EX-10.1






Exhibit 10.1




FIRST AMENDMENT TO CREDIT AGREEMENT




THIS FIRST AMENDMENT TO CREDIT AGREEMENT (this “Amendment”), dated as of March 28,
2014, by and among GLADSTONE COMMERCIAL LIMITED PARTNERSHIP, a Delaware limited partnership
(“Borrower”), the “Guarantors” a party hereto (the “Guarantors”), KEYBANK NATIONAL
ASSOCIATION (“KeyBank”), as Agent for itself and the other Lenders from time to time a
party to the Credit Agreement (as hereinafter defined) (KeyBank, in its capacity as Agent, is
hereinafter referred to as “Agent”), and each of the undersigned “Lenders” (hereinafter
referred to collectively as the “Lenders”).



W I T N E S S E T H:




WHEREAS, the Borrower, Agent, KeyBank and the other Lenders, among others, are party to that
certain Credit Agreement dated as of August 7, 2013 (as the same may be varied, extended,
supplemented, consolidated, amended, replaced, renewed, modified or restated, the “Credit
Agreement”); and



WHEREAS, the Borrower has requested that the Lenders modify the Credit Agreement in certain
respects and the Lenders have agreed to modifications on the terms and conditions set forth below;



NOW, THEREFORE, in consideration of the mutual covenants, promises, and agreements set forth
hereinbelow, and for other good and valuable consideration, the receipt, adequacy, and sufficiency
of which are hereby acknowledged, and as a material inducement to the Lenders to agree to such
modifications, the parties do hereby covenant and agree as follows:



1. Definitions. Capitalized terms used in this Amendment, but which are not otherwise
expressly defined in this Amendment, shall have the respective meanings given thereto in the Credit
Agreement.



2. Modifications of the Credit Agreement. The Borrower, Agent and the Lenders do
hereby modify and amend the Credit Agreement as follows:



(a) By deleting the definitions of “Capitalization Rate”, “Interest Payment Date”, and
“Maturity Date” in Section 1.1 of the Credit Agreement in their entirety and inserting in lieu
thereof the following:



“Capitalization Rate. Eight and one-half percent (8.50%);
provided, however, for purposes of §8.5 Capitalization Rate
shall mean nine and one-half percent (9.5%).



Interest Payment Date. As to each Base Rate Loan and each
LIBOR Rate Loan, the first (1st) day of each calendar month
during the term of such Loan.



Maturity Date. August 7, 2017, as the same may be extended by
Borrower as provided in §2.11, or such earlier date on which the Loans shall
become due and payable pursuant to the terms hereof.”



(b) By modifying the definition of “Applicable Margin” appearing in Section 1.1 of the Credit
Agreement by deleting in its entirety the table which appears in the second paragraph of such
definition, and inserting the following new table in lieu thereof:



	 	 	 	 	 	 	 	 	 	 	 
	Pricing Level	 	Ratio	 	LIBOR Rate Loans	 	Base Rate Loans
	Pricing Level 1
	 	Less than or equal to 50%

	 	 	2.25	%	 	 	1.25	%
	Pricing Level 2
	 	Greater than 50% but

less than or equal to

55%

	 	2.50%





	 	1.50%






	Pricing Level 3
	 	Greater than 55% but

less than or equal to

60%

	 	2.75%





	 	1.75%






	Pricing Level 4
	 	Greater than 60%

	 	 	3.00	%	 	 	2.00	%






(c) By modifying the definition of “Consolidated Total Asset Value” appearing in Section 1.1
of the Credit Agreement by deleting, in each instance, words and figure “two (2) full fiscal
quarters” and inserting in lieu thereof the words and figure “four (4) full fiscal quarters”.



(d) By modifying the definition of “Unencumbered Asset Value” appearing in Section 1.1 of the
Credit Agreement by deleting, in each instance, the words and figure “six (6)” and inserting in
lieu thereof the words and figure “twelve (12)”.



(e) By deleting the date “August 7, 2017” appearing in Section 2.11 of the Credit Agreement
and inserting in lieu thereof the date “August 7, 2018”.



3. Conditions. The effectiveness of this Amendment shall be subject to the
satisfaction of the following conditions precedent (the date all such conditions have been
satisfied or waived in writing by the Lenders hereinafter referred to as the “Amendment
Effective Date”):



(a) No Default. There shall exist no Default or Event of Default.



(b) Representations and Warranties. The representations and warranties contained in
Section 6 of the Loan Agreement shall have been true and correct in all material respects when made
and shall also be true and correct in all material respects on the Amendment Effective Date (except
to the extent such representations and warranties specifically relate to an earlier date, in which
case they shall have been true and correct in all material respects as of such earlier date) and
except to the extent of any changes resulting from transactions permitted by the Credit Agreement.



(c) Modification Fee. The Borrower shall pay to Agent, for its account and for the
account of the Lenders, such modification fees as may be payable pursuant to a separate written
agreement. Such fees shall be fully earned when paid and non-refundable.



(d) Opinion. The Borrower shall deliver to Agent an opinion of counsel to the
Borrowers and the Guarantors addressed to the Agent and the Lender covering such matters as the
Agent may reasonably request and in form and substance reasonably satisfactory to the Agent.



(e) Compliance Certificate. Agent shall have received a duly completed Compliance
Certificate (demonstrating Borrower will be in compliance with the financial covenants in the
Credit Agreement after giving effect to the amendments to the Credit Agreement contemplated
herein).



(f) Certificates. Agent shall have received such other assurances, certificates,
documents, or consents as the Agent or the Lenders may reasonably request



Borrower will pay the reasonable fees and expenses of Agent in connection with this Amendment
in accordance with Section 15 of the Credit Agreement.



4. References to Loan Agreement. All references in the Loan Documents to the Credit
Agreement shall be deemed a reference to the Credit Agreement, as modified and amended herein.



5. Consent of Borrower and Guarantors. Borrower and Guarantors hereby acknowledge,
represent and agree that the Loan Documents remain in full force and effect and constitute the
valid and legally binding obligations of the Borrower and the Guarantors enforceable against such
Persons in accordance with their respective terms.



6. Representations. Each of the Borrower and each Guarantor represents and warrants
to Agent and the Lenders as follows:



(a) Authorization. The execution, delivery and performance of this Amendment and the
transactions contemplated hereby (i) are within the authority of the Borrower and such Guarantor,
(ii) have been duly authorized by all necessary proceedings on the part of the Borrower and such
Guarantor, (iii) do not and will not conflict with or result in any breach or contravention of any
provision of law, statute, rule or regulation to which the Borrower or such Guarantor is subject or
any judgment, order, writ, injunction, license or permit applicable to the Borrower or such
Guarantor, (iv) do not and will not conflict with or constitute a default (whether with the passage
of time or the giving of notice, or both) under any provision of the articles of incorporation,
bylaws, operating agreement, partnership agreement, declaration of trust or other charter documents
of, or any agreement or other instrument binding upon, the Borrower or such Guarantor, or any of
their respective properties, (v) do not and will not result in or require the imposition of any
lien or other encumbrance on any of the properties, assets or rights of the Borrower or any
Guarantor, and (vi) do not require the approval or consent of any Person other than those already
obtained and delivered to Agent, except, in the case of clauses (iii), (iv) or (vi) above, to the
extent not reasonably expected to have a Material Adverse Effect.



(b) Enforceability. The execution and delivery of this Amendment are valid and
legally binding obligations of the Borrower and the Guarantors, enforceable in accordance with the
respective terms and provisions hereof, except as enforceability is limited by bankruptcy,
insolvency, reorganization, moratorium or other laws relating to or affecting generally the
enforcement of creditors’ rights and except to the extent that availability of the remedy of
specific performance or injunctive relief is subject to the discretion of the court before which
any proceeding therefor may be brought.



(c) Approvals. The execution, delivery and performance of this Amendment and the
transactions contemplated hereby and thereby do not require the approval or consent of, or filing
with, any governmental agency or authority other than those already obtained.



7. No Default. By execution hereof, the Borrower certifies that no Default or Event
of Default has occurred and is continuing as of the date hereof or as of the Amendment Effective
Date.



8. Waiver of Claims. Each of the Borrower and each Guarantor acknowledges, represents
and agrees that it has no defenses, setoffs, claims, counterclaims or causes of action of any kind
or nature whatsoever with respect to the Loan Documents, the administration or funding of the Loan
or with respect to any acts or omissions of Agent or any Lender, or any past or present officers,
agents or employees of Agent or any Lender, and the Borrower does hereby expressly waive, release
and relinquish any and all such defenses, setoffs, claims, counterclaims and causes of action, if
any.



9. Ratification. Except as hereinabove set forth, all terms, covenants and provisions
of the Credit Agreement remain unaltered and in full force and effect, and the parties hereto do
hereby expressly ratify and confirm the Loan Documents and the Credit Agreement as modified and
amended herein. Nothing in this Amendment shall be deemed or construed to constitute, and there
has not otherwise occurred, a novation, cancellation, satisfaction, release, extinguishment or
substitution of the indebtedness evidenced by the Notes or the other obligations of the Borrower or
any Guarantor under the Loan Documents.



10. Amendment as Loan Document. This Amendment shall constitute a Loan Document.



11. Counterparts. This Amendment may be executed in any number of counterparts which
shall together constitute but one and the same agreement.



12. Miscellaneous. This Amendment shall, pursuant to New York General Obligations Law
Section 5-1401, be construed and enforced in accordance with the laws of the State of New York.
This Amendment shall be effective upon the execution hereof by Borrower, Guarantors, Agent and the
Lenders and shall be binding upon and shall inure to the benefit of the parties hereto and their
respective permitted successors, successors-in-title and assigns as provided in the Credit
Agreement. All captions in this Amendment are included herein for convenience of reference only
and shall not constitute part of this Amendment for any other purpose.



[remainder of this page intentionally left blank]




IN WITNESS WHEREOF, the parties hereto, acting by and through their respective duly
authorized officers and/or other representatives, have duly executed this Amendment, under seal, as
of the day and year first above written.




BORROWER:




GLADSTONE COMMERCIAL LIMITED


PARTNERSHIP, a Delaware limited partnership




	 	 	 	By:
GCLP Business Trust II, a Massachusetts business
trust, its sole general partner






By:

Name: Danielle Jones

Title: Trustee





By:

Name: Robert Cutlip

Title: Trustee




(SEAL)





GUARANTORS:




GLADSTONE COMMERCIAL CORPORATION, a Maryland
corporation




By:

Name:

Title:




(SEAL)




[Signatures Continued on Next Page]





1






	 
	AL13 BROOKWOOD LLC, a Delaware limited liability company

Gladstone Commercial Limited Partnership, a Delaware limited partnership, its

manager

By: GCLP Business Trust II, a Massachusetts business trust, its sole general

partner

By:

	 

	Name: Danielle Jones

Title: Trustee

By:

	 

	Name: Robert Cutlip

Title: Trustee

CMS06-3 LLC, a Delaware limited liability company

Gladstone Commercial Limited Partnership, a Delaware limited partnership, its

manager

By: GCLP Business Trust II, a Massachusetts business trust, its sole general

partner

By:

	 

	Name: Danielle Jones

Title: Trustee

By:

	 

	Name: Robert Cutlip

Title: Trustee







[Signatures Continued on Next Page]




	 	 	 
	EI07 TE
	 	WKSBURY MA LLC, a Delaware limited liability company

Gladstone Commercial Limited Partnership, a Delaware limited

partnership, its manager

By: GCLP Business Trust II, a Massachusetts business trust, its sole

general partner

By:

	 	 	 

	 	 	Name: Danielle Jones

Title: Trustee

By:

	 	 	 

	 	 	Name: Robert Cutlip

Title: Trustee

NJT06 STERLING HEIGHTS MI LLC, a Delaware limited liability company

Gladstone Commercial Limited Partnership, a Delaware limited

partnership, its manager

By: GCLP Business Trust II, a Massachusetts business trust, its sole

general partner

By:

	 	 	 

	 	 	Name: Danielle Jones

Title: Trustee

By:

	 	 	 

	 	 	Name: Robert Cutlip

Title: Trustee







[Signatures Continued on Next Page]




	 	 	 
	RB08 CO
	 	NCORD OH LLC, a Delaware limited liability company

Gladstone Commercial Limited Partnership, a Delaware limited

partnership, its manager

By: GCLP Business Trust II, a Massachusetts business trust, its sole

general partner

By:

	 	 	 

	 	 	Name: Danielle Jones

Title: Trustee

By:

	 	 	 

	 	 	Name: Robert Cutlip

Title: Trustee

DBPI07 BOLINGBROOK IL LLC, a Delaware limited liability company

Gladstone Commercial Limited Partnership, a Delaware limited

partnership, its manager

By: GCLP Business Trust II, a Massachusetts business trust, its sole

general partner

By:

	 	 	 

	 	 	Name: Danielle Jones

Title: Trustee

By:

	 	 	 

	 	 	Name: Robert Cutlip

Title: Trustee







[Signatures Continued on Next Page]




	 	 	 
	RCOG07
	 	GEORGIA LLC, a Delaware limited liability company

Gladstone Commercial Limited Partnership, a Delaware limited

partnership, its manager

By: GCLP Business Trust II, a Massachusetts business trust, its sole

general partner

By:

	 	 	 

	 	 	Name: Danielle Jones

Title: Trustee

By:

	 	 	 

	 	 	Name: Robert Cutlip

Title: Trustee

APML07 HIALEAH FL LLC, a Delaware limited liability company

Gladstone Commercial Limited Partnership, a Delaware limited

partnership, its manager

By: GCLP Business Trust II, a Massachusetts business trust, its sole

general partner

By:

	 	 	 

	 	 	Name: Danielle Jones

Title: Trustee

By:

	 	 	 

	 	 	Name: Robert Cutlip

Title: Trustee







[Signatures Continued on Next Page]





2







LENDERS:




KEYBANK NATIONAL ASSOCIATION, individually and as
Agent




By:

Name:

Title:




CITIZENS BANK OF PENNSYLVANIA




By:

Name:

Title:





COMERICA BANK




By:

Name:

Title:




 





3