, and shall be performed strictly in accordance with the terms of this
Agreement under any and all circumstances whatsoever and irrespective of (i) any lack of
validity or enforceability of any Letter of Credit or this Agreement, or any term or
provision therein, (ii) any draft or other document presented under a Letter of Credit
proving to be forged, fraudulent or invalid in any respect or any statement therein being
untrue or inaccurate in any respect, (iii) subject to the proviso below, payment by the
Issuing Bank under a Letter of Credit against presentation of a draft or other document that
does not strictly comply with the terms of such Letter of Credit, or (iv) any other event or
circumstance whatsoever, whether or not similar to any of the foregoing, that might, but for
the provisions of this Section, constitute a legal or equitable discharge of, or provide a
right of setoff against, the Borrower’s obligations hereunder. Neither the Administrative
Agent, the Lenders nor the Issuing Bank, nor any of their Related Parties, shall have any
liability or responsibility by reason of or in connection with the issuance or transfer of
any Letter of Credit or any payment or failure to make any payment thereunder (irrespective
of any of the circumstances referred to in the preceding sentence), or any error, omission,
interruption, loss or delay in transmission or delivery of any draft, notice or other
communication under or relating to any Letter of Credit (including any document required to
make a drawing thereunder), any error in interpretation of technical terms or any
consequence arising from causes beyond the control of the Issuing Bank; provided
that the foregoing shall not be construed to excuse the Issuing Bank from liability to the
Borrower to the extent of any direct damages (as opposed to consequential damages, claims in
respect of which are hereby waived by the Borrower to the extent permitted by applicable
law) suffered by the Borrower that are caused by the Issuing Bank’s failure to exercise care
when determining whether drafts and other documents presented under a Letter of Credit
comply with the terms thereof. The parties hereto expressly agree that, in the absence of
gross negligence or wilful misconduct on the part of the Issuing Bank (as finally determined
by a court of competent jurisdiction), the Issuing Bank shall be deemed to have exercised
care in each such determination. In furtherance of the foregoing and without limiting the
generality thereof, the parties agree that, with respect to documents presented which appear
on their face to be in substantial compliance with the terms of a Letter of Credit, the
Issuing Bank may, in its sole discretion, either accept and make payment upon such documents
without responsibility for further investigation, regardless of any notice or information to
the contrary, or refuse to accept and make payment upon such documents if such documents are
not in strict compliance with the terms of such Letter of Credit.




(g) Disbursement Procedures. The Issuing Bank shall, promptly following its
receipt thereof, examine all documents purporting to represent a demand for payment under a
Letter of Credit. The Issuing Bank shall promptly notify the Administrative Agent and the
Borrower by telephone (confirmed by telecopy) of such demand for payment and whether the
Issuing Bank has made or will make an LC Disbursement thereunder; provided that any
failure to give or delay in giving such notice shall not relieve the Borrower of its
obligation to reimburse the Issuing Bank and the Lenders with respect to any such LC
Disbursement.




(h) Interim Interest. If the Issuing Bank shall make any LC Disbursement,
then, unless the Borrower shall reimburse such LC Disbursement in full on the date such LC
Disbursement is made, the unpaid amount thereof shall bear interest, for each day from and
including the date such LC Disbursement is made to but excluding the date that the Borrower
reimburses such LC Disbursement, at the rate per annum then applicable to ABR Revolving
Loans; provided that, if the Borrower fails to reimburse such LC Disbursement when
due pursuant to paragraph (e) of this Section, then Section 2.13(d) shall apply. Interest
accrued pursuant to this paragraph shall be for the account of the Issuing Bank, except that
interest accrued on and after the date of payment by any Lender pursuant to paragraph (e) of
this Section to reimburse the Issuing Bank shall be for the account of such Lender to the
extent of such payment.




(i) Replacement of the Issuing Bank. The Issuing Bank may be replaced at any
time by written agreement among the Borrower, the Administrative Agent, the replaced Issuing
Bank and the successor Issuing Bank. The Administrative Agent shall notify the Lenders of
any such replacement of the Issuing Bank. At the time any such replacement shall become
effective, the Borrower shall pay all unpaid fees accrued for the account of the replaced
Issuing Bank pursuant to Section 2.12(b). From and after the effective date of any such
replacement, (i) the successor Issuing Bank shall have all the rights and obligations of the
Issuing Bank under this Agreement with respect to Letters of Credit to be issued thereafter
and (ii) references herein to the term “Issuing Bank” shall be deemed to refer to such
successor or to any previous Issuing Bank, or to such successor and all previous Issuing
Banks, as the context shall require. After the replacement of an Issuing Bank hereunder,
the replaced Issuing Bank shall remain a party hereto and shall continue to have all the
rights and obligations of an Issuing Bank under this Agreement with respect to Letters of
Credit issued by it prior to such replacement, but shall not be required to issue additional
Letters of Credit.




(j) Cash Collateralization. If any Event of Default shall occur and be
continuing, on the Business Day that the Borrower receives notice from the Administrative
Agent or the Required Lenders (or, if the maturity of the Loans has been accelerated,
Lenders with LC Exposure representing greater than 50% of the total LC Exposure) demanding
the deposit of cash collateral pursuant to this paragraph, the Borrower shall deposit in an
account with the Administrative Agent, in the name of the Administrative Agent and for the
benefit of the Lenders, an amount in cash equal to the LC Exposure as of such date plus any
accrued and unpaid interest thereon; provided that the obligation to deposit such
cash collateral shall become effective immediately, and such deposit shall become
immediately due and payable, without demand or other notice of any kind, upon the occurrence
of any Event of Default with respect to the Borrower described in clause (h) or (i) of
Article VII. Such deposit shall be held by the Administrative Agent as collateral for the
payment and performance of the obligations of the Borrower under this Agreement. The
Administrative Agent shall have exclusive dominion and control, including the exclusive
right of withdrawal, over such account. Other than any interest earned on the investment of
such deposits, which investments shall be made at the option and sole discretion of the
Administrative Agent and at the Borrower’s risk and expense, such deposits shall not bear
interest. Interest or profits, if any, on such investments shall accumulate in such
account. Moneys in such account shall be applied by the Administrative Agent to reimburse
the Issuing Bank for LC Disbursements for which it has not been reimbursed and, to the
extent not so applied, shall be held for the satisfaction of the reimbursement obligations
of the Borrower for the LC Exposure at such time or, if the maturity of the Loans has been
accelerated (but subject to the consent of Lenders with LC Exposure representing greater
than 50% of the total LC Exposure), be applied to satisfy other obligations of the Borrower
under this Agreement. If the Borrower is required to provide an amount of cash collateral
hereunder as a result of the occurrence of an Event of Default, such amount (to the extent
not applied as aforesaid) shall be returned to the Borrower within three Business Days after
all Events of Default have been cured or waived.



SECTION 2.7. Funding of Borrowings. (a) Each Lender shall make each Loan to be made
by it hereunder on the proposed date thereof by wire transfer of immediately available funds by
12:00 noon, New York City time, to the account of the Administrative Agent most recently designated
by it for such purpose by notice to the Lenders; provided that Swingline Loans shall be
made as provided in Section 2.5. The Administrative Agent will make such Loans available to the
Borrower by promptly crediting the amounts so received, in like funds, to an account of the
Borrower maintained with the Administrative Agent in New York City and designated by the Borrower
in the applicable Borrowing Request; provided that ABR Revolving Loans made to finance the
reimbursement of an LC Disbursement as provided in Section 2.6(e) shall be remitted by the
Administrative Agent to the Issuing Bank.




(b) Unless the Administrative Agent shall have received notice from a Lender prior to
the proposed date of any Borrowing that such Lender will not make available to the
Administrative Agent such Lender’s share of such Borrowing, the Administrative Agent may
assume that such Lender has made such share available on such date in accordance with
paragraph (a) of this Section and may, in reliance upon such assumption, make available to
the Borrower a corresponding amount. In such event, if a Lender has not in fact made its
share of the applicable Borrowing available to the Administrative Agent, then the applicable
Lender and the Borrower severally agree to pay to the Administrative Agent forthwith on
demand such corresponding amount with interest thereon, for each day from and including the
date such amount is made available to the Borrower to but excluding the date of payment to
the Administrative Agent, at (i) in the case of such Lender, the greater of the Federal
Funds Effective Rate and a rate determined by the Administrative Agent in accordance with
banking industry rules on interbank compensation or (ii) in the case of the Borrower, the
interest rate applicable to ABR Loans. If such Lender pays such amount to the
Administrative Agent, then such amount shall constitute such Lender’s Loan included in such
Borrowing.



SECTION 2.8. Interest Elections. (a) Each Revolving Borrowing initially shall be of
the Type specified in the applicable Borrowing Request and, in the case of a Eurodollar Revolving
Borrowing, shall have an initial Interest Period as specified in such Borrowing Request.
Thereafter, the Borrower may elect to convert such Borrowing to a different Type or to continue
such Borrowing and, in the case of a Eurodollar Revolving Borrowing, may elect Interest Periods
therefor, all as provided in this Section. The Borrower may elect different options with respect
to different portions of the affected Borrowing, in which case each such portion shall be allocated
ratably among the Lenders holding the Loans comprising such Borrowing, and the Loans comprising
each such portion shall be considered a separate Borrowing. This Section shall not apply to
Swingline Borrowings, which may not be converted or continued.




(b) To make an election pursuant to this Section, the Borrower shall notify the
Administrative Agent of such election by telephone by the time that a Borrowing Request
would be required under Section 2.3 if the Borrower were requesting a Revolving Borrowing of
the Type resulting from such election to be made on the effective date of such election.
Each such telephonic Interest Election Request shall be irrevocable and shall be confirmed
promptly by hand delivery or telecopy to the Administrative Agent of a written Interest
Election Request in a form approved by the Administrative Agent and signed by the Borrower.




(c) Each telephonic and written Interest Election Request shall specify the following
information in compliance with Section 2.2:




(i) the Borrowing to which such Interest Election Request applies and, if
different options are being elected with respect to different portions thereof, the
portions thereof to be allocated to each resulting Borrowing (in which case the
information to be specified pursuant to clauses (iii) and (iv) below shall be
specified for each resulting Borrowing);




(ii) the effective date of the election made pursuant to such Interest Election
Request, which shall be a Business Day;




(iii) whether the resulting Borrowing is to be an ABR Borrowing or a Eurodollar
Borrowing; and




(iv) if the resulting Borrowing is a Eurodollar Borrowing, the Interest Period
to be applicable thereto after giving effect to such election, which shall be a
period contemplated by the definition of the term “Interest Period”.



If any such Interest Election Request requests a Eurodollar Borrowing but does not specify an
Interest Period, then the Borrower shall be deemed to have selected an Interest Period of one
month’s duration.




(d) Promptly following receipt of an Interest Election Request, the Administrative
Agent shall advise each Lender of the details thereof and of such Lender’s portion of each
resulting Borrowing.




(e) If the Borrower fails to deliver a timely Interest Election Request with respect to
a Eurodollar Revolving Borrowing prior to the end of the Interest Period applicable thereto,
then, unless such Borrowing is repaid as provided herein, at the end of such Interest Period
such Borrowing shall be converted to an ABR Borrowing. Notwithstanding any contrary
provision hereof, if an Event of Default has occurred and is continuing and the
Administrative Agent, at the request of the Required Lenders, so notifies the Borrower,
then, so long as an Event of Default is continuing (i) no outstanding Revolving Borrowing
may be converted to or continued as a Eurodollar Borrowing and (ii) unless repaid, each
Eurodollar Revolving Borrowing shall be converted to an ABR Borrowing at the end of the
Interest Period applicable thereto.



SECTION 2.9. Termination and Reduction of Commitments. (a) Unless previously
terminated, the Commitments shall terminate on the Maturity Date.




(b) The Borrower may at any time terminate, or from time to time reduce, the
Commitments; provided that (i) each reduction of the Commitments shall be in an
amount that is an integral multiple of $1,000,000 and not less than $5,000,000, or the
remaining balance of the Commitments, if less, and (ii) the Borrower shall not terminate or
reduce the Commitments if, after giving effect to any concurrent prepayment of the Loans in
accordance with Section 2.11, the sum of the Revolving Credit Exposures would exceed the
total Commitments.




(c) The Borrower shall notify the Administrative Agent of any election to terminate or
reduce the Commitments under paragraph (b) of this Section at least three Business Days
prior to the effective date of such termination or reduction, specifying such election and
the effective date thereof. Promptly following receipt of any notice, the Administrative
Agent shall advise the Lenders of the contents thereof. Each notice delivered by the
Borrower pursuant to this Section shall be irrevocable; provided that a notice of
termination of the Commitments delivered by the Borrower may state that such notice is
conditioned upon the effectiveness of other credit facilities, in which case such notice may
be revoked by the Borrower (by notice to the Administrative Agent on or prior to the
specified effective date) if such condition is not satisfied. Any termination or reduction
of the Commitments shall be permanent. Each reduction of the Commitments shall be made
ratably among the Lenders in accordance with their respective Commitments.



SECTION 2.10. Repayment of Loans; Evidence of Debt. (a) The Borrower hereby
unconditionally promises to pay (i) to the Administrative Agent for the account of each Lender the
then unpaid principal amount of each Revolving Loan on the Maturity Date and (ii) to the Swingline
Lender the then unpaid principal amount of each Swingline Loan on the earlier of the Maturity Date
and the first date after such Swingline Loan is made that is the 15th or last day of a calendar
month and is at least two Business Days after such Swingline Loan is made; provided that on
each date that a Revolving Borrowing is made, the Borrower shall repay all Swingline Loans then
outstanding.




(b) Each Lender shall maintain in accordance with its usual practice an account or
accounts evidencing the indebtedness of the Borrower to such Lender resulting from each Loan
made by such Lender, including the amounts of principal and interest payable and paid to
such Lender from time to time hereunder.




(c) The Administrative Agent shall maintain accounts in which it shall record (i) the
amount of each Loan made hereunder, the Class and Type thereof and the Interest Period
applicable thereto, (ii) the amount of any principal or interest due and payable or to
become due and payable from the Borrower to each Lender hereunder and (iii) the amount of
any sum received by the Administrative Agent hereunder for the account of the Lenders and
each Lender’s share thereof.




(d) The entries made in the accounts maintained pursuant to paragraph (b) or (c) of
this Section shall be prima facie evidence of the existence and amounts of
the obligations recorded therein; provided that the failure of any Lender or the
Administrative Agent to maintain such accounts or any error therein shall not in any manner
affect the obligation of the Borrower to repay the Loans in accordance with the terms of
this Agreement.




(e) Any Lender may request that Loans made by it be evidenced by a promissory note. In
such event, the Borrower shall prepare, execute and deliver to such Lender a promissory note
payable to the order of such Lender (or, if requested by such Lender, to such Lender and its
registered assigns) and in a form approved by the Administrative Agent. Thereafter, the
Loans evidenced by such promissory note and interest thereon shall at all times (including
after assignment pursuant to Section 9.4) be represented by one or more promissory notes in
such form payable to the order of the payee named therein (or, if such promissory note is a
registered note, to such payee and its registered assigns).



SECTION 2.11. Prepayment of Loans. (a) The Borrower shall have the right at any time
and from time to time to prepay any Borrowing in whole or in part, subject to prior notice in
accordance with paragraph (b) of this Section.




(b) The Borrower shall notify the Administrative Agent (and, in the case of prepayment
of a Swingline Loan, the Swingline Lender) by telephone (confirmed by telecopy) of any
prepayment hereunder (i) in the case of prepayment of a Eurodollar Revolving Borrowing, not
later than 1:00 p.m., New York City time, three Business Days before the date of prepayment,
(ii) in the case of prepayment of an ABR Revolving Borrowing, not later than 1:00 p.m., New
York City time, one Business Day before the date of prepayment or (iii) in the case of
prepayment of a Swingline Loan, not later than 1:00 p.m., New York City time, on the date of
prepayment. Each such notice shall be irrevocable and shall specify the prepayment date and
the principal amount of each Borrowing or portion thereof to be prepaid; provided
that, if a notice of prepayment is given in connection with a conditional notice of
termination of the Commitments as contemplated by Section 2.9, then such notice of
prepayment may be revoked if such notice of termination is revoked in accordance with
Section 2.9. Promptly following receipt of any such notice relating to a Revolving
Borrowing, the Administrative Agent shall advise the Lenders of the contents thereof. Each
partial prepayment of any Revolving Borrowing shall be in an amount that would be permitted
in the case of an advance of a Revolving Borrowing of the same Type as provided in Section
2.2. Each prepayment of a Revolving Borrowing shall be applied ratably to the Loans
included in the prepaid Borrowing. Prepayments shall be accompanied by accrued interest to
the extent required by Section 2.13.



SECTION 2.12. Fees.




(a) (i) If the Applicable Rate is determined by reference to the Applicable Credit
Ratings, the Borrower agrees to pay to the Administrative Agent for the account of each
Lender a facility fee, which shall accrue at the Facility Fee Rate (as set forth in the
definition of Applicable Rate) on the daily amount of the Commitment of such Lender (whether
used or unused) during the period from and including the date on which the facility fee is
first applicable to but excluding the date on which such Commitment terminates;
provided that, if such Lender continues to have any Revolving Credit Exposure after
its Commitment terminates, then such facility fee shall continue to accrue on the daily
amount of such Lender’s Revolving Credit Exposure from and including the date on which its
Commitment terminates to but excluding the date on which such Lender ceases to have any
Revolving Credit Exposure. Accrued facility fees shall be payable in arrears on the last
day of March, June, September and December of each year and on the date on which the
Commitments terminate, commencing on the first such date to occur after the date hereof;
provided that any facility fees accruing after the date on which the Commitments
terminate shall be payable on demand. All facility fees shall be computed on the basis of a
year of 360 days and shall be payable for the actual number of days elapsed (including the
first day but excluding the last day).




(ii) If the Applicable Rate is determined by reference to the Leverage Ratio,
the Borrower agrees to pay to the Administrative Agent for the account of each
Lender a commitment fee for the period from and including the date hereof to the
last day of the Availability Period, computed at the Commitment Fee Rate on the
average daily amount of the Available Commitment of such Lender during the period
for which payment is made, payable quarterly in arrears on each last day of each
March, June, September and December of each year end on the date on which the
Commitments terminate, commencing on the first such date to occur after the date
hereof.




(b) The Borrower agrees to pay (i) to the Administrative Agent for the account of each
Lender a participation fee with respect to its participations in Letters of Credit, which
shall accrue at the same Applicable Rate used to determine the interest rate applicable to
Eurodollar Revolving Loans on the average daily amount of such Lender’s LC Exposure
(excluding any portion thereof attributable to unreimbursed LC Disbursements and accrued and
unpaid interest thereon) during the period from and including the Effective Date to but
excluding the later of the date on which such Lender’s Commitment terminates and the date on
which such Lender ceases to have any LC Exposure, and (ii) to the Issuing Bank a fronting
fee, which shall accrue at the rate of 0.20% per annum on the average daily amount of the LC
Exposure (excluding any portion thereof attributable to unreimbursed LC Disbursements and
accrued and unpaid interest thereon) during the period from and including the Effective Date
to but excluding the later of the date of termination of the Commitments and the date on
which there ceases to be any LC Exposure, as well as the Issuing Bank’s standard fees with
respect to the issuance, amendment, renewal or extension of any Letter of Credit or
processing of drawings thereunder. Participation fees and fronting fees accrued through and
including the last day of March, June, September and December of each year shall be payable
on the third Business Day following such last day, commencing on the first such date to
occur after the Effective Date; provided that all such fees shall be payable on the
date on which the Commitments terminate and any such fees accruing after the date on which
the Commitments terminate shall be payable on demand. Any other fees payable to the Issuing
Bank pursuant to this paragraph shall be payable within 10 days after demand. All
participation fees and fronting fees shall be computed on the basis of a year of 360 days
and shall be payable for the actual number of days elapsed (including the first day but
excluding the last day).




(c) The Borrower agrees to pay to the Administrative Agent, for its own account, fees
payable in the amounts and at the times separately agreed upon between the Borrower and the
Administrative Agent.




(d) All fees payable hereunder shall be paid on the dates due, in immediately available
funds, to the Administrative Agent (or to the Issuing Bank, in the case of fees payable to
it) for distribution, in the case of facility fees and participation fees, to the Lenders.
Fees paid shall not be refundable under any circumstances.



SECTION 2.13. Interest. (a) The Loans comprising each ABR Borrowing (including each
Swingline Loan) shall bear interest at the Alternate Base Rate plus the Applicable Rate.




(b) The Loans comprising each Eurodollar Borrowing shall bear interest at the Adjusted
LIBO Rate for the Interest Period in effect for such Borrowing plus the Applicable Rate.




(c) Notwithstanding the foregoing, if at any time an Event of Default has occurred and
is continuing, all outstanding Loans and other Obligations shall bear interest, after as
well as before judgment, at a rate per annum equal to (i) in the case of principal of any
Loan, 2% plus the rate otherwise applicable to such Loan as provided in the preceding
paragraphs of this Section or (ii) in the case of any other amount, 2% plus the rate
applicable to ABR Loans as provided in paragraph (a) of this Section.




(d) Accrued interest on each Loan shall be payable in arrears on each Interest Payment
Date for such Loan and, in the case of Revolving Loans, upon termination of the Commitments;
provided that (i) interest accrued pursuant to paragraph (c) of this Section shall
be payable on demand, (ii) in the event of any repayment or prepayment of any Loan (other
than a prepayment of an ABR Revolving Loan prior to the end of the Availability Period),
accrued interest on the principal amount repaid or prepaid shall be payable on the date of
such repayment or prepayment and (iii) in the event of any conversion of any Eurodollar
Revolving Loan prior to the end of the current Interest Period therefor, accrued interest on
such Loan shall be payable on the effective date of such conversion.




(e) All interest hereunder shall be computed on the basis of a year of 360 days, except
that interest computed by reference to the Alternate Base Rate at times when the Alternate
Base Rate is based on the Prime Rate shall be computed on the basis of a year of 365 days
(or 366 days in a leap year), and in each case shall be payable for the actual number of
days elapsed (including the first day but excluding the last day). The applicable Alternate
Base Rate, Adjusted LIBO Rate or LIBO Rate shall be determined by the Administrative Agent,
and such determination shall be conclusive absent manifest error.



SECTION 2.14. Alternate Rate of Interest. If prior to the commencement of any
Interest Period for a Eurodollar Borrowing:




(a) the Administrative Agent determines (which determination shall be conclusive absent
manifest error) that adequate and reasonable means do not exist for ascertaining the
Adjusted LIBO Rate or the LIBO Rate, as applicable, for such Interest Period; or




(b) the Administrative Agent is advised by the Required Lenders that the Adjusted LIBO
Rate or the LIBO Rate, as applicable, for such Interest Period will not adequately and
fairly reflect the cost to such Lenders (or Lender) of making or maintaining their Loans (or
its Loan) included in such Borrowing for such Interest Period;



then the Administrative Agent shall give notice thereof to the Borrower and the Lenders by
telephone or telecopy as promptly as practicable thereafter and, until the Administrative Agent
notifies the Borrower and the Lenders that the circumstances giving rise to such notice no longer
exist, (i) any Interest Election Request that requests the conversion of any Revolving Borrowing
to, or continuation of any Revolving Borrowing as, a Eurodollar Borrowing shall be ineffective, and
(ii) if any Borrowing Request requests a Eurodollar Revolving Borrowing, such Borrowing shall be
made as an ABR Borrowing; provided that if the circumstances giving rise to such notice
affect only one Type of Borrowings, then the other Type of Borrowings shall be permitted.



SECTION 2.15. Increased Costs. (a) If any Change in Law shall:




(i) impose, modify or deem applicable any reserve, special deposit or similar
requirement against assets of, deposits with or for the account of, or credit
extended by, any Lender (except any such reserve requirement reflected in the
Adjusted LIBO Rate) or the Issuing Bank; or




(ii) impose on any Lender or the Issuing Bank or the London interbank market
any other condition affecting this Agreement or Eurodollar Loans made by such Lender
or any Letter of Credit or participation therein;



and the result of any of the foregoing shall be to increase the cost to such Lender of making or
maintaining any Eurodollar Loan (or of maintaining its obligation to make any such Loan) or to
increase the cost to such Lender or the Issuing Bank of participating in, issuing or maintaining
any Letter of Credit or to reduce the amount of any sum received or receivable by such Lender or
the Issuing Bank hereunder (whether of principal, interest or otherwise), then the Borrower will
pay to such Lender or the Issuing Bank, as the case may be, such additional amount or amounts as
will compensate such Lender or the Issuing Bank, as the case may be, for such additional costs
incurred or reduction suffered.




(b) If any Lender or the Issuing Bank determines that any Change in Law regarding
capital requirements has or would have the effect of reducing the rate of return on such
Lender’s or the Issuing Bank’s capital or on the capital of such Lender’s or the Issuing
Bank’s holding company, if any, as a consequence of this Agreement or the Loans made by, or
participations in Letters of Credit held by, such Lender, or the Letters of Credit issued by
the Issuing Bank, to a level below that which such Lender or the Issuing Bank or such
Lender’s or the Issuing Bank’s holding company could have achieved but for such Change in
Law (taking into consideration such Lender’s or the Issuing Bank’s policies and the policies
of such Lender’s or the Issuing Bank’s holding company with respect to capital adequacy),
then from time to time the Borrower will pay to such Lender or the Issuing Bank, as the case
may be, such additional amount or amounts as will compensate such Lender or the Issuing Bank
or such Lender’s or the Issuing Bank’s holding company for any such reduction suffered.




(c) A certificate of a Lender or the Issuing Bank setting forth the amount or amounts
necessary to compensate such Lender or the Issuing Bank or its holding company, as the case
may be, as specified in paragraph (a) or (b) of this Section shall be delivered to the
Borrower and shall be conclusive absent manifest error. The Borrower shall pay such Lender
or the Issuing Bank, as the case may be, the amount shown as due on any such certificate
within 10 days after receipt thereof.




(d) Failure or delay on the part of any Lender or the Issuing Bank to demand
compensation pursuant to this Section shall not constitute a waiver of such Lender’s or the
Issuing Bank’s right to demand such compensation; provided that the Borrower shall
not be required to compensate a Lender or the Issuing Bank pursuant to this Section for any
increased costs or reductions incurred more than 270 days prior to the date that such Lender
or the Issuing Bank, as the case may be, notifies the Borrower of the Change in Law giving
rise to such increased costs or reductions and of such Lender’s or the Issuing Bank’s
intention to claim compensation therefor; provided further that, if the
Change in Law giving rise to such increased costs or reductions is retroactive, then the
270-day period referred to above shall be extended to include the period of retroactive
effect thereof. If such increased costs or reductions are paid by the Borrower and a Lender
subsequently determines in good faith that it has received a refund of such amounts from a
third party that are directly attributable to this Agreement, then such Lender shall
promptly deliver such refund to the Borrower.



SECTION 2.16. Break Funding Payments. In the event of (a) the payment of any
principal of any Eurodollar Loan other than on the last day of an Interest Period applicable
thereto (including as a result of an Event of Default), (b) the conversion of any Eurodollar Loan
other than on the last day of the Interest Period applicable thereto, (c) the failure to borrow,
convert, continue or prepay any Eurodollar Loan on the date specified in any notice delivered
pursuant hereto (regardless of whether such notice may be revoked under Section 2.11(b) and is
revoked in accordance therewith), or (d) the assignment of any Eurodollar Loan other than on the
last day of the Interest Period applicable thereto as a result of a request by the Borrower
pursuant to Section 2.19, then, in any such event, the Borrower shall compensate each Lender for
the loss, cost and expense attributable to such event. In the case of a Eurodollar Loan, such
loss, cost or expense to any Lender shall be deemed to include an amount determined by such Lender
to be the excess, if any, of (i) the amount of interest which would have accrued on the principal
amount of such Loan had such event not occurred, at the Adjusted LIBO Rate that would have been
applicable to such Loan, for the period from the date of such event to the last day of the then
current Interest Period therefor (or, in the case of a failure to borrow, convert or continue, for
the period that would have been the Interest Period for such Loan), over (ii) the amount of
interest which would accrue on such principal amount for such period at the interest rate which
such Lender would bid were it to bid, at the commencement of such period, for dollar deposits of a
comparable amount and period from other banks in the eurodollar market. A certificate of any
Lender setting forth any amount or amounts that such Lender is entitled to receive pursuant to this
Section shall be delivered to the Borrower and shall be conclusive absent manifest error. The
Borrower shall pay such Lender the amount shown as due on any such certificate within 10 days after
receipt thereof.



SECTION 2.17. Taxes. (a) Any and all payments by or on account of any obligation of
the Borrower hereunder shall be made free and clear of and without deduction for any Indemnified
Taxes or Other Taxes; provided that if the Borrower shall be required to deduct any
Indemnified Taxes or Other Taxes from such payments, then (i) the sum payable shall be increased as
necessary so that after making all required deductions (including deductions applicable to
additional sums payable under this Section) the Administrative Agent, Lender or Issuing Bank (as
the case may be) receives an amount equal to the sum it would have received had no such deductions
been made, (ii) the Borrower shall make such deductions and (iii) the Borrower shall pay the full
amount deducted to the relevant Governmental Authority in accordance with applicable law.




(b) In addition, the Borrower shall pay any Other Taxes to the relevant Governmental
Authority in accordance with applicable law.




(c) The Borrower shall indemnify the Administrative Agent, each Lender and the Issuing
Bank, within 10 days after written demand therefor, for the full amount of any Indemnified
Taxes or Other Taxes paid by the Administrative Agent, such Lender or the Issuing Bank, as
the case may be, on or with respect to any payment by or on account of any obligation of the
Borrower hereunder (including Indemnified Taxes or Other Taxes imposed or asserted on or
attributable to amounts payable under this Section) and any penalties, interest and
reasonable expenses arising therefrom or with respect thereto, whether or not such
Indemnified Taxes or Other Taxes were correctly or legally imposed or asserted by the
relevant Governmental Authority. A certificate as to the amount of such payment or
liability delivered to the Borrower by a Lender or the Issuing Bank, or by the
Administrative Agent on its own behalf or on behalf of a Lender or the Issuing Bank, shall
be conclusive absent manifest error.




(d) As soon as practicable after any payment of Indemnified Taxes or Other Taxes by the
Borrower to a Governmental Authority, the Borrower shall deliver to the Administrative Agent
the original or a certified copy of a receipt issued by such Governmental Authority
evidencing such payment, a copy of the return reporting such payment or other evidence of
such payment reasonably satisfactory to the Administrative Agent.




(e) Any Foreign Lender that is entitled to an exemption from or reduction of
withholding tax under the law of the jurisdiction in which the Borrower is located, or any
treaty to which such jurisdiction is a party, with respect to payments under this Agreement
shall deliver to the Borrower (with a copy to the Administrative Agent), at the time or
times prescribed by applicable law, such properly completed and executed documentation
prescribed by applicable law or reasonably requested by the Borrower as will permit such
payments to be made without withholding or at a reduced rate.




(f) If the Administrative Agent or a Lender determines, in its sole discretion, that it
has received a refund of any Taxes or Other Taxes as to which it has been indemnified by the
Borrower or with respect to which the Borrower has paid additional amounts pursuant to this
Section 2.17, it shall pay over such refund to the Borrower (but only to the extent of
indemnity payments made, or additional amounts paid, by the Borrower under this Section 2.17
with respect to the Taxes or Other Taxes giving rise to such refund), net of all
out-of-pocket expenses of the Administrative Agent or such Lender and without interest
(other than any interest paid by the relevant Governmental Authority with respect to such
refund); provided, that the Borrower, upon the request of the Administrative Agent or such
Lender, agrees to repay the amount paid over to the Borrower (plus any penalties, interest
or other charges imposed by the relevant Governmental Authority) to the Administrative Agent
or such Lender in the event the Administrative Agent or such Lender is required to repay
such refund to such Governmental Authority. This Section shall not be construed to require
the Administrative Agent or any Lender to make available its tax returns (or any other
information relating to its taxes which it deems confidential) to the Borrower or any other
Person.



SECTION 2.18. Payments Generally; Pro Rata Treatment; Sharing of Set-offs. (a) The
Borrower shall make each payment required to be made by it hereunder (whether of principal,
interest, fees or reimbursement of LC Disbursements, or of amounts payable under Section 2.15, 2.16
or 2.17, or otherwise) prior to 12:00 noon, New York City time, on the date when due, in
immediately available funds, without set-off or counterclaim. Any amounts received after such time
on any date may, in the discretion of the Administrative Agent, be deemed to have been received on
the next succeeding Business Day for purposes of calculating interest thereon. All such payments
shall be made to the Administrative Agent at its offices at 270 Park Avenue, New York, New York,
except payments to be made directly to the Issuing Bank or Swingline Lender as expressly provided
herein and except that payments pursuant to Sections 2.15, 2.16, 2.17 and 9.3 shall be made
directly to the Persons entitled thereto. The Administrative Agent shall distribute any such
payments received by it for the account of any other Person to the appropriate recipient promptly
following receipt thereof (and the Borrower shall have no liability for the Administrative Agent’s
failure to make such distributions). If any payment hereunder shall be due on a day that is not a
Business Day, the date for payment shall be extended to the next succeeding Business Day, and, in
the case of any payment accruing interest, interest thereon shall be payable for the period of such
extension. All payments hereunder shall be made in dollars.




(b) If at any time insufficient funds are received by and available to the
Administrative Agent to pay fully all amounts of principal, unreimbursed LC Disbursements,
interest and fees then due hereunder, such funds shall be applied (i) first, towards payment
of interest and fees then due hereunder, ratably among the parties entitled thereto in
accordance with the amounts of interest and fees then due to such parties, and (ii) second,
towards payment of principal and unreimbursed LC Disbursements then due hereunder, ratably
among the parties entitled thereto in accordance with the amounts of principal and
unreimbursed LC Disbursements then due to such parties.




(c) If any Lender shall, by exercising any right of set-off or counterclaim or
otherwise, obtain payment in respect of any principal of or interest on any of its Revolving
Loans or participations in LC Disbursements or Swingline Loans resulting in such Lender
receiving payment of a greater proportion of the aggregate amount of its Revolving Loans and
participations in LC Disbursements and Swingline Loans and accrued interest thereon than the
proportion received by any other Lender, then the Lender receiving such greater proportion
shall purchase (for cash at face value) participations in the Revolving Loans and
participations in LC Disbursements and Swingline Loans of other Lenders to the extent
necessary so that the benefit of all such payments shall be shared by the Lenders ratably in
accordance with the aggregate amount of principal of and accrued interest on their
respective Revolving Loans and participations in LC Disbursements and Swingline Loans;
provided that (i) if any such participations are purchased and all or any portion of
the payment giving rise thereto is recovered, such participations shall be rescinded and
the purchase price restored to the extent of such recovery, without interest, and (ii) the
provisions of this paragraph shall not be construed to apply to any payment made by the
Borrower pursuant to and in accordance with the express terms of this Agreement or any
payment obtained by a Lender as consideration for the assignment of or sale of a
participation in any of its Loans or participations in LC Disbursements to any assignee or
participant, other than to the Borrower or any Subsidiary or Affiliate thereof (as to which
the provisions of this paragraph shall apply). The Borrower consents to the foregoing and
agrees, to the extent it may effectively do so under applicable law, that any Lender
acquiring a participation pursuant to the foregoing arrangements may exercise against the
Borrower rights of set-off and counterclaim with respect to such participation as fully as
if such Lender were a direct creditor of the Borrower in the amount of such participation.




(d) Unless the Administrative Agent shall have received notice from the Borrower prior
to the date on which any payment is due to the Administrative Agent for the account of the
Lenders or the Issuing Bank hereunder that the Borrower will not make such payment, the
Administrative Agent may assume that the Borrower has made such payment on such date in
accordance herewith and may, in reliance upon such assumption, distribute to the Lenders or
the Issuing Bank, as the case may be, the amount due. In such event, if the Borrower has
not in fact made such payment, then each of the Lenders or the Issuing Bank, as the case may
be, severally agrees to repay to the Administrative Agent forthwith on demand the amount so
distributed to such Lender or Issuing Bank with interest thereon, for each day from and
including the date such amount is distributed to it to but excluding the date of payment to
the Administrative Agent, at the greater of the Federal Funds Effective Rate and a rate
determined by the Administrative Agent in accordance with banking industry rules on
interbank compensation.




(e) If any Lender shall fail to make any payment required to be made by it pursuant to
Section 2.5(c), 2.6(d) or (e), 2.7(b), 2.18(d) or 9.3(c), then the Administrative Agent may,
in its discretion and notwithstanding any contrary provision hereof, (i) apply any amounts
thereafter received by the Administrative Agent for the account of such Lender for the
benefit of the Administrative Agent, the Swingline Lender or the Issuing Bank to satisfy
such Lender’s obligations to it under such Section until all such unsatisfied obligations
are fully paid, and/or (ii) hold any such amounts in a segregated account as cash collateral
for, and application to, any future funding obligations of such Lender under any such
Section, in the case of each of clauses (i) and (ii) above, in any order as determined by
the Administrative Agent in its discretion.



SECTION 2.19. Mitigation Obligations; Replacement of Lenders. (a) If any Lender
requests compensation under Section 2.15, or if the Borrower is required to pay any additional
amount to any Lender or any Governmental Authority for the account of any Lender pursuant to
Section 2.17, then such Lender shall use reasonable efforts to designate a different lending office
for funding or booking its Loans hereunder or to assign its rights and obligations hereunder to
another of its offices, branches or affiliates, if, in the judgment of such Lender, such
designation or assignment (i) would eliminate or reduce amounts payable pursuant to Section 2.15 or
2.17, as the case may be, in the future and (ii) would not subject such Lender to any unreimbursed
cost or expense and would not otherwise be disadvantageous to such Lender. The Borrower hereby
agrees to pay all reasonable costs and expenses incurred by any Lender in connection with any such
designation or assignment.




(b) If any Lender requests compensation under Section 2.15, or if the Borrower is
required to pay any additional amount to any Lender or any Governmental Authority for the
account of any Lender pursuant to Section 2.17, or if any Lender becomes a Defaulting
Lender, then the Borrower may, at its sole expense and effort, upon notice to such Lender
and the Administrative Agent, require such Lender to assign and delegate, without recourse
(in accordance with and subject to the restrictions contained in Section 9.4), all its
interests, rights and obligations under this Agreement to an assignee that shall assume such
obligations (which assignee may be another Lender, if a Lender accepts such assignment);
provided that (i) the Borrower shall have received the prior written consent of the
Administrative Agent (and if a Commitment is being assigned, the Issuing Bank), which
consent shall not unreasonably be withheld, (ii) such Lender shall have received payment of
an amount equal to the outstanding principal of its Loans and participations in LC
Disbursements and Swingline Loans, accrued interest thereon, accrued fees and all other
amounts payable to it hereunder, from the assignee (to the extent of such outstanding
principal and accrued interest and fees) or the Borrower (in the case of all other amounts)
and (iii) in the case of any such assignment resulting from a claim for compensation under
Section 2.15 or payments required to be made pursuant to Section 2.17, such assignment will
result in a reduction in such compensation or payments. A Lender shall not be required to
make any such assignment and delegation if, prior thereto, as a result of a waiver by such
Lender or otherwise, the circumstances entitling the Borrower to require such assignment and
delegation cease to apply and such Lender confirms that is it not then aware of any similar
circumstances.



SECTION 2.20. Defaulting Lenders. Notwithstanding any provision of this Agreement to
the contrary, if any Lender becomes a Defaulting Lender, then the following provisions shall apply
for so long as such Lender is a Defaulting Lender:




(a) fees shall cease to accrue on the Commitment of such Defaulting Lender pursuant to
Section 2.12(a)(i) and fees shall cease to accrue on the unfunded portion of the Commitment
of such Defaulting Lender pursuant to Section 2.12(a)(ii), as applicable;




(b) the Commitment and Revolving Credit Exposure of such Defaulting Lender shall not be
included in determining whether the Required Lenders have taken or may take any action
hereunder (including any consent to any amendment, waiver or other modification pursuant to
Section 9.2); provided, that this clause (b) shall not apply to the vote of a Defaulting
Lender in the case of an amendment, waiver or other modification requiring the consent of
such Lender or each Lender affected thereby except (i) such Defaulting Lender’s Commitment
may not be increased or extended without its consent and (ii) the principal amount of, or
interest or fees payable on, Loans or LC Disbursements owing to such Defaulting Lender may
not be reduced or excused or the scheduled date of payment may not be postponed as to such
Defaulting Lender without such Defaulting Lender’s consent; 




(c) if any Swingline Exposure or LC Exposure exists at the time such Lender becomes a
Defaulting Lender then:




(i) all or any part of the Swingline Exposure and LC Exposure of such
Defaulting Lender shall be reallocated among the non-Defaulting Lenders in
accordance with their respective Applicable Percentages but only to the extent the
sum of all non-Defaulting Lenders’ Revolving Credit Exposures plus such Defaulting
Lender’s Swingline Exposure and LC Exposure does not exceed the total of all
non-Defaulting Lenders’ Commitments;




(ii) if the reallocation described in clause (i) above cannot, or can only
partially, be effected, the Borrower shall within one Business Day following notice
by the Administrative Agent (x) first, prepay such Swingline Exposure and (y)
second, cash collateralize for the benefit of the Issuing Bank only the Borrower’s
obligations corresponding to such Defaulting Lender’s LC Exposure (after giving
effect to any partial reallocation pursuant to clause (i) above) in accordance with
the procedures set forth in Section 2.6(j) for so long as such LC Exposure is
outstanding and the Borrower will be permitted to use proceeds of the Loans for such
purposes;




(iii) if the Borrower cash collateralizes any portion of such Defaulting
Lender’s LC Exposure pursuant to clause (ii) above, the Borrower shall not be
required to pay any fees to such Defaulting Lender pursuant to Section 2.12(b) with
respect to such Defaulting Lender’s LC Exposure during the period such Defaulting
Lender’s LC Exposure is cash collateralized;




(iv) if the LC Exposure of the non-Defaulting Lenders is reallocated pursuant
to clause (i) above, then the fees payable to the Lenders pursuant to Section
2.12(a)(ii) shall be adjusted in accordance with such non-Defaulting Lenders’
Applicable Percentages; and




(v) if all or any portion of such Defaulting Lender’s LC Exposure is neither
reallocated nor cash collateralized pursuant to clause (i) or (ii) above, then,
without prejudice to any rights or remedies of the Issuing Bank or any other Lender
hereunder, all facility fees that otherwise would have been payable to such
Defaulting Lender (solely with respect to the portion of such Defaulting Lender’s
Commitment that was utilized by such LC Exposure) and letter of credit fees payable
under Section 2.12(b) with respect to such Defaulting Lender’s LC Exposure shall be
payable to the Issuing Bank until and to the extent that such LC Exposure is
reallocated and/or cash collateralized; and




(d) so long as such Lender is a Defaulting Lender, the Swingline Lender shall not be
required to fund any Swingline Loan and the Issuing Bank shall not be required to issue,
amend or increase any Letter of Credit, unless it is satisfied that the related exposure and
the Defaulting Lender’s then outstanding LC Exposure will be 100% covered by the Commitments
of the non-Defaulting Lenders and/or cash collateral will be provided by the Borrower in
accordance with Section 2.20(c), and participating interests in any newly made Swingline
Loan or any newly issued or increased Letter of Credit shall be allocated among
non-Defaulting Lenders in a manner consistent with Section 2.20(c)(i) (and such Defaulting
Lender shall not participate therein).



If (i) a Bankruptcy Event with respect to a Parent of any Lender shall occur following the
date hereof and for so long as such event shall continue or (ii) the Swingline Lender or the
Issuing Bank has a good faith belief that any Lender has defaulted in fulfilling its obligations
under one or more other agreements in which such Lender commits to extend credit, the Swingline
Lender shall not be required to fund any Swingline Loan and the Issuing Bank shall not be required
to issue, amend or increase any Letter of Credit, unless the Swingline Lender or the Issuing Bank,
as the case may be, shall have entered into arrangements with the Borrower or such Lender,
satisfactory to the Swingline Lender or the Issuing Bank, as the case may be, to defease any risk
to it in respect of such Lender hereunder.



In the event that the Administrative Agent, the Borrower, the Swingline Lender and the Issuing
Bank each agrees that a Defaulting Lender has adequately remedied all matters that caused such
Lender to be a Defaulting Lender, then the Swingline Exposure and LC Exposure of the Lenders shall
be readjusted to reflect the inclusion of such Lender’s Commitment and on such date such Lender
shall purchase at par such of the Loans of the other Lenders (other than Swingline Loans) as the
Administrative Agent shall determine may be necessary in order for such Lender to hold such Loans
in accordance with its Applicable Percentage.



ARTICLE III.

REPRESENTATIONS AND WARRANTIES




Each of the Company and the Borrower represents and warrants to the Lenders that:



SECTION 3.1. Organization; Powers. Each of the Group Members is duly organized,
validly existing and in good standing under the laws of the jurisdiction of its organization, has
all requisite power and authority to carry on its business as now conducted and, except where the
failure to do so, individually or in the aggregate, could not reasonably be expected to result in a
Material Adverse Effect, is qualified to do business in, and is in good standing in, every
jurisdiction where such qualification is required.



SECTION 3.2. Authorization; Enforceability. The Transactions are within each of the
Loan Party’s powers and have been duly authorized by all necessary action on the part of each Loan
Party. This Agreement has been duly executed and delivered by each of the Company and the Borrower
and constitutes a legal, valid and binding obligation of such Person, enforceable in accordance
with its terms, subject to applicable bankruptcy, insolvency, reorganization, moratorium or other
laws affecting creditors’ rights generally and subject to general principles of equity, regardless
of whether considered in a proceeding in equity or at law.



SECTION 3.3. Governmental Approvals; No Conflicts. The Transactions (a) do not
require any consent or approval of, registration or filing with, or any other action by, any
Governmental Authority or any other Person, except such as have been obtained or made and are in
full force and effect, (b) will not violate any applicable law or regulation or the charter,
by-laws or other organizational documents of any Group Member or any order of any Governmental
Authority, (c) will not violate or result in a default under any indenture, agreement or other
instrument binding upon any Group Member or its assets, or give rise to a right thereunder to
require any payment to be made by any Group Member, and (d) will not result in the creation or
imposition of any Lien on any asset of any Group Member.



SECTION 3.4. Financial Condition; No Material Adverse Change. (a) The Company, the
Borrower, and their consolidated Subsidiaries have heretofore furnished to the Lenders their
consolidated balance sheet and statements of income, stockholders equity and cash flows (i) as of
and for the fiscal year ended December 31, 2009, reported on by Deloitte & Touche LLP, independent
public accountants, and (ii) as of and for the fiscal quarter and the portion of the fiscal year
ended June 30, 2010, certified by its chief financial officer. Such financial statements present
fairly, in all material respects, the financial position and results of operations and cash flows
of the Company, the Borrower and their consolidated Subsidiaries as of such dates and for such
periods in accordance with GAAP, subject to year-end audit adjustments and the absence of footnotes
in the case of the statements referred to in clause (ii) above. No Group Member has any material
Guarantee Obligations, contingent liabilities and liabilities for taxes, or any long-term leases or
unusual forward or long-term commitments, including any interest rate or foreign currency swap or
exchange transaction or other obligation in respect of derivatives, that are not reflected in the
most recent financial statements referred to in this paragraph.




(b) Since June 30, 2010, there has been no material adverse change in the business,
assets, operations or condition, financial or otherwise, of the Company, the Borrower and
their Subsidiaries, taken as a whole.




(c) The pro forma covenant compliance certificate described in Section 4.1(j), a copy
of which has heretofore been furnished to each Lender, has been prepared giving effect (as
if such events had occurred on such date) to (i) the Loans to be made on the Closing Date
and the use of proceeds thereof, (ii) the repayment of Indebtedness under the credit
facility described in Section 4.1(m) and (iii) the payment of fees and expenses in
connection with the foregoing. Such certificate has been prepared based on the best
information available to the Borrower as of the date of delivery thereof, and presents
fairly on a pro forma basis the estimated financial covenant compliance of
Borrower and its consolidated Subsidiaries as at the Closing Date, assuming that the events
specified in the preceding sentence had actually occurred at such date.



SECTION 3.5. Properties. (a) Each of the Group Members has good title to, or valid
leasehold interests in, all its real and personal property material to its business, free and clear
of all Liens except for minor defects in title that do not interfere with its ability to conduct
its business as currently conducted or to utilize such properties for their intended purposes and
other Liens permitted by Section 6.2. Each Group Member has obtained customary title insurance on
its real property.




(b) Each of the Group Members owns, or is licensed to use, all trademarks, tradenames,
copyrights, patents and other intellectual property material to its business, and the use
thereof by the Group Members does not infringe upon the rights of any other Person, except
for any such infringements that, individually or in the aggregate, could not reasonably be
expected to result in a Material Adverse Effect.



SECTION 3.6. Litigation and Environmental Matters. (a) There are no actions, suits or
proceedings by or before any arbitrator or Governmental Authority pending against or, to the
knowledge of the Borrower, threatened against or affecting any Group Member (i) as to which there
is a reasonable possibility of an adverse determination and that, if adversely determined, could
reasonably be expected, individually or in the aggregate, to result in a Material Adverse Effect
(other than the Disclosed Matters) or (ii) that involve this Agreement or the Transactions.




(b) Except for the Disclosed Matters and except with respect to any other matters that,
individually or in the aggregate, could not reasonably be expected to result in a Material
Adverse Effect, none of the Group Members (i) to Borrower’s knowledge after due inquiry, has
failed to comply with any Environmental Law or to obtain, maintain or comply with any
permit, license or other approval required under any Environmental Law, (ii) has become
subject to any Environmental Liability, (iii) has received notice of any claim with respect
to any Environmental Liability or (iv) knows of any basis for any Environmental Liability.




(c) Since the date of this Agreement, there has been no change in the status of the
Disclosed Matters that, individually or in the aggregate, has resulted in, or materially
increased the likelihood of, a Material Adverse Effect.



SECTION 3.7. Compliance with Laws and Agreements. Each of the Group Members is in
compliance with all laws, regulations and orders of any Governmental Authority applicable to it or
its property and all indentures, agreements and other instruments binding upon it or its property,
except where the failure to do so, individually or in the aggregate, could not reasonably be
expected to result in a Material Adverse Effect. No Default has occurred and is continuing
hereunder and no Group Member is in default under or with respect to any contractual obligation
that could, either individually or in the aggregate, result in a Material Adverse Effect.



SECTION 3.8. Investment and Holding Company Status. None of the Group Members is
(a) an “investment company” as defined in, or subject to regulation under, the Investment Company
Act of 1940 or (b) a “holding company” as defined in, or subject to regulation under, the Public
Utility Holding Company Act of 1935.



SECTION 3.9. Taxes. Each of the Group Members has timely filed or caused to be filed
all Tax returns and reports required to have been filed and has paid or caused to be paid all Taxes
required to have been paid by it, except (a) Taxes that are being contested in good faith by
appropriate proceedings and for which such Group Member, as applicable, has set aside on its books
adequate reserves or (b) to the extent that the failure to do so could not reasonably be expected
to result in a Material Adverse Effect.



SECTION 3.10. ERISA. No ERISA Event has occurred or is reasonably expected to occur
that, when taken together with all other such ERISA Events for which liability is reasonably
expected to occur, could reasonably be expected to result in a Material Adverse Effect. The
present value of all accumulated benefit obligations under each Plan (based on the assumptions used
for purposes of Statement of Financial Accounting Standards No. 87) did not, as of the date of the
most recent financial statements reflecting such amounts, exceed by more than $5,000,000 the fair
market value of the assets of such Plan, and the present value of all accumulated benefit
obligations of all underfunded Plans (based on the assumptions used for purposes of Statement of
Financial Accounting Standards No. 87) did not, as of the date of the most recent financial
statements reflecting such amounts, exceed by more than $5,000,000 the fair market value of the
assets of all such underfunded Plans.



SECTION 3.11. Disclosure. The Borrower has disclosed to the Lenders all agreements,
instruments and corporate or other restrictions to which any Group Member is subject, and all other
matters known to it, that, individually or in the aggregate, could reasonably be expected to result
in a Material Adverse Effect. None of the reports, financial statements, certificates or other
information furnished by or on behalf of the Borrower to the Administrative Agent or any Lender in
connection with the negotiation of this Agreement or delivered hereunder (as modified or
supplemented by other information so furnished) contains any material misstatement of fact or omits
to state any material fact necessary to make the statements therein, in the light of the
circumstances under which they were made, not misleading; provided that, with respect to
projected financial information, the Borrower represents only that such information was prepared in
good faith based upon assumptions believed to be reasonable at the time.



SECTION 3.12. Federal Regulations. No part of the proceeds of any Loans, and no other
extensions of credit hereunder, will be used (a) for “buying” or “carrying” any “margin stock”
within the respective meanings of each of the quoted terms under Regulation U as now and from time
to time hereafter in effect for any purpose that violates the provisions of the Regulations of the
Board or (b) for any purpose that violates the provisions of the Regulations of the Board. If
requested by any Lender or the Administrative Agent, the Borrower will furnish to the
Administrative Agent and each Lender a statement to the foregoing effect in conformity with the
requirements of FR Form G-3 or FR Form U-1, as applicable, referred to in Regulation U.



SECTION 3.13. Labor Matters. Except as, in the aggregate, could not reasonably be
expected to have a Material Adverse Effect: (a) there are no strikes or other labor disputes
against any Group Member pending or, to the knowledge of the Company or the Borrower, threatened;
(b) hours worked by and payment made to employees of each Group Member have not been in violation
of the Fair Labor Standards Act or any other applicable laws, regulations and orders of any
Governmental Authority dealing with such matters; and (c) all payments due from any Group Member on
account of employee health and welfare insurance have been paid or accrued as a liability on the
books of the relevant Group Member.



SECTION 3.14. Subsidiaries. Except as disclosed to the Administrative Agent by the
Borrower in writing from time to time after the Closing Date, (a) Schedule 3.14 sets forth
the name and jurisdiction of incorporation of each Subsidiary and, as to each such Subsidiary, the
percentage of each class of Capital Stock owned by any other Group Member and (b) there are no
outstanding subscriptions, options, warrants, calls, rights or other agreements or commitments
(other than stock options granted to employees or directors and directors’ qualifying shares) of
any nature relating to any Capital Stock of the Borrower or any Subsidiary.



SECTION 3.15. Use of Proceeds. The proceeds of the Loans and the Letters of Credit,
shall be used for general corporate purposes of the Borrower and its Subsidiaries, including the
financing of working capital needs, the repayment of Indebtedness of the Borrower and its
Subsidiaries and acquisitions permitted by this Agreement.



SECTION 3.16. Solvency. Each Loan Party is, and after giving effect to the incurrence
of all Indebtedness and obligations being incurred in connection herewith will be and will continue
to be, Solvent.



SECTION 3.17. Status of the Company. The Company (i) is a REIT, (ii) has not revoked
its election to be a REIT, (iii) has not engaged in any “prohibited transactions” as defined in
Section 856(b)(6)(iii) of the Code (or any successor provision thereto), and (iv) for its current
“tax year” (as defined in the Code) is, and for all prior tax years subsequent to its election to
be a real estate investment trust has been, entitled to a dividends paid deduction which meets the
requirements of Section 857 of the Code.



SECTION 3.18. Properties. Schedule 3.18(a) sets forth a list of all real
property of the Group Members and the owner (or ground-lessor) of such Real Property, and
Schedule 3.18(b) sets forth a list of all Unencumbered Assets and the owner (or
ground-lessor) of such Unencumbered Asset. All such Unencumbered Assets satisfy the requirements
for an Unencumbered Asset set forth in the definition thereof. As of the Closing Date, the
Unencumbered Assets listed on Schedule 3.18(b) as delivered by the Borrower on the Closing
Date, in the aggregate, have a Unencumbered Asset Value in excess of $350,000,000.



ARTICLE IV.

CONDITIONS




SECTION 4.1. Effective Date. The obligations of the Lenders to make Loans and of the
Issuing Bank to issue Letters of Credit hereunder shall not become effective until the date on
which each of the following conditions is satisfied (or waived in accordance with Section 9.2):




(a) Loan Documents. The Administrative Agent (or its counsel) shall have
received (i) from each party hereto either (A) a counterpart of this Agreement signed on
behalf of such party or (B) written evidence satisfactory to the Administrative Agent (which
may include telecopy transmission of a signed signature page of this Agreement) that such
party has signed a counterpart of this Agreement and (ii) a Guaranty executed and delivered
by the Company and each Subsidiary Guarantor.




(b) Opinions. The Administrative Agent shall have received a favorable written
opinion (addressed to the Administrative Agent and the Lenders and dated the Effective Date)
of Cox, Castle & Nicholson LLP, Delaware and New York counsel for the Loan Parties, and
Venable LLP, Maryland counsel for the Company, in form and substance satisfactory to the
Administrative Agent, and covering such matters relating to the Loan Parties, this
Agreement, the other Loan Documents or the Transactions as the Required Lenders shall
reasonably request. The Borrower hereby requests such counsel to deliver such opinion.




(c) Organizational Documents. The Administrative Agent shall have received
such documents and certificates as the Administrative Agent or its counsel may reasonably
request relating to the organization, existence and good standing of each of the Loan
Parties, the authorization of the Transactions and any other legal matters relating to the
Loan Parties, this Agreement or the Transactions, all in form and substance satisfactory to
the Administrative Agent and its counsel.




(d) Closing Certificate. The Administrative Agent shall have received a
certificate, dated the Effective Date and signed by the President, a Vice President or a
Financial Officer of the Borrower, confirming compliance with the conditions set forth in
paragraphs (a) and (b) of Section 4.2.




(e) Fees and Expenses. The Administrative Agent shall have received all fees
and other amounts due and payable on or prior to the Effective Date, including, to the
extent invoiced, reimbursement or payment of all out-of-pocket expenses required to be
reimbursed or paid by the Borrower hereunder.




(f) Financial Statements. The Lenders shall have received (i) audited
consolidated financial statements of the Company, the Borrower, and their Subsidiaries for
the 2008 and 2009 fiscal years and (ii) unaudited interim consolidated financial statements
of the Company, the Borrower, and their Subsidiaries for each fiscal quarter ended after the
date of the latest applicable financial statements delivered pursuant to clause (i) of this
paragraph as to which such financial statements are available, and such financial statements
shall not, in the reasonable judgment of the Lenders, reflect any material adverse change in
the consolidated financial condition of the Company, the Borrower and their Subsidiaries, as
reflected in the financial statements.




(g) Projections. The Lenders shall have received satisfactory projections
through 2013.




(h) Approvals. All material governmental and third party approvals necessary
in connection with the continuing operations of the Group Members and the transactions
contemplated hereby shall have been obtained and be in full force and effect, and all
applicable waiting periods shall have expired without any action being taken or threatened
by any competent authority that would restrain, prevent or otherwise impose adverse
conditions on the financing contemplated hereby.




(i) Lien Searches. The Administrative Agent shall have received the results of
a recent lien search in each of the jurisdictions where the Loan Parties are located, and
such search shall reveal no liens on any of the Unencumbered Assets except for liens
permitted by Section 6.2 or discharged or to be discharged on or prior to the Closing Date
pursuant to documentation satisfactory to the Administrative Agent.




(j) Compliance Certificate. The Lenders shall have received a certificate of a
Financial Officer of the Borrower certifying as to compliance with the financial covenants
set forth in Section 6.13 and Section 6.15 on a pro-forma basis on the Closing Date after
giving effect to the incurrence of the Loans, which certificate shall include calculations
in reasonable detail demonstrating such compliance, including as to the calculation of
Unencumbered Asset Value, and certifying that all Properties included as Unencumbered Assets
satisfy the requirements for an Unencumbered Asset set forth in the definition thereof.




(k) Solvency Certificate. The Administrative Agent shall have received a
solvency certificate from a Financial Officer of the Company.




(l) Reserved.




(m) Pay-off of Existing Facilities. The Administrative Agent shall have
received satisfactory evidence that the repayment in full, if applicable, and termination of
the Borrower’s credit facility pursuant to that loan agreement dated as of September 10,
2007 with LaSalle National Bank and KeyBank National Association, shall have occurred or
shall occur immediately upon the funding of the Loans hereunder on the Closing Date.




(n) Know-Your-Customer Requirements. The Administrative Agent shall have
received all documentation and other information about the Loan Parties as shall have been
reasonably requested by the Administrative Agent that they shall have reasonably determined
is required by regulatory authorities under applicable “know your customer” and anti-money
laundering rules and regulations, including without limitation, the USA Patriot Act.



The Administrative Agent shall notify the Borrower and the Lenders of the Effective Date, and such
notice shall be conclusive and binding. Notwithstanding the foregoing, the obligations of the
Lenders to make Loans and of the Issuing Bank to issue Letters of Credit hereunder shall not become
effective unless each of the foregoing conditions is satisfied (or waived pursuant to Section 9.2)
at or prior to 3:00 p.m., New York City time, on October 15, 2010 (and, in the event such
conditions are not so satisfied or waived, the Commitments shall terminate at such time).



SECTION 4.2. Each Credit Event. The obligation of each Lender to make a Loan on the
occasion of any Borrowing, and of the Issuing Bank to issue, amend, renew or extend any Letter of
Credit (an “Extension of Credit”), is subject to the satisfaction of the following
conditions:




(a) The representations and warranties of the Company and the Borrower set forth in
this Agreement shall be true and correct in all material respects on and as of the date of
such Extension of Credit; provided that (i) any representation and warranty that is
qualified as to “materiality,” “Material Adverse Effect” or similar language shall be true
and correct in all respects on the date of such Extension of Credit and (ii) the Borrower
may update Schedule 3.18(a) and Schedule 3.18(b) from time to time to make the
representations set forth in Section 3.18 true and correct.




(b) At the time of and immediately after giving effect to such Extension of Credit, no
Default shall have occurred and be continuing.




(c) The Administrative Agent shall have received a Borrowing Request and a certificate
of a Financial Officer of the Borrower certifying as to compliance with the financial
covenants set forth in Sections 6.13(f) and (g) on a pro-forma basis on the date of such
Extension of Credit after giving effect to such Extension of Credit, which certificate shall
include calculations in reasonable detail demonstrating such compliance, including as to the
calculation of Unencumbered Asset Value.



Each Extension of Credit shall be deemed to constitute a representation and warranty by the
Borrower on the date thereof as to the matters specified in paragraphs (a) and (b) of this Section.



ARTICLE V.

AFFIRMATIVE COVENANTS




Until the Commitments have expired or been terminated and the principal of and interest on
each Loan and all fees payable hereunder shall have been paid in full and all Letters of Credit
shall have expired or terminated and all LC Disbursements shall have been reimbursed, each of the
Company and the Borrower covenants and agrees with the Lenders that:



SECTION 5.1. Financial Statements; Ratings Change and Other Information. The Borrower
will furnish to the Administrative Agent and each Lender:




(a) within 90 days after the end of each fiscal year of each of the Company, the
Borrower, and their Subsidiaries, each of its audited consolidated balance sheet and related
statements of operations, stockholders’ equity and cash flows as of the end of and for such
year, setting forth in each case in comparative form the figures for the previous fiscal
year, all reported on by Deloitte & Touche LLP or other independent public accountants of
recognized national standing (without a “going concern” or like qualification or exception
and without any qualification or exception as to the scope of such audit) to the effect that
such consolidated financial statements present fairly in all material respects the financial
condition and results of operations of the Borrower and its consolidated Subsidiaries on a
consolidated basis in accordance with GAAP consistently applied;




(b) within 45 days after the end of each of the first three fiscal quarters of each
fiscal year of each of the Company, the Borrower, and their Subsidiaries, each of its
consolidated balance sheet and related statements of operations, stockholders’ equity and
cash flows as of the end of and for such fiscal quarter and the then elapsed portion of the
fiscal year, setting forth in each case in comparative form the figures for the
corresponding period or periods of (or, in the case of the balance sheet, as of the end of)
the previous fiscal year, all certified by one of its Financial Officers as presenting
fairly in all material respects the financial condition and results of operations of the
Borrower and its consolidated Subsidiaries on a consolidated basis in accordance with GAAP
consistently applied, subject to normal year-end audit adjustments and the absence of
footnotes;




(c) (i) concurrently with any delivery of financial statements under clause (a) or
(b) above, a certificate of a Financial Officer of the Borrower (A) certifying as to whether
a Default has occurred and, if a Default has occurred, specifying the details thereof and
any action taken or proposed to be taken with respect thereto, (B) setting forth reasonably
detailed calculations demonstrating compliance with Section 6.6, Section 6.13 and Section
6.15 and (C) stating whether any change in GAAP or in the application thereof has occurred
since the date of the audited financial statements referred to in Section 3.4 and, if any
such change has occurred, specifying the effect of such change on the financial statements
accompanying such certificate and (ii) together with such compliance certificate, the
Borrower shall deliver the following, in form and detail satisfactory to the Administrative
Agent, (A)  a description of all Properties acquired during such calendar quarter, including
the Net Operating Income of each such Property, acquisition costs and any related mortgage
debt; (B) a description of all Properties sold during the calendar quarter then ended,
including the Net Operating Income from such Properties and the sales price; (C) a statement
of the Net Operating Income contribution by each Property for the preceding calendar quarter
and summary occupancy reports for such Property; (D) a listing of summary information for
all Unencumbered Assets including, without limitation, the Unencumbered Asset Value of each
Property the Net Operating Income of each Property (not addressed in clause (ii) or (iii)
above), occupancy rates, square footage, property type, and date acquired or built; (E) a
certification of a Financial Officer that all Unencumbered Assets so listed fully qualify as
such under the applicable criteria for inclusion as Unencumbered Assets, together with
copies of leases and lease abstracts for all Eligible Ground Leases; (F) a summary of (1)
all acquisitions, dispositions or other removals of Unencumbered Assets completed during
such quarterly accounting period, calendar year, or other fiscal period were permitted under
this Agreement, and (2) the acquisition cost or principal balance of any Unencumbered
Assets, as applicable, acquired during such period and any other information that
Administrative Agent may require to determine the Unencumbered Asset Value of such
Unencumbered Asset, and the Unencumbered Asset Value of any Unencumbered Assets removed
during such period; (G) a schedule of all outstanding Indebtedness of the Company, the
Borrower and their Subsidiaries, showing for each component of Indebtedness, the lender, the
total commitment, the total indebtedness outstanding, the interest rate, if fixed, or the
applicable margin over an index, if the interest rate floats, the term, the required
amortization (if any) and the security (if any); (H) a schedule of all interest rate
protection agreements to which the Borrower, the Company or any of their respective
Subsidiaries are a party, showing for each such agreement, the total dollar amount, the type
of agreement (i.e. cap, collar, swap, etc.) and the term thereof; (I) a copy of all
management reports, if any, submitted to the Borrower or the Company or its management by
its independent public accountants; and (J) any updates to Schedules EGL, EOCGL, SG, 3.14,
3.18(a) or 3.18(b);




(d) concurrently with any delivery of financial statements under clause (a) above, a
certificate of the accounting firm that reported on such financial statements stating
whether they obtained knowledge during the course of their examination of such financial
statements of any Default (which certificate may be limited to the extent required by
accounting rules or guidelines);




(e) promptly after the same become publicly available, copies of all periodic and other
reports, proxy statements and other materials filed by the Company, the Borrower or any
Subsidiary with the Securities and Exchange Commission, or any Governmental Authority
succeeding to any or all of the functions of said Commission, or with any national
securities exchange, or distributed by the Company or the Borrower to its shareholders
generally, as the case may be;




(f) as soon as available, and in any event no later than 90 days after the end of each
fiscal year of each of the Company, the Borrower, and their Subsidiaries, a detailed
consolidated budget for the following fiscal year (including a projected consolidated
balance sheet of each of the Company, the Borrower, and their Subsidiaries, as of the end of
the following fiscal year, the related consolidated statements of projected cash flow,
projected changes in financial position, projected income, projected compliance with
Sections 6.13 and 6.15 and a description of the underlying assumptions applicable thereto),
and, as soon as available, significant revisions, if any, of such budget and projections
with respect to such fiscal year (collectively, the “Projections”), which
Projections shall in each case be accompanied by a certificate of a Financial Officer
stating that such Projections are based on reasonable estimates, information and
assumptions;




(g) within 45 days after the end of each fiscal quarter of each of the Company, the
Borrower, and their Subsidiaries (or 90 days in the case of the fourth quarter), a narrative
discussion and analysis of the financial condition and results of operations of each of the
Company, the Borrower, and their Subsidiaries, for such fiscal quarter and for the period
from the beginning of the then current fiscal year to the end of such fiscal quarter, as
compared to the comparable periods of the previous year; provided that delivery to the
Administrative Agent and the Lenders of the Company’s annual report to the SEC on Form 10-K
and its quarterly report to the SEC on Form 10-Q containing such narrative discussion and
analysis shall be deemed to be compliance with this Section 5.1(g);




(h) promptly after Moody’s or S&P shall have announced a change in the rating
established or deemed to have been established for the Index Debt, written notice of such
rating change; and




(i) promptly following any request therefor, such other information regarding the
operations, business affairs and financial condition of the Borrower or any Subsidiary, or
compliance with the terms of this Agreement, as the Administrative Agent or any Lender may
reasonably request.



Delivery by the Company to the Administrative Agent and the Lenders of its annual report to the SEC
on Form 10-K and its quarterly report to the SEC on Form 10-Q, in each case in accordance with SEC
requirement for such reports, shall be deemed to be compliance by the Company with Section 5.1(a)
and Section 5.1(b), as applicable.



SECTION 5.2. Notices of Material Events. The Borrower will furnish to the
Administrative Agent and each Lender prompt written notice after learning of any of the following:




(a) the occurrence of any Default;




(b) the filing or commencement of any action, suit or proceeding by or before any
arbitrator or Governmental Authority against or affecting any Group Member thereof that
relates to any Loan Document or that, if adversely determined, could reasonably be expected
to result in a Material Adverse Effect;




(c) the occurrence of any ERISA Event that, alone or together with any other ERISA
Events that have occurred, could reasonably be expected to result in liability of the
Borrower and its Subsidiaries in an aggregate amount exceeding $5,000,000;




(d) any change in the Applicable Credit Ratings; and




(e) any other development that results in, or could reasonably be expected to result
in, a Material Adverse Effect.



Each notice delivered under this Section shall be accompanied by a statement of a Financial Officer
or other executive officer of the Borrower setting forth the details of the event or development
requiring such notice and any action taken or proposed to be taken with respect thereto.



SECTION 5.3. Existence; Conduct of Business; REIT Status. Each of the Company and the
Borrower will, and will cause each of its Subsidiaries to, do or cause to be done all things
necessary to preserve, renew and keep in full force and effect its legal existence and the rights,
licenses, permits, privileges and franchises material to the conduct of its business;
provided that the foregoing shall not prohibit any merger, consolidation, liquidation or
dissolution permitted under Section 6.3. The Company will do all things necessary to maintain its
status as a REIT. The Company will continue to file Form 10-Q and Form 10-K (or their equivalents)
and make other public filings with the Securities and Exchange Commission (or any Governmental
Authority substituted therefor) as if it were a public company.



SECTION 5.4. Payment of Obligations. Each of the Company and the Borrower will, and
will cause each of its Subsidiaries to, pay its obligations, including Tax liabilities, that, if
not paid, could result in a Material Adverse Effect before the same shall become delinquent or in
default, except where (a) the validity or amount thereof is being contested in good faith by
appropriate proceedings, (b) the Company, the Borrower or such Subsidiary has set aside on its
books adequate reserves with respect thereto in accordance with GAAP and (c) the failure to make
payment pending such contest could not reasonably be expected to result in a Material Adverse
Effect.



SECTION 5.5. Maintenance of Properties; Insurance. Each of the Company and the
Borrower will, and will cause each of its Subsidiaries to, (a) keep and maintain all property
material to the conduct of its business in good working order and condition, ordinary wear and tear
excepted, (b) maintain, with financially sound and reputable insurance companies, insurance in such
amounts and against such risks as are customarily maintained by companies engaged in the same or
similar businesses operating in the same or similar locations, and (c) obtain and provide insurance
certificates confirming compliance with the above requirements promptly upon request by the
Administrative Agent.



SECTION 5.6. Books and Records; Inspection Rights. Each of the Company and the
Borrower will, and will cause each of its Subsidiaries to, keep proper books of record and account
in which full, true and correct entries are made of all dealings and transactions in relation to
its business and activities. Each of the Company and the Borrower will, and will cause each of its
Subsidiaries to, permit any representatives designated by the Administrative Agent or any Lender,
upon reasonable prior notice, to visit and inspect its properties, to examine and make extracts
from its books and records, and to discuss its affairs, finances and condition with its officers
and independent accountants, all at such reasonable times and as often as reasonably requested.



SECTION 5.7. Compliance with Laws. Each of the Company and the Borrower will, and
will cause each of its Subsidiaries to, comply with all laws, rules, regulations and orders of any
Governmental Authority applicable to it or its property, including Environmental Laws, except where
the failure to do so, individually or in the aggregate, could not reasonably be expected to result
in a Material Adverse Effect.



SECTION 5.8. Use of Proceeds and Letters of Credit. The proceeds of the Loans will be
used only for working capital needs and general corporate purposes, including the repayment of debt
and permitted acquisitions. No part of the proceeds of any Loan will be used, whether directly or
indirectly, for any purpose that entails a violation of any of the Regulations of the Board,
including Regulations T, U and X. Letters of Credit will be issued only to support working capital
needs and general corporate purposes.



SECTION 5.9. Distributions in the Ordinary Course. Each of the Company and the
Borrower shall, in the ordinary course of business, cause all of its Subsidiaries to make transfers
of net cash and cash equivalents upstream to the Borrower, and the Borrower shall continue to
follow such ordinary course of business. The Company and the Borrower shall not make net transfers
of cash and cash equivalents downstream to its Subsidiaries except in the ordinary course of
business consistent with past practice.



SECTION 5.10. Notices of Asset Sales, Encumbrances or Dispositions. The Borrower
shall deliver to the Administrative Agent and the Lenders written notice not less than five (5)
Business Days prior to a sale, encumbrance with a Lien to secure Indebtedness or other Disposition
of (i) an Unencumbered Asset or (ii) other assets of the Loan Parties or their Subsidiaries, in a
single transaction or series of related transactions, for consideration in excess of $25,000,000,
in each case which is permitted pursuant to Section 6.1(e), Section 6.2(d) or Section 6.9, as
applicable. In addition, simultaneously with delivery of any such notice, the Borrower shall
deliver to the Administrative Agent (A) a certificate of a Financial Officer certifying that no
Default or Event of Default (including any non-compliance with the financial covenants set forth in
Section 6.13 and Section 6.15 hereof) has occurred and is continuing or would occur on a pro forma
basis after giving effect to the proposed sale, encumbrance or other Disposition, which certificate
shall include calculations in reasonable detail demonstrating compliance with Section 6.13 hereof
and the financial covenants on a pro-forma basis, including as to the calculation of Unencumbered
Asset Value and (B) an updated schedule of all Unencumbered Assets.



To the extent such proposed transaction would result in a Default or an Event of Default, the
Borrower shall apply the proceeds of such transaction (together with such additional amounts as may
be required), to prepay the Obligations in an amount, as determined by the Administrative Agent,
equal to that which would be required to reduce the Obligations so that no Default or Event of
Default would exist.



If such proposed transaction is permitted hereunder, the Administrative Agent shall, at the
Borrower’s expense, take all such action reasonably requested by the Borrower to release the
guarantee obligations under the Guaranty of any Subsidiary Guarantor who shall cease to own any
Unencumbered Assets upon the consummation of such transaction.



SECTION 5.11. [Reserved].



SECTION 5.12. Additions and Substitutions to and Removals From Unencumbered Assets;
Release of Subsidiary Guarantors.




(a) Additions and Substitutions to Unencumbered Assets.




(i) Following the Closing Date, the Borrower may, by written notice to the
Administrative Agent, add one or more new Properties as an Unencumbered Asset or
substitute one or more new Properties for one or more Properties (such newly added
or substituted Property, the “Potential Unencumbered Asset(s)”) then included as an
Unencumbered Asset. Any such notice of addition or substitution shall be delivered
to the Administrative Agent (which the Administrative Agent shall promptly furnish
to the Lenders) and shall include the following items (it being understood that the
Administrative Agent shall have no obligation to verify the truth, accuracy or
completeness of any information contained therein):




(1) A certificate of a Financial Officer of the Borrower describing
such addition or substitution, together with a statement of: (x) the
Unencumbered Asset Value of such Potential Unencumbered Asset(s); and (y)
the same information that the Borrower would be required to include in a
compliance certificate delivered pursuant to Section 5.1(c), together with a
certification that, after giving effect to such addition or substitution,
the Borrower will be in compliance with each of the covenants contained in
Section 6.13 on a pro-forma basis based upon the most recent financial
statements available under either Section 5.1(a) or 5.1(b), together with
all supporting calculations;




(2) with respect to any such addition or substitution, an officer’s
certificate from the Borrower certifying that such Potential Unencumbered
Asset(s) satisfies all of the requirements set forth in clauses (1) through
(7) of the definition of “Unencumbered Asset”.




Upon delivery of such information, such addition or substitution shall
become effective.




(b) Removals from Unencumbered Assets.




(i) Upon any Unencumbered Asset ceasing to qualify as an Unencumbered Asset,
such Unencumbered Asset shall no longer be included in the calculation of the
Unencumbered Asset Value or Unencumbered NOI. Within ten (10) Business Days after
any such disqualification, the Borrower shall deliver to the Administrative Agent
certificate of a Financial Officer of the Borrower describing such disqualification,
together with a statement of: (i) the identity of the disqualified Unencumbered
Asset, and (ii) the Unencumbered Asset Value attributable to such Unencumbered Asset
and (iii) the certificates required by Section 5.12(b)(iii).




(ii) The Borrower may voluntarily remove any Property from Unencumbered Assets
(including as a result of any financing, sale, transfer or other Disposition of any
Unencumbered Asset in accordance with the terms of the Loan Documents) by delivering
to the Administrative Agent, no later than ten (10) Business Days prior to the date
on which such removal is to be effected (or, in the event such removal shall result
from the financing, sale, transfer or other Disposition of an Unencumbered Asset,
ten (10) Business Days prior to such proposed sale, transfer or Disposition), (x)
certificate of a Financial Officer of the Borrower describing such removal, together
with a statement (A) that no Default or Event of Default then exists or would, upon
the occurrence of such event or with the passage of time, result from such removal,
(B) of the identity of the Unencumbered Asset being removed, and (C) the
Unencumbered Asset Value attributable to such Unencumbered Asset and (y) the
certificates required by Section 5.12(b)(iii).




(iii) Simultaneously with the delivery of the items required pursuant to
Sections 5.12(b)(i) and (ii), the Borrower shall deliver to the Administrative Agent
a pro forma compliance certificate described in Section 5.1(c) demonstrating, upon
giving effect to such removal, replacement or disqualification, compliance with the
covenants contained in Section 6.13 on a pro forma basis based upon the most recent
financial statements available under Section 5.1(a) or 5.1(b), together with
supporting calculations.




(c) Release of Subsidiary Guarantor. So long as no Event of Default has
occurred and is continuing or would occur after giving effect thereto, following (i) the
Disposition, removal or substitution of an Unencumbered Asset that results in a Subsidiary
Guarantor ceasing to own any Unencumbered Assets and otherwise ceasing to be a Material
Subsidiary or (ii) a Subsidiary Guarantor becoming an Excluded Subsidiary, at the request
and expense of the Borrower and without the need for any consent or approval of the Lenders,
the Administrative Agent shall execute and deliver a release of the Guaranty made by such
Subsidiary Guarantor in a form acceptable to the Borrower and the Administrative Agent.



SECTION 5.13. Additional Guarantors. If any Person becomes a Material Subsidiary
after the Closing Date, the Borrower shall deliver to the Administrative Agent each of the
following items, each in form and substance satisfactory to the Administrative Agent: (i) a
Guaranty executed by such Material Subsidiary and (ii) the items that would have been delivered
under Sections 4.1(b) and (c) if such Material Subsidiary had been a Subsidiary Guarantor on the
Closing Date. Delivery of the foregoing items shall be made by the Borrower (x) in the case of any
Subsidiary that has become a Material Subsidiary pursuant to the ownership of an Unencumbered
Asset, any acquisition or formation, or as a result of such Subsidiary ceasing to have the
characteristics of an Excluded Subsidiary (as provided in the definition of such term), within ten
(10) days after such ownership, acquisition, formation, or cessation, as the case may be, and (y)
in the case of any existing Subsidiary obtaining the minimum Total Asset Value for a Material
Subsidiary during any fiscal quarter, at the time that the compliance certificate called for by
Section 5.1(c) is required to be delivered to the Administrative Agent in respect of such fiscal
quarter. Additionally, in the event that any Subsidiary of the Borrower or the Company, whether
presently existing or hereafter formed or acquired, which is not a Guarantor at such time, shall
after the date hereof become a guarantor under any existing or future Unsecured Indebtedness of the
Borrower or any Guarantor, then the Borrower shall cause such Subsidiary to execute and deliver the
items described in this Section 5.13.



ARTICLE VI.

NEGATIVE COVENANTS




Until the Commitments have expired or terminated and the principal of and interest on each
Loan and all fees payable hereunder have been paid in full and all Letters of Credit have expired
or terminated and all LC Disbursements shall have been reimbursed, each of the Company and the
Borrower covenants and agrees with the Lenders that:



SECTION 6.1. Indebtedness. Each of the Company and the Borrower will not, and will
not permit any Subsidiary to, create, incur, assume or permit to exist any Indebtedness, except:




(a) Indebtedness created hereunder;




(b) Indebtedness existing on the date hereof and set forth in Schedule 6.1 and
extensions, renewals and replacements of any such Indebtedness that do not increase the
outstanding principal amount thereof;




(c) Indebtedness of the Borrower to any Subsidiary and of any Subsidiary to the
Borrower or any other Subsidiary;




(d) Guarantees by the Borrower of Indebtedness of any Subsidiary, by the Company of
Indebtedness of the Borrower or any Subsidiary, and by any Subsidiary of Indebtedness of the
Borrower or any other Subsidiary; provided that a Subsidiary may not provide a Guarantee of
any Indebtedness of the Borrower or the Company unless it also is or simultaneously becomes
a Subsidiary Guarantor hereunder; and




(e) additional Indebtedness of the Company, the Borrower or any of its Subsidiaries in
an aggregate principal amount (for the Company, the Borrower and all Subsidiaries) at any
one time outstanding that would not cause a violation of Section 6.13; provided that
the Borrower shall not permit any Subsidiary Guarantor that is the owner (or ground-lessee)
of an Unencumbered Asset to create, incur, assume, become liable in respect of or suffer to
exist any Indebtedness, including any guarantees of Indebtedness (other than its Guaranty of
the Obligations), that is recourse to such Subsidiary Guarantor, other than trade payables
incurred in the normal course of business.



SECTION 6.2. Liens. Each of the Company and the Borrower will not, and will not
permit any Subsidiary to, create, incur, assume or permit to exist any Lien on any property or
asset now owned or hereafter acquired by it, or assign or sell any income or revenues (including
accounts receivable) or rights in respect of any thereof, except:




(a) Permitted Encumbrances;




(b) any Lien on any property or asset of the Company, the Borrower or any Subsidiary
existing on the date hereof and set forth in Schedule 6.2; provided that (i) such
Lien shall not apply to any other property or asset of the Company, the Borrower or any
Subsidiary and (ii) such Lien shall secure only those obligations which it secures on the
date hereof and extensions, renewals and replacements thereof that do not increase the
outstanding principal amount thereof;




(c) any interest or title of a lessor under any lease entered into by the Borrower or
any other Subsidiary in the ordinary course of its business and covering only the assets so
leased; and




(d) Liens (not affecting the Unencumbered Assets) securing Indebtedness constituting
Indebtedness permitted by Section 6.1(e), and Liens (not affecting Unencumbered Assets)
incurred in connection with the cash collateralization of any Swap Agreement permitted by
Section 6.5;



provided that notwithstanding the foregoing, the Borrower shall not, and shall not permit
any of its Subsidiaries that owns an Unencumbered Asset to, grant a Lien on its Equity Interest as
collateral for Indebtedness to any Person other than the Administrative Agent.



SECTION 6.3. Fundamental Changes. (a) Each of the Company and the Borrower will not,
and will not permit any Subsidiary to, merge into or consolidate with any other Person, or permit
any other Person to merge into or consolidate with it, or sell, transfer, lease or otherwise
dispose of (in one transaction or in a series of transactions) all or substantially all of its
assets, or all or substantially all of the stock of any of its Subsidiaries (in each case, whether
now owned or hereafter acquired), or liquidate or dissolve, except that, if at the time thereof and
immediately after giving effect thereto no Default shall have occurred and be continuing (i) any
Person may merge into the Company or the Borrower in a transaction in which the Company or the
Borrower, as applicable, is the surviving corporation, (ii) any Person may merge into any
Subsidiary in a transaction in which the surviving entity is a Subsidiary; provided that if
one of the parties to such merger is a Subsidiary Guarantor, the Subsidiary Guarantor shall be the
surviving entity, (iii) any Subsidiary may sell, transfer, lease or otherwise dispose of its assets
(A) to the Borrower or to another Subsidiary; provided that if one of the parties to such
transaction is a Subsidiary Guarantor, either (1) the Subsidiary Guarantor shall be the transferee
or (2) the transaction is permitted by Section 6.9 or (B) in a transaction permitted by Section
6.9, (iv) the Borrower may sell the Equity Interests in a Subsidiary in a transaction permitted by
Section 6.9 and (v) any Subsidiary which is not a Subsidiary Guarantor may liquidate or dissolve if
the Borrower determines in good faith that such liquidation or dissolution is in the best interests
of the Borrower.




(b) Each of the Company and the Borrower will not, and will not permit any of its
Subsidiaries to, engage to any material extent in any business other than businesses of the
type conducted by the Company, the Borrower and their Subsidiaries, taken as a whole, on the
date of execution of this Agreement and businesses reasonably related thereto.



SECTION 6.4. Investments, Loans, Advances, Guarantees and Acquisitions. Each of the
Company and the Borrower will not, and will not permit any of its Subsidiaries to, purchase, hold
or acquire (including pursuant to any merger with any Person that was not a wholly owned Subsidiary
prior to such merger) any capital stock, evidences of indebtedness or other securities (including
any option, warrant or other right to acquire any of the foregoing) of, make or permit to exist any
loans or advances to, Guarantee any obligations of, or make or permit to exist any investment or
any other interest in, any other Person, or purchase or otherwise acquire (in one transaction or a
series of transactions) any assets of any other Person constituting a business unit, except:




(a) Permitted Investments;




(b) Direct or indirect investments by the Company and the Borrower in the Equity
Interests of its Subsidiaries;




(c) loans or advances made by the Borrower to any Subsidiary and made by any Subsidiary
to the Borrower or any other Subsidiary;




(d) Guarantees constituting Indebtedness permitted by Section 6.1;




(e) extensions of trade credit in the ordinary course of business;




(f) loans and advances to employees of any Group Member in the ordinary course of
business (including for travel, entertainment and relocation expenses) in an aggregate
amount for all Group Members not to exceed $1,000,000 at any one time outstanding;




(g) intercompany Investments by any Group Member in the Borrower or any Person that,
prior to such investment, is a Subsidiary Guarantor; and




(h) (i) Investments permitted by Section 6.3 and (ii) Investments consisting of (A)
acquisitions of real property (or interests therein), (B) acquisitions of loans secured by
real property or Equity Interests, (C) the making of loans secured by real property or
Equity Interests, and (D) the purchase of Equity Interests, all consistent with the
Borrower’s business strategy, so long as no Default has occurred and is continuing, or would
occur after giving effect thereto; provided that Investments by the Company, the Borrower
and their Subsidiaries in Equity Interests (other than Equity Interests (1) in their
respective Subsidiaries, (2) in Unconsolidated Affiliates, (3) acquired in connection with
transactions permitted by Section 6.3 that are consistent with the Borrower’s business
strategy, or (4) in other Persons in which the Company, the Borrower or one of their
Subsidiaries is the general partner, the managing member or otherwise has rights of Control
over such Person or has rights of specific Control over the use and/or disposition of its
interest therein) shall not exceed 10% of Total Asset Value.



SECTION 6.5. Swap Agreements. Each of the Company and the Borrower will not, and will
not permit any of its Subsidiaries to, enter into any Swap Agreement, except (a) Swap Agreements
entered into to hedge or mitigate risks to which the Company, the Borrower or any Subsidiary has
actual exposure (other than those in respect of Equity Interests of the Company, the Borrower or
any of its Subsidiaries), and (b) Swap Agreements entered into in order to effectively cap, collar
or exchange interest rates (from fixed to floating rates, from one floating rate to another
floating rate or otherwise) with respect to any interest-bearing liability or investment of the
Company, the Borrower or any Subsidiary.



SECTION 6.6. Restricted Payments; Share Repurchases.




(a) The Borrower will not, and will not permit any of its Subsidiaries to, declare or
make, or agree to pay or make, directly or indirectly, any Restricted Payment, except (i)
the Borrower may declare and pay dividends with respect to its Equity Interests payable
solely in additional shares of its common stock, (ii) Subsidiaries may declare and pay
dividends ratably with respect to their Equity Interests, (iii) the Borrower may make
Restricted Payments pursuant to and in accordance with stock option plans or other benefit
plans for management or employees of the Borrower and its Subsidiaries and (iv) so long as
no Default or Event of Default shall have occurred and be continuing, the Borrower may make
Restricted Payments to the Company and the Company may make Restricted Payments of such
amount to its shareholders; provided that (i) beginning with the fiscal quarter ended
September 30, 2011, the Borrower shall not make Restricted Payments to the Company in excess
of the greater of (a) (1) 100% of Normalized Adjusted FFO for the period of four (4) fiscal
quarters ending September 30, 2011 and December 31, 2011, (2) 95% of Normalized Adjusted FFO
for the period of four (4) fiscal quarters ending March 31, 2012, and (3) 90% of Normalized
Adjusted FFO for the period of four (4) fiscal quarters ending June 30, 2012 and thereafter;
or (b) the minimum amount required for the Company to maintain its REIT status; (ii) if a
Default or an Event of Default has occurred and is continuing, the Borrower may only make
Restricted Payments to the Company in the minimum amounts required to be made by the Company
in order to maintain its status as a REIT; and (iii) the Borrower may not make any
Restricted Payments to the Company if the Obligations have been declared due and payable.




(b) Neither the Borrower nor the Company shall at any time buy back, redeem, retire or
otherwise acquire, directly or indirectly, any shares of its Equity Interests (i) prior to
the date on which the Equity Interests of the Company or the Borrower are listed on a
national trading exchange (the “Listing Date”), if an Event of Default under Article VII(a),
(b), (d), (f), (g), (h), (i), (j), (m) or (n) has occurred and is continuing or would occur
after giving effect to such transaction, or (ii) on or after the Listing Date, if an Event
of Default has occurred and is continuing or would occur after giving effect to such
transaction.



SECTION 6.7. Transactions with Affiliates. Each of the Company and the Borrower will
not, and will not permit any of its Subsidiaries to, sell, lease or otherwise transfer any property
or assets to, or purchase, lease or otherwise acquire any property or assets from, or otherwise
engage in any other transactions with, any of its Affiliates, except (a) in the ordinary course of
business at prices and on terms and conditions not less favorable to the Company, the Borrower or
such Subsidiary than could be obtained on an arm’s-length basis from unrelated third parties, (b)
transactions between or among the Company, the Borrower and its Subsidiaries not involving any
other Affiliate and (c) any Restricted Payment permitted by Section 6.6.



SECTION 6.8. Restrictive Agreements. Each of the Company and the Borrower will not,
and will not permit any of its Subsidiaries to, directly or indirectly, enter into, incur or permit
to exist any agreement or other arrangement that prohibits, restricts or imposes any condition upon
(a) the ability of the Company, the Borrower or any Subsidiary to create, incur or permit to exist
any Lien upon any of its property or assets (including the Equity Interests owned by such Group
Member), or (b) the ability of any Subsidiary to pay dividends or other distributions with respect
to any shares of its capital stock or to make or repay loans or advances to the Company, the
Borrower or any other Subsidiary or to Guarantee Indebtedness of the Borrower or any other
Subsidiary; provided that (i) the foregoing shall not apply to restrictions and conditions
imposed by law or by this Agreement, (ii) the foregoing shall not apply to restrictions and
conditions existing on the date hereof identified on Schedule 6.8 (but shall apply to any extension
or renewal of, or any amendment or modification expanding the scope of, any such restriction or
condition), (iii) the foregoing shall not apply to customary restrictions and conditions contained
in agreements relating to the sale of a Subsidiary pending such sale, provided such restrictions
and conditions apply only to the Subsidiary that is to be sold and such sale is permitted
hereunder, (iv) clause (a) of the foregoing shall not apply to restrictions or conditions imposed
by any agreement relating to secured Indebtedness permitted by this Agreement if such restrictions
or conditions apply only to the property or assets securing such Indebtedness (and, for the
avoidance of doubt, if such restrictions do not apply to any Unencumbered Asset or to the Equity
Interests of the Borrower or any Subsidiary Guarantor), (v) the foregoing shall not apply to
restrictions set forth in the organizational documents of any Excluded Subsidiary (and, for the
avoidance of doubt, if such restrictions do not apply to any Unencumbered Asset or to the Equity
Interests of the Borrower or any Subsidiary Guarantor) and (vi) clause (a) of the foregoing shall
not apply to customary provisions in leases and other contracts restricting the assignment thereof.



SECTION 6.9. Disposition of Property. Each of the Company and the Borrower will not,
and will not permit any of its Subsidiaries to, Dispose of any of its property, whether now owned
or hereafter acquired, or, in the case of any Subsidiary, issue or sell any shares of such
Subsidiary’s Equity Interests to any Person, except:




(a) the Disposition of obsolete or worn out property in the ordinary course of
business;




(b) the sale of inventory in the ordinary course of business;




(c) Dispositions permitted by Section 6.3;




(d) the sale or issuance of any Subsidiary’s Equity Interests to the Borrower or any
Subsidiary Guarantor; and




(e) the Disposition of other property so long as (i) no Default or Event of Default has
occurred and is continuing, or would occur after giving effect thereto, (ii) the Borrower
remains in compliance with Section 6.13 after giving effect thereto, and (iii) and the
Borrower complies with Section 5.10.



SECTION 6.10. Payments and Modifications of Subordinate Debt. The Company and the
Borrower will not, and will not permit any of its Subsidiaries to, make or offer to make any
payment, prepayment, repurchase or redemption of or otherwise optionally or voluntarily defease or
segregate funds (whether scheduled or voluntary) with respect to principal or interest on any
Indebtedness which is subordinate to the Obligations if a Default has occurred and is continuing.



SECTION 6.11. Sales and Leasebacks. The Company and the Borrower will not, and will
not permit any of its Subsidiaries to, enter into any arrangement with any Person providing for the
leasing by any Group Member as lessee of real or personal property that has been or is to be sold
or transferred by such Group Member to such Person or to any other Person to whom funds have been
or are to be advanced by such Person on the security of such property or rental obligations of such
Group Member.



SECTION 6.12. Changes in Fiscal Periods. The Company and the Borrower will not permit
the fiscal year of the Company or the Borrower to end on a day other than December 31 or change the
Company’s or the Borrower’s method of determining fiscal quarters.



SECTION 6.13. Financial Covenants. The Company and the Borrower shall not:




(a) Total Leverage Ratio. Permit the ratio of Total Indebtedness to Total
Asset Value (the “Total Leverage Ratio”) as at the last day of any period of four
consecutive fiscal quarters of the Company to exceed 55%.




(b) Secured Leverage Ratio. Permit the ratio of Secured Indebtedness to Total
Asset Value as at the last day of any period of four consecutive fiscal quarters of the
Company to exceed 40%.




(c) Recourse Secured Leverage Ratio. Permit the ratio of Recourse Secured
Indebtedness to Total Asset Value as at the last day of any period of four consecutive
fiscal quarters of the Company to exceed (i) 15% from the Closing Date through June 30, 2011
and (ii) 10% from and after July 1, 2011.




(d) Fixed Charge Coverage Ratio. Permit the ratio of Total EBITDA to Total
Fixed Charges for any period of four consecutive fiscal quarters of the Company to be less
than 1.75 to 1.0 as of the last day of any fiscal quarter of the Company.




(e) Tangible Net Worth. Permit Tangible Net Worth to be less than the sum of
(i) $844,323,200 plus (ii) 80% of Net Cash Proceeds from issuances of Equity Interests by
the Borrower or the Company after June 30, 2010.




(f) Unencumbered Leverage Ratio. Permit the ratio of Unsecured Indebtedness to
Unencumbered Asset Value as at the last day of any period of four consecutive fiscal
quarters of the Company or on the date of any incurrence of Indebtedness by the Company, the
Borrower or its Subsidiaries to exceed 55%.




(g) Unencumbered Debt Yield. Permit the ratio of Unencumbered NOI for any
period of four consecutive fiscal quarters of the Company to Unsecured Indebtedness to be
less than 13% as of the last day of any fiscal quarter of the Company or on the date of any
incurrence of Indebtedness by the Company, the Borrower or its Subsidiaries.




(h) Unencumbered Asset Value. Permit total Unencumbered Asset Value to be less
than 150% of the total Commitments as of the last day of any fiscal quarter of the Company.




(i) Covenant Compliance Calculations. The Borrower shall deliver the
certificate described in Section 5.1(c) evidencing compliance with the financial ratios set
forth in Sections 6.13(f) and (g) as of each Borrowing Date. Such calculations shall be
made in accordance with Section 6.13(j).




(j) Pro Forma Calculations.




(i) For purposes of the pro-forma calculations to be made pursuant to Sections
6.13(f) and (g) (and the definitions used therein), such calculations shall be
adjusted by (A) excluding from Unencumbered Asset Value the actual value of any
assets sold by the Borrower or any of its Subsidiaries since the last day of the
prior fiscal quarter and (B) adding to Unencumbered Asset Value the actual value of
any assets acquired (or to be acquired with any borrowing) by the Borrower or any of
its Subsidiaries since the last day of the prior fiscal quarter.




(ii) For purposes of the pro-forma calculations to be made pursuant to Sections
6.13(g) and (h) (and the definitions used therein), such calculations shall be
adjusted by (A) excluding from Unencumbered NOI the actual NOI for the relevant
period of any assets sold by the Borrower or any of its Subsidiaries since the last
day of the prior fiscal quarter, and (B) adding to Unencumbered NOI the projected
NOI for the next four quarters (based on the Borrower’s projections made in good
faith) for any assets acquired (or to be acquired with any Borrowing) by the
Borrower or any of its Subsidiaries since the last day of the prior fiscal quarter.



SECTION 6.14. Modification of Governing Documents. The Company and the Borrower will
not, and will not permit any of its Subsidiaries to, amend or modify any provision of its charter,
by-laws, partnership agreement, operating agreement or other organizational documents that would
have a Material Adverse Effect without the Administrative Agent’s prior written consent.



SECTION 6.15. Occupancy of Unencumbered Assets. The Unencumbered Assets that are
Medical Office/Office Properties and Other Properties (excluding those Unencumbered Assets which
are Development Properties) shall have an aggregate Occupancy Rate for the preceding calendar
quarter of at least eighty-five percent (85%) of the aggregate rentable area within such
Unencumbered Assets. In the event of a breach or violation of this Section 6.15, such breach or
violation shall not be an Event of Default so long as the Borrower immediately notifies the
Administrative Agent thereof and, within thirty (30) days of receipt of such notice by the
Administrative Agent (subject to extension for up to an additional thirty (30) days by the
Administrative Agent in its sole and absolute discretion), the Borrower adds, substitutes or
removes one or more Properties as an Unencumbered Asset as contemplated by Section 5.12 such that
immediately following such addition, substitution or removal, the Occupancy Rate required by this
Section 6.15 is satisfied.



ARTICLE VII.

EVENTS OF DEFAULT




If any of the following events (“Events of Default”) shall occur:




(a) the Borrower shall fail to pay any principal of any Loan or any reimbursement
obligation in respect of any LC Disbursement when and as the same shall become due and
payable, whether at the due date thereof or at a date fixed for prepayment thereof or
otherwise;




(b) the Borrower shall fail to pay any interest on any Loan or any fee or any other
amount (other than an amount referred to in clause (a) of this Article) payable under this
Agreement, when and as the same shall become due and payable, and such failure shall
continue unremedied for a period of three Business Days;




(c) any representation or warranty made or deemed made by or on behalf of the Borrower,
the Company or any Subsidiary in or in connection with this Agreement or any amendment or
modification hereof or waiver hereunder, or in any report, certificate, financial statement
or other document furnished pursuant to or in connection with this Agreement or any
amendment or modification hereof or waiver hereunder, shall prove to have been incorrect in
any material respect on or as of the date made or deemed made (or, in the case of any
representation or warranty qualified by “materiality”, “Material Adverse Effect” or any
similar language, in any respect (after giving affect to such materiality qualifier));




(d) the Company or the Borrower shall fail to observe or perform any covenant,
condition or agreement contained in Section 5.2, 5.3 (with respect to the Borrower’s
existence) or 5.8 or in Article VI;




(e) the Company or the Borrower shall fail to observe or perform any covenant,
condition or agreement contained in this Agreement (other than those specified in clause
(a), (b) or (d) of this Article), and such failure shall continue unremedied for a period of
thirty (30) days after notice thereof from the Administrative Agent to the Borrower (which
notice will be given at the request of any Lender); provided that, with respect to any
default other than a default under Section 5.1, 5.5(b), 5.10, 5.12 or 5.13, if (A) such
default cannot be cured within such 30-day period, (B) such default is susceptible of cure
and (C) the Borrower or the Company is proceeding with diligence and in good faith to cure
such default, then such 30-day cure period shall be extended to such date, not to exceed a
total of ninety (90) days, as shall be necessary for the Borrower or the Company diligently
to cure such default;




(f) the Company, the Borrower or any Subsidiary shall fail to make any payment (whether
of principal or interest and regardless of amount) in respect of any Material Indebtedness
(other than Nonrecourse Indebtedness), when and as the same shall become due and payable,
after giving effect to any applicable cure period;




(g) any event or condition occurs that results in any Material Indebtedness (other than
Nonrecourse Indebtedness) becoming due prior to its scheduled maturity or that enables or
permits (with or without the giving of notice, the lapse of time or both) the holder or
holders of any such Material Indebtedness or any trustee or agent on its or their behalf to
cause any such Material Indebtedness to become due, or to require the prepayment,
repurchase, redemption or defeasance thereof, prior to its scheduled maturity;
provided that this clause (g) shall not apply to secured Indebtedness that becomes
due as a result of the voluntary sale or transfer of the property or assets securing such
Indebtedness;




(h) an involuntary proceeding shall be commenced or an involuntary petition shall be
filed seeking (i) liquidation, reorganization or other relief in respect of the Company, the
Borrower or any Subsidiary or its debts, or of a substantial part of its assets, under any
Federal, state or foreign bankruptcy, insolvency, receivership or similar law now or
hereafter in effect or (ii) the appointment of a receiver, trustee, custodian, sequestrator,
conservator or similar official for the Company, the Borrower or any Subsidiary or for a
substantial part of its assets, and, in any such case, such proceeding or petition shall
continue undismissed for 60 days or an order or decree approving or ordering any of the
foregoing shall be entered;




(i) the Company, the Borrower or any Subsidiary shall (i) voluntarily commence any
proceeding or file any petition seeking liquidation, reorganization or other relief under
any Federal, state or foreign bankruptcy, insolvency, receivership or similar law now or
hereafter in effect, (ii) consent to the institution of, or fail to contest in a timely and
appropriate manner, any proceeding or petition described in clause (h) of this Article,
(iii) apply for or consent to the appointment of a receiver, trustee, custodian,
sequestrator, conservator or similar official for the Company, the Borrower or any
Subsidiary or for a substantial part of its assets, (iv) file an answer admitting the
material allegations of a petition filed against it in any such proceeding, (v) make a
general assignment for the benefit of creditors or (vi) take any action for the purpose of
effecting any of the foregoing;




(j) the Company, the Borrower or any Subsidiary shall become unable, admit in writing
its inability or fail generally to pay its debts as they become due;




(k) one or more judgments for the payment of money in an aggregate amount in excess of
$25,000,000 shall be rendered against the Company, the Borrower, any Subsidiary or any
combination thereof and the same shall remain undischarged for a period of 30 consecutive
days during which execution shall not be effectively stayed, or any action shall be legally
taken by a judgment creditor to attach or levy upon any assets of the Company, the Borrower
or any Subsidiary to enforce any such judgment;




(l) an ERISA Event shall have occurred that, in the opinion of the Required Lenders,
when taken together with all other ERISA Events that have occurred, could reasonably be
expected to result in liability of the Borrower and its Subsidiaries in an aggregate amount
exceeding (i) $15,000,000 in any year or (ii) $25,000,000 for all periods;




(m) a Change in Control shall occur; or




(n) the Borrower or any other Loan Party shall disavow, revoke or terminate (or attempt
to terminate) any Loan Document to which it is a party or shall otherwise challenge or
contest in any action, suit or proceeding in any court or before any Governmental Authority
the validity or enforceability of this Agreement, the Guaranty or any other Loan Document;
or this Agreement, the Guaranty or any other Loan Document shall cease to be in full force
and effect (except as a result of the express terms thereof);



then, and in every such event (other than an event with respect to the Borrower described in clause
(h) or (i) of this Article), and at any time thereafter during the continuance of such event, the
Administrative Agent may, and at the request of the Required Lenders shall, by notice to the
Borrower, take either or both of the following actions, at the same or different
times:  (i) terminate the Commitments, and thereupon the Commitments shall terminate immediately,
and (ii) declare the Loans then outstanding to be due and payable in whole (or in part, in which
case any principal not so declared to be due and payable may thereafter be declared to be due and
payable), and thereupon the principal of the Loans so declared to be due and payable, together with
accrued interest thereon and all fees and other obligations of the Borrower accrued hereunder,
shall become due and payable immediately, without presentment, demand, protest or other notice of
any kind, all of which are hereby waived by the Borrower; and in case of any event with respect to
the Borrower described in clause (h) or (i) of this Article, the Commitments shall automatically
terminate and the principal of the Loans then outstanding, together with accrued interest thereon
and all fees and other obligations of the Borrower accrued hereunder, shall automatically become
due and payable, without presentment, demand, protest or other notice of any kind, all of which are
hereby waived by the Borrower.



ARTICLE VIII.

THE ADMINISTRATIVE AGENT




Each of the Lenders and the Issuing Bank hereby irrevocably appoints the Administrative Agent
as its agent and authorizes the Administrative Agent to take such actions on its behalf and to
exercise such powers as are delegated to the Administrative Agent by the terms hereof, together
with such actions and powers as are reasonably incidental thereto.



The bank serving as the Administrative Agent hereunder shall have the same rights and powers
in its capacity as a Lender as any other Lender and may exercise the same as though it were not the
Administrative Agent, and such bank and its Affiliates may accept deposits from, lend money to and
generally engage in any kind of business with the Borrower or any Subsidiary or other Affiliate
thereof as if it were not the Administrative Agent hereunder.



The Administrative Agent shall not have any duties or obligations except those expressly set
forth herein. Without limiting the generality of the foregoing, (a) the Administrative Agent shall
not be subject to any fiduciary or other implied duties, regardless of whether a Default has
occurred and is continuing, (b) the Administrative Agent shall not have any duty to take any
discretionary action or exercise any discretionary powers, except discretionary rights and powers
expressly contemplated hereby that the Administrative Agent is required to exercise in writing as
directed by the Required Lenders (or such other number or percentage of the Lenders as shall be
necessary under the circumstances as provided in Section 9.2), and (c) except as expressly set
forth herein, the Administrative Agent shall not have any duty to disclose, and shall not be liable
for the failure to disclose, any information relating to the Borrower or any of its Subsidiaries
that is communicated to or obtained by the bank serving as Administrative Agent or any of its
Affiliates in any capacity. The Administrative Agent shall not be liable for any action taken or
not taken by it with the consent or at the request of the Required Lenders (or such other number or
percentage of the Lenders as shall be necessary under the circumstances as provided in Section 9.2)
or in the absence of its own gross negligence or wilful misconduct, and any action so taken or not
taken at the direction of the Required Lenders (or such other number or percentage of the Lenders
as shall be necessary under the circumstances as provided in Section 9.2) shall be binding on all
Lenders. The Administrative Agent shall be deemed not to have knowledge of any Default (other than
a Default under Section 7(a) or Section 7(b) (with respect to interest or fees)) unless and until
written notice thereof is given to the Administrative Agent by the Borrower or a Lender, and the
Administrative Agent shall not be responsible for or have any duty to ascertain or inquire into
(i) any statement, warranty or representation made in or in connection with this Agreement,
(ii) the contents of any certificate, report or other document delivered hereunder or in connection
herewith, (iii) the performance or observance of any of the covenants, agreements or other terms or
conditions set forth herein, (iv) the validity, enforceability, effectiveness or genuineness of
this Agreement or any other agreement, instrument or document, or (v) the satisfaction of any
condition set forth in Article IV or elsewhere herein, other than to confirm receipt of items
expressly required to be delivered to the Administrative Agent.



The Administrative Agent shall be entitled to rely upon, and shall not incur any liability for
relying upon, any notice, request, certificate, consent, statement, instrument, document or other
writing believed by it to be genuine and to have been signed or sent by the proper Person. The
Administrative Agent also may rely upon any statement made to it orally or by telephone and
believed by it to be made by the proper Person, and shall not incur any liability for relying
thereon. The Administrative Agent may consult with legal counsel (who may be counsel for the
Borrower), independent accountants and other experts selected by it, and shall not be liable for
any action taken or not taken by it in accordance with the advice of any such counsel, accountants
or experts.



The Administrative Agent may perform any and all its duties and exercise its rights and powers
by or through any one or more sub-agents appointed by the Administrative Agent. The Administrative
Agent and any such sub-agent may perform any and all its duties and exercise its rights and powers
through their respective Related Parties. The exculpatory provisions of the preceding paragraphs
shall apply to any such sub-agent and to the Related Parties of the Administrative Agent and any
such sub-agent, and shall apply to their respective activities in connection with the syndication
of the credit facilities provided for herein as well as activities as Administrative Agent.



Subject to the appointment and acceptance of a successor Administrative Agent as provided in
this paragraph, the Administrative Agent may (a) resign at any time by notifying the Lenders, the
Issuing Bank and the Borrower or (b) be removed by written notice of the Required Lenders with the
consent of the Borrower if the Administrative Agent engages in gross negligence or willful
misconduct in the performance of its duties under the Loan Document. Upon any such resignation or
removal, the Required Lenders shall have the right, in consultation with the Borrower, to appoint a
successor. If no successor shall have been so appointed by the Required Lenders and shall have
accepted such appointment within 30 days after the retiring Administrative Agent gives notice of
its resignation or the Required Lenders give notice of the Administrative Agent’s removal, as
applicable, then the retiring or removed Administrative Agent may, on behalf of the Lenders and the
Issuing Bank, appoint a successor Administrative Agent which shall be a bank with an office in New
York, New York, or an Affiliate of any such bank. Upon the acceptance of its appointment as
Administrative Agent hereunder by a successor, such successor shall succeed to and become vested
with all the rights, powers, privileges and duties of the retiring or removed Administrative Agent,
and the retiring or removed Administrative Agent shall be discharged from its duties and
obligations hereunder. The fees payable by the Borrower to a successor Administrative Agent shall
be the same as those payable to its predecessor unless otherwise agreed between the Borrower and
such successor. After the Administrative Agent’s resignation or removal hereunder, the provisions
of this Article and Section 9.3 shall continue in effect for the benefit of such retiring or
removed Administrative Agent, its sub-agents and their respective Related Parties in respect of any
actions taken or omitted to be taken by any of them while it was acting as Administrative Agent.



Each Lender acknowledges that it has, independently and without reliance upon the
Administrative Agent or any other Lender and based on such documents and information as it has
deemed appropriate, made its own credit analysis and decision to enter into this Agreement. Each
Lender also acknowledges that it will, independently and without reliance upon the Administrative
Agent or any other Lender and based on such documents and information as it shall from time to time
deem appropriate, continue to make its own decisions in taking or not taking action under or based
upon this Agreement, any related agreement or any document furnished hereunder or thereunder.



ARTICLE IX.

MISCELLANEOUS




SECTION 9.1. Notices. (a) Except in the case of notices and other communications
expressly permitted to be given by telephone (and subject to paragraph (b) below), all notices and
other communications provided for herein shall be in writing and shall be delivered by hand or
overnight courier service, mailed by certified or registered mail or sent by telecopy, as follows:




(i) if to the Borrower, to it at Healthcare Trust of America, 16435 North
Scottsdale Road, Suite 320, Scottsdale, Arizona 85254, Attention of Kellie S.
Pruitt, CFO, Secretary and Treasurer (Telecopy No. 480-991-0755);




(ii) if to the Administrative Agent, to JPMorgan Chase Bank, N.A., Loan and
Agency Services Group, 1111 Fannin, 8th Floor, Houston, Texas 77002, Attention of
Carrie Barrera (Telecopy No. (713) 750-2666), with a copy to JPMorgan Chase Bank,
N.A., 383 Madison Avenue, New York 10179, Attention of Brendan Poe (Telecopy No.
212-270-2157);




(iii) if to the Issuing Bank, to it at JPMorgan Chase Bank, N.A., Loan and
Agency Services Group, 1111 Fannin, 8th Floor, Houston, Texas 77002, Attention of
Carrie Barrera (Telecopy No. (713) 750-2666);




(iv) if to the Swingline Lender, to it at JPMorgan Chase Bank, N.A., Loan and
Agency Services Group, 1111 Fannin, 8th Floor, Houston, Texas 77002, Attention of
Carrie Barrera (Telecopy No. (713) 750-2666); and




(v) if to any other Lender, to it at its address (or telecopy number) set forth
in its Administrative Questionnaire.




(b) Notices and other communications to the Lenders hereunder may be delivered or
furnished by electronic communications pursuant to procedures approved by the Administrative
Agent; provided that the foregoing shall not apply to notices pursuant to Article II unless
otherwise agreed by the Administrative Agent and the applicable Lender. The Administrative
Agent or the Borrower may, in its discretion, agree to accept notices and other
communications to it hereunder by electronic communications pursuant to procedures approved
by it; provided that approval of such procedures may be limited to particular notices or
communications.




(c) Any party hereto may change its address or telecopy number for notices and other
communications hereunder by notice to the other parties hereto. All notices and other
communications given to any party hereto in accordance with the provisions of this Agreement
shall be deemed to have been given on the date of receipt.



SECTION 9.2. Waivers; Amendments. (a) No failure or delay by the Administrative
Agent, the Issuing Bank or any Lender in exercising any right or power hereunder shall operate as a
waiver thereof, nor shall any single or partial exercise of any such right or power, or any
abandonment or discontinuance of steps to enforce such a right or power, preclude any other or
further exercise thereof or the exercise of any other right or power. The rights and remedies of
the Administrative Agent, the Issuing Bank and the Lenders hereunder are cumulative and are not
exclusive of any rights or remedies that they would otherwise have. No waiver of any provision of
this Agreement or consent to any departure by the Borrower therefrom shall in any event be
effective unless the same shall be permitted by paragraph (b) of this Section, and then such waiver
or consent shall be effective only in the specific instance and for the purpose for which given.
Without limiting the generality of the foregoing, the making of a Loan or issuance of a Letter of
Credit shall not be construed as a waiver of any Default, regardless of whether the Administrative
Agent, any Lender or the Issuing Bank may have had notice or knowledge of such Default at the time.




(b) Neither this Agreement nor any provision hereof may be waived, amended or modified
except pursuant to an agreement or agreements in writing entered into by the Borrower and
the Required Lenders or by the Borrower and the Administrative Agent with the consent of the
Required Lenders; provided that no such agreement shall (i) increase the Commitment
of any Lender without the written consent of such Lender, (ii) reduce the principal amount
of any Loan or LC Disbursement or reduce the rate of interest thereon, or reduce any fees
payable hereunder, without the written consent of each Lender affected thereby, (iii)
postpone the scheduled date of payment of the principal amount of any Loan or LC
Disbursement, or any interest thereon, or any fees payable hereunder, or reduce the amount
of, waive or excuse any such payment, or postpone the scheduled date of expiration of any
Commitment, without the written consent of each Lender affected thereby, (iv) change Section
2.18(b) or (c) in a manner that would alter the pro rata sharing of payments required
thereby, without the written consent of each Lender, (v) change any of the provisions of
this Section or the definition of “Required Lenders” or any other provision hereof
specifying the number or percentage of Lenders required to waive, amend or modify any rights
hereunder or make any determination or grant any consent hereunder, without the written
consent of each Lender or (vi) release the Company from its obligations under the Guaranty,
or release substantially all of the Subsidiary Guarantors from their obligations under the
Guaranty (except as otherwise provided in Section 5.12), in each case, without the written
consent of each Lender; provided further that (x) no such agreement shall
amend, modify or otherwise affect the rights or duties of the Administrative Agent, the
Issuing Bank or the Swingline Lender hereunder without the prior written consent of the
Administrative Agent, the Issuing Bank or the Swingline Lender, as the case may be, (y) no
such agreement shall amend or modify Section 2.19 without the prior written consent of the
Administrative Agent, the Swingline Lender and the Issuing Bank, and (z) any provision of
this Agreement or any other Loan Document may be amended by an agreement in writing entered
into by the Company, the Borrower and the Administrative Agent to cure any ambiguity,
omission, defect or inconsistency so long as, in each case, the Lenders shall have received
at least five (5) Business Days’ prior written notice thereof and the Administrative Agent
shall not have received, within five (5) Business Days of the date of such notice to the
Lenders, a written notice from the Required Lenders stating that the Required Lenders object
to such amendment.



SECTION 9.3. Expenses; Indemnity; Damage Waiver. (a) The Borrower shall pay (i) all
reasonable out-of-pocket expenses incurred by each of the Administrative Agent, the Joint Lead
Arrangers and their Affiliates, including the reasonable fees, charges and disbursements of counsel
for the Administrative Agent, in connection with the syndication of the credit facilities provided
for herein, the preparation and administration of this Agreement or any amendments, modifications
or waivers of the provisions hereof (whether or not the transactions contemplated hereby or thereby
shall be consummated), (ii) all reasonable out-of-pocket expenses incurred by the Issuing Bank in
connection with the issuance, amendment, renewal or extension of any Letter of Credit or any demand
for payment thereunder and (iii) all out-of-pocket expenses incurred by the Administrative Agent,
the Issuing Bank or any Lender, including the fees, charges and disbursements of any counsel for
the Administrative Agent, the Issuing Bank or any Lender, in connection with the enforcement or
protection of its rights in connection with this Agreement, including its rights under this
Section, or in connection with the Loans made or Letters of Credit issued hereunder, including all
such out-of-pocket expenses incurred during any workout, restructuring or negotiations in respect
of such Loans or Letters of Credit. Notwithstanding the foregoing, in no event shall Borrower be
responsible to pay any costs or expenses of the Administrative Agent or the Lenders related to any
assignment or participation of the Loans.




(b) The Borrower shall indemnify the Administrative Agent, the Issuing Bank, each Joint
Lead Arranger and each Lender, and each Related Party of any of the foregoing Persons (each
such Person being called an “Indemnitee”) against, and hold each Indemnitee harmless
from, any and all losses, claims, damages, liabilities and related expenses, including the
fees, charges and disbursements of any counsel for any Indemnitee, incurred by or asserted
against any Indemnitee arising out of, in connection with, or as a result of (i) the
execution or delivery of this Agreement or any agreement or instrument contemplated hereby,
the performance by the parties hereto of their respective obligations hereunder or the
consummation of the Transactions or any other transactions contemplated hereby, (ii) any
Loan or Letter of Credit or the use of the proceeds therefrom (including any refusal by the
Issuing Bank to honor a demand for payment under a Letter of Credit if the documents
presented in connection with such demand do not strictly comply with the terms of such
Letter of Credit), (iii) any actual or alleged presence or release of Hazardous Materials on
or from any property owned or operated by the Borrower or any of its Subsidiaries, or any
Environmental Liability related in any way to the Borrower or any of its Subsidiaries, or
(iv) any actual or prospective claim, litigation, investigation or proceeding relating to
any of the foregoing, whether based on contract, tort or any other theory and regardless of
whether any Indemnitee is a party thereto; provided that such indemnity shall not,
as to any Indemnitee, be available to the extent that such losses, claims, damages,
liabilities or related expenses (i) are determined by a court of competent jurisdiction by
final and nonappealable judgment to have resulted from the gross negligence or willful
misconduct of such Indemnitee, or (ii) relate solely to disputes among the Lenders and/or
the Administrative Agent or (iii) are determined by a court of competent jurisdiction by
final and non-appealable judgment to have resulted from the breach in bad faith of such
Indemnitee’s obligations to the Borrower hereunder.




(c) To the extent that the Borrower fails to pay any amount required to be paid by it
to the Administrative Agent, the Issuing Bank or the Swingline Lender under paragraph (a) or
(b) of this Section, each Lender severally agrees to pay to the Administrative Agent, the
Issuing Bank or the Swingline Lender, as the case may be, such Lender’s Applicable
Percentage (determined as of the time that the applicable unreimbursed expense or indemnity
payment is sought) of such unpaid amount; provided that the unreimbursed expense or
indemnified loss, claim, damage, liability or related expense, as the case may be, was
incurred by or asserted against the Administrative Agent, the Issuing Bank or the Swingline
Lender in its capacity as such.




(d) To the extent permitted by applicable law, the Borrower shall not assert, and
hereby waives, any claim against any Indemnitee, on any theory of liability, for special,
indirect, consequential or punitive damages (as opposed to direct or actual damages) arising
out of, in connection with, or as a result of, this Agreement or any agreement or instrument
contemplated hereby, the Transactions, any Loan or Letter of Credit or the use of the
proceeds thereof.




(e) All amounts due under this Section shall be payable promptly after written demand
therefor.



SECTION 9.4. Successors and Assigns. (a) The provisions of this Agreement shall be
binding upon and inure to the benefit of the parties hereto and their respective successors and
assigns permitted hereby (including any Affiliate of the Issuing Bank that issues any Letter of
Credit), except that (i) the Borrower may not assign or otherwise transfer any of its rights or
obligations hereunder without the prior written consent of each Lender (and any attempted
assignment or transfer by the Borrower without such consent shall be null and void) and (ii) no
Lender may assign or otherwise transfer its rights or obligations hereunder except in accordance
with this Section. Nothing in this Agreement, expressed or implied, shall be construed to confer
upon any Person (other than the parties hereto, their respective successors and assigns permitted
hereby (including any Affiliate of the Issuing Bank that issues any Letter of Credit), Participants
(to the extent provided in paragraph (c) of this Section) and, to the extent expressly contemplated
hereby, the Related Parties of each of the Administrative Agent, the Issuing Bank and the Lenders)
any legal or equitable right, remedy or claim under or by reason of this Agreement.




(b) (i) Subject to the conditions set forth in paragraph (b)(ii) below, any Lender may
assign to one or more assignees (other than the Company, the Borrower and their Affiliates)
all or a portion of its rights and obligations under this Agreement (including all or a
portion of its Commitment and the Loans at the time owing to it) with the prior written
consent (such consent not to be unreasonably withheld) of:




(A) the Borrower, provided that no consent of the Borrower
shall be required for an assignment to a Lender, an Affiliate of a Lender,
an Approved Fund or, if an Event of Default has occurred and is continuing,
any other assignee; and provided further that the Borrower will be deemed to
be reasonable in withholding its consent to any assignee which is not an
Eligible Assignee;




(B) the Administrative Agent, provided that no consent of the
Administrative Agent shall be required for an assignment of any Commitment
to an assignee that is a Lender with a Commitment immediately prior to
giving effect to such assignment; and




(C) the Issuing Bank and the Swingline Lender.




(ii) Assignments shall be subject to the following additional conditions:




(A) except in the case of an assignment to a Lender or an Affiliate of
a Lender or an assignment of the entire remaining amount of the assigning
Lender’s Commitment or Loans of any Class, the amount of the Commitment or
Loans of the assigning Lender subject to each such assignment (determined as
of the date the Assignment and Assumption with respect to such assignment is
delivered to the Administrative Agent) shall not be less than $5,000,000
unless each of the Borrower and the Administrative Agent otherwise consent,
provided that no such consent of the Borrower shall be required if
an Event of Default has occurred and is continuing;




(B) each partial assignment shall be made as an assignment of a
proportionate part of all the assigning Lender’s rights and obligations
under this Agreement, provided that this clause shall not be
construed to prohibit the assignment of a proportionate part of all the
assigning Lender’s rights and obligations in respect of one Class of
Commitments or Loans;




(C) the parties to each assignment shall execute and deliver to the
Administrative Agent an Assignment and Assumption, together with a
processing and recordation fee of $3,500; and




(D) the assignee, if it shall not be a Lender, shall deliver to the
Administrative Agent an Administrative Questionnaire in which the assignee
designates one or more Credit Contacts to whom all syndicate-level
information (which may contain material non-public information about the
Loan Parties and their related parties or their respective securities) will
be made available and who may receive such information in accordance with
the assignee’s compliance procedures and applicable laws, including Federal
and state securities laws.




For the purposes of this Section 9.4(b), the term “Approved Fund” has the
following meaning:




“Approved Fund” means any Person (other than a natural person) that is engaged
in making, purchasing, holding or investing in bank loans and similar extensions of credit
in the ordinary course of its business and that is administered or managed by (a) a Lender,
(b) an Affiliate of a Lender or (c) an entity or an Affiliate of an entity that administers
or manages a Lender.




(iii) Subject to acceptance and recording thereof pursuant to paragraph (b)(iv)
of this Section, from and after the effective date specified in each Assignment and
Assumption the assignee thereunder shall be a party hereto and, to the extent of the
interest assigned by such Assignment and Assumption, have the rights and obligations
of a Lender under this Agreement, and the assigning Lender thereunder shall, to the
extent of the interest assigned by such Assignment and Assumption, be released from
its obligations under this Agreement (and, in the case of an Assignment and
Assumption covering all of the assigning Lender’s rights and obligations under this
Agreement, such Lender shall cease to be a party hereto but shall continue to be
entitled to the benefits of Sections 2.15, 2.16, 2.17 and 9.3). Any assignment or
transfer by a Lender of rights or obligations under this Agreement that does not
comply with this Section 9.4 shall be treated for purposes of this Agreement as a
sale by such Lender of a participation in such rights and obligations in accordance
with paragraph (c) of this Section.




(iv) The Administrative Agent, acting for this purpose as an agent of the
Borrower, shall maintain at one of its offices a copy of each Assignment and
Assumption delivered to it and a register for the recordation of the names and
addresses of the Lenders, and the Commitment of, and principal amount of the Loans
and LC Disbursements owing to, each Lender pursuant to the terms hereof from time to
time (the “Register”). The entries in the Register shall be conclusive, and
the Borrower, the Administrative Agent, the Issuing Bank and the Lenders may treat
each Person whose name is recorded in the Register pursuant to the terms hereof as a
Lender hereunder for all purposes of this Agreement, notwithstanding notice to the
contrary. The Register shall be available for inspection by the Borrower, the
Issuing Bank and any Lender, at any reasonable time and from time to time upon
reasonable prior notice.




(v) Upon its receipt of a duly completed Assignment and Assumption executed by
an assigning Lender and an assignee, the assignee’s completed Administrative
Questionnaire (unless the assignee shall already be a Lender hereunder), the
processing and recordation fee referred to in paragraph (b) of this Section and any
written consent to such assignment required by paragraph (b) of this Section, the
Administrative Agent shall accept such Assignment and Assumption and record the
information contained therein in the Register; provided that if either the
assigning Lender or the assignee shall have failed to make any payment required to
be made by it pursuant to Section 2.5(c), 2.6(d) or (e), 2.7(b), 2.18(d) or 9.3(c),
the Administrative Agent shall have no obligation to accept such Assignment and
Assumption and record the information therein in the Register unless and until such
payment shall have been made in full, together with all accrued interest thereon.
No assignment shall be effective for purposes of this Agreement unless it has been
recorded in the Register as provided in this paragraph.




(c) (i)Any Lender may, without the consent of the Borrower, the Administrative Agent,
the Issuing Bank or the Swingline Lender, sell participations to one or more banks or other
entities (other than the Company, the Borrower and their Affiliates) (a
“Participant”) in all or a portion of such Lender’s rights and obligations under
this Agreement (including all or a portion of its Commitment and the Loans owing to it);
provided that (A) such Lender’s obligations under this Agreement shall remain
unchanged, (B) such Lender shall remain solely responsible to the other parties hereto for
the performance of such obligations, (C) the Borrower, the Administrative Agent, the Issuing
Bank and the other Lenders shall continue to deal solely and directly with such Lender in
connection with such Lender’s rights and obligations under this Agreement, and (D) Borrower
shall not be responsible for any cost or expense of the Lenders or the Administrative Agent
related to any participation of the Loans or any increased cost or expense incurred by any
Lender as a result of such participation thereafter, except as expressly provided herein.
Any agreement or instrument pursuant to which a Lender sells such a participation shall
provide that such Lender shall retain the sole right to enforce this Agreement and to
approve any amendment, modification or waiver of any provision of this Agreement;
provided that such agreement or instrument may provide that such Lender will not,
without the consent of the Participant, agree to any amendment, modification or waiver
described in the first proviso to Section 9.2(b) that affects such Participant. Subject to
paragraph (c)(ii) of this Section, the Borrower agrees that each Participant shall be
entitled to the benefits of Sections 2.15, 2.16 and 2.17 to the same extent as if it were a
Lender and had acquired its interest by assignment pursuant to paragraph (b) of this
Section. To the extent permitted by law, each Participant also shall be entitled to the
benefits of Section 9.8 as though it were a Lender, provided such Participant agrees to be
subject to Section 2.18(c) as though it were a Lender.




(ii) A Participant shall not be entitled to receive any greater payment under
Section 2.15 or 2.17 than the applicable Lender would have been entitled to receive
with respect to the participation sold to such Participant, unless the sale of the
participation to such Participant is made with the Borrower’s prior written consent.
A Participant that would be a Foreign Lender if it were a Lender shall not be
entitled to the benefits of Section 2.17 unless the Borrower is notified of the
participation sold to such Participant and such Participant agrees, for the benefit
of the Borrower, to comply with Section 2.17(e) as though it were a Lender.




(d) Any Lender may at any time pledge or assign a security interest in all or any
portion of its rights under this Agreement to secure obligations of such Lender, including
without limitation any pledge or assignment to secure obligations to a Federal Reserve Bank,
and this Section shall not apply to any such pledge or assignment of a security interest;
provided that no such pledge or assignment of a security interest shall release a
Lender from any of its obligations hereunder or substitute any such pledgee or assignee for
such Lender as a party hereto.



SECTION 9.5. Survival. All covenants, agreements, representations and warranties made
by the Borrower herein and in the certificates or other instruments delivered in connection with
or pursuant to this Agreement shall be considered to have been relied upon by the other parties
hereto and shall survive the execution and delivery of this Agreement and the making of any Loans
and issuance of any Letters of Credit, regardless of any investigation made by any such other party
or on its behalf and notwithstanding that the Administrative Agent, the Issuing Bank or any Lender
may have had notice or knowledge of any Default or incorrect representation or warranty at the time
any credit is extended hereunder, and shall continue in full force and effect as long as the
principal of or any accrued interest on any Loan or any fee or any other amount payable under this
Agreement is outstanding and unpaid or any Letter of Credit is outstanding and so long as the
Commitments have not expired or terminated. The provisions of Sections 2.15, 2.16, 2.17 and 9.3
and Article VIII shall survive and remain in full force and effect regardless of the consummation
of the transactions contemplated hereby, the repayment of the Loans, the expiration or termination
of the Letters of Credit and the Commitments or the termination of this Agreement or any provision
hereof.



SECTION 9.6. Counterparts; Integration; Effectiveness. This Agreement may be executed
in counterparts (and by different parties hereto on different counterparts), each of which shall
constitute an original, but all of which when taken together shall constitute a single contract.
This Agreement and any separate letter agreements with respect to fees payable to the
Administrative Agent constitute the entire contract among the parties relating to the subject
matter hereof and supersede any and all previous agreements and understandings, oral or written,
relating to the subject matter hereof. Except as provided in Section 4.1, this Agreement shall
become effective when it shall have been executed by the Administrative Agent and when the
Administrative Agent shall have received counterparts hereof which, when taken together, bear the
signatures of each of the other parties hereto, and thereafter shall be binding upon and inure to
the benefit of the parties hereto and their respective successors and assigns. Delivery of an
executed counterpart of a signature page of this Agreement by telecopy shall be effective as
delivery of a manually executed counterpart of this Agreement.



SECTION 9.7. Severability. Any provision of this Agreement held to be invalid,
illegal or unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to the
extent of such invalidity, illegality or unenforceability without affecting the validity, legality
and enforceability of the remaining provisions hereof; and the invalidity of a particular provision
in a particular jurisdiction shall not invalidate such provision in any other jurisdiction.



SECTION 9.8. Right of Setoff. If an Event of Default shall have occurred and be
continuing, each Lender and each of its Affiliates is hereby authorized at any time and from time
to time, to the fullest extent permitted by law, to set off and apply any and all deposits (general
or special, time or demand, provisional or final) at any time held and other obligations at any
time owing by such Lender or Affiliate to or for the credit or the account of the Borrower against
any of and all the obligations of the Borrower now or hereafter existing under this Agreement held
by such Lender, irrespective of whether or not such Lender shall have made any demand under this
Agreement and although such obligations may be unmatured. The rights of each Lender under this
Section are in addition to other rights and remedies (including other rights of setoff) which such
Lender may have.



SECTION 9.9. Governing Law; Jurisdiction; Consent to Service of Process. (a) This
Agreement shall be construed in accordance with and governed by the law of the State of New York.




(b) The Borrower hereby irrevocably and unconditionally submits, for itself and its
property, to the nonexclusive jurisdiction of the Supreme Court of the State of New York
sitting in New York County and of the United States District Court of the Southern District
of New York, and any appellate court from any thereof, in any action or proceeding arising
out of or relating to this Agreement, or for recognition or enforcement of any judgment, and
each of the parties hereto hereby irrevocably and unconditionally agrees that all claims in
respect of any such action or proceeding may be heard and determined in such New York State
or, to the extent permitted by law, in such Federal court. Each of the parties hereto
agrees that a final judgment in any such action or proceeding shall be conclusive and may be
enforced in other jurisdictions by suit on the judgment or in any other manner provided by
law. Nothing in this Agreement shall affect any right that the Administrative Agent, the
Issuing Bank or any Lender may otherwise have to bring any action or proceeding relating to
this Agreement against the Borrower or its properties in the courts of any jurisdiction.




(c) The Borrower hereby irrevocably and unconditionally waives, to the fullest extent
it may legally and effectively do so, any objection which it may now or hereafter have to
the laying of venue of any suit, action or proceeding arising out of or relating to this
Agreement in any court referred to in paragraph (b) of this Section. Each of the parties
hereto hereby irrevocably waives, to the fullest extent permitted by law, the defense of an
inconvenient forum to the maintenance of such action or proceeding in any such court.




(d) Each party to this Agreement irrevocably consents to service of process in the
manner provided for notices in Section 9.1. Nothing in this Agreement will affect the right
of any party to this Agreement to serve process in any other manner permitted by law.



SECTION 9.10. WAIVER OF JURY TRIAL. EACH PARTY HERETO HEREBY WAIVES, TO THE FULLEST
EXTENT PERMITTED BY APPLICABLE LAW, ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN ANY LEGAL
PROCEEDING DIRECTLY OR INDIRECTLY ARISING OUT OF OR RELATING TO THIS AGREEMENT OR THE TRANSACTIONS
CONTEMPLATED HEREBY (WHETHER BASED ON CONTRACT, TORT OR ANY OTHER THEORY). EACH PARTY HERETO
(A) CERTIFIES THAT NO REPRESENTATIVE, AGENT OR ATTORNEY OF ANY OTHER PARTY HAS REPRESENTED,
EXPRESSLY OR OTHERWISE, THAT SUCH OTHER PARTY WOULD NOT, IN THE EVENT OF LITIGATION, SEEK TO
ENFORCE THE FOREGOING WAIVER AND (B) ACKNOWLEDGES THAT IT AND THE OTHER PARTIES HERETO HAVE BEEN
INDUCED TO ENTER INTO THIS AGREEMENT BY, AMONG OTHER THINGS, THE MUTUAL WAIVERS AND CERTIFICATIONS
IN THIS SECTION.



SECTION 9.11. Headings. Article and Section headings and the Table of Contents used
herein are for convenience of reference only, are not part of this Agreement and shall not affect
the construction of, or be taken into consideration in interpreting, this Agreement.



SECTION 9.12. Confidentiality. (a) Each of the Administrative Agent, the Issuing Bank
and the Lenders agrees to maintain the confidentiality of the Information (as defined below),
except that Information may be disclosed (a) to its and its Affiliates’ directors, officers,
employees and agents, including accountants, legal counsel and other advisors (it being understood
that the Persons to whom such disclosure is made will be informed of the confidential nature of
such Information and instructed to keep such Information confidential), (b) to the extent requested
by any regulatory authority, (c) to the extent required by applicable laws or regulations or by any
subpoena or similar legal process, (d) to any other party to this Agreement, (e) in connection with
the exercise of any remedies hereunder or any suit, action or proceeding relating to this Agreement
or the enforcement of rights hereunder, (f) subject to an agreement containing provisions
substantially the same as those of this Section, to (i) any assignee of or Participant in, or any
prospective assignee of or Participant in, any of its rights or obligations under this Agreement or
(ii) any actual or prospective counterparty (or its advisors) to any swap or derivative
transaction relating to the Borrower and its obligations, (g) with the consent of the Borrower or
(h) to the extent such Information (i) becomes publicly available other than as a result of a
breach of this Section or (ii) becomes available to the Administrative Agent, the Issuing Bank or
any Lender on a nonconfidential basis from a source other than the Borrower. For the purposes of
this Section, “Information” means all information received from the Borrower relating to
the Group Members or their business, other than any such information that is available to the
Administrative Agent, the Issuing Bank or any Lender on a nonconfidential basis prior to disclosure
by the Borrower; provided that, in the case of information received from the Borrower after
the date hereof, such information is clearly identified at the time of delivery as confidential.
Any Person required to maintain the confidentiality of Information as provided in this Section
shall be considered to have complied with its obligation to do so if such Person has exercised the
same degree of care to maintain the confidentiality of such Information as such Person would accord
to its own confidential information.




(b) EACH LENDER ACKNOWLEDGES THAT INFORMATION AS DEFINED IN SECTION 9.12(a) FURNISHED
TO IT PURSUANT TO THIS AGREEMENT MAY INCLUDE MATERIAL NON-PUBLIC INFORMATION CONCERNING THE
LOAN PARTIES AND THEIR RELATED PARTIES OR THEIR RESPECTIVE SECURITIES, AND CONFIRMS THAT IT
HAS DEVELOPED COMPLIANCE PROCEDURES REGARDING THE USE OF MATERIAL NON-PUBLIC INFORMATION AND
THAT IT WILL HANDLE SUCH MATERIAL NON-PUBLIC INFORMATION IN ACCORDANCE WITH THOSE PROCEDURES
AND APPLICABLE LAW, INCLUDING FEDERAL AND STATE SECURITIES LAWS.




(c) ALL INFORMATION, INCLUDING REQUESTS FOR WAIVERS AND AMENDMENTS, FURNISHED BY THE
BORROWER OR THE ADMINISTRATIVE AGENT PURSUANT TO, OR IN THE COURSE OF ADMINISTERING, THIS
AGREEMENT WILL BE SYNDICATE-LEVEL INFORMATION, WHICH MAY CONTAIN MATERIAL NON-PUBLIC
INFORMATION ABOUT THE LOAN PARTIES AND THEIR RELATED PARTIES OR THEIR RESPECTIVE SECURITIES.
ACCORDINGLY, EACH LENDER REPRESENTS TO THE BORROWER AND THE ADMINISTRATIVE AGENT THAT IT
HAS IDENTIFIED IN ITS ADMINISTRATIVE QUESTIONNAIRE A CREDIT CONTACT WHO MAY RECEIVE
INFORMATION THAT MAY CONTAIN MATERIAL NON-PUBLIC INFORMATION IN ACCORDANCE WITH ITS
COMPLIANCE PROCEDURES AND APPLICABLE LAW.



SECTION 9.13. Interest Rate Limitation. Notwithstanding anything herein to the
contrary, if at any time the interest rate applicable to any Loan, together with all fees, charges
and other amounts which are treated as interest on such Loan under applicable law (collectively the
“Charges”), shall exceed the maximum lawful rate (the “Maximum Rate”) which may be
contracted for, charged, taken, received or reserved by the Lender holding such Loan in accordance
with applicable law, the rate of interest payable in respect of such Loan hereunder, together with
all Charges payable in respect thereof, shall be limited to the Maximum Rate and, to the extent
lawful, the interest and Charges that would have been payable in respect of such Loan but were not
payable as a result of the operation of this Section shall be cumulated and the interest and
Charges payable to such Lender in respect of other Loans or periods shall be increased (but not
above the Maximum Rate therefor) until such cumulated amount, together with interest thereon at the
Federal Funds Effective Rate to the date of repayment, shall have been received by such Lender.



SECTION 9.14. USA PATRIOT Act. Each Lender that is subject to the requirements of the
USA Patriot Act (Title III of Pub. L. 107-56 (signed into law October 26, 2001)) (the “Act”) hereby
notifies the Borrower that pursuant to the requirements of the Act, it is required to obtain,
verify and record information that identifies the Loan Parties, which information includes the name
and address of the Loan Parties and other information that will allow such Lender to identify the
Loan Parties in accordance with the Act.




[Remainder of Page Intentionally Left Blank]



IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed by their
respective authorized officers as of the day and year first above written.




HEALTHCARE TRUST OF AMERICA, INC.




By /s/ Kellie S. Pruitt

Name: Kellie S. Pruitt

Title: Chief Financial Officer





HEALTHCARE TRUST OF AMERICA HOLDINGS, LP




	 	 	 	By:
Healthcare Trust of America, Inc., its General
	 
	 	 	 	Partner






By /s/ Kellie S. Pruitt

Name: Kellie S. Pruitt

Title: Chief Financial Officer




1




JPMORGAN CHASE BANK, N.A., individually and as




Administrative Agent,



	 	 	 
	By /s/ Brendan M. Poe

	 

	Name: Brendan M. Poe

	Title:

	 	Vice President






2





	 	 	DEUTSCHE BANK AG NEW YORK BRANCH






By /s/ Douglas Weir

Name: Douglas Weir

Title: Director





By /s/ Ming K. Chu 

Name: Ming K. Chu

Title: Vice President




3




WELLS FARGO BANK, N.A.




By /s/ David A. Devictor 

Name: David A. Devictor

Title: Senior Vice President





4