Exhibit 10.41
   55 MIDDLESEX TURNPIKE
  DATACENTER LEASE
  DIGITAL 55 MIDDLESEX, LLC
  CONSTANT CONTACT, INC.




---



##### 



TABLE
OF CONTENTS
 Page1. LEASE OF TENANT SPACE
    
    
    11.1 Tenant Space
    
    
    11.2 Condition of Tenant Space
    
    
    11.3 Datacenter Connection Area
    
    
    11.4 Relocation Right
    
    
    11.5 Quiet Enjoyment; Access
    
    
    11.6 Common Area
    
    
    22. TERM
    
    
    22.1 Term
    
    
    22.2 Delivery of Tenant Space
    
    
    22.3 Extension Options
    
    
    23. BASE RENT AND OTHER CHARGES
    
    
    33.1 Base Rent
    
    
    33.2 Installation Fee
    
    
    33.3 Payments Generally
    
    
    33.4 Late Payments
    
    
    43.5 Utilities
    
    
    44. TAXES
    
    
    44.1 Taxes  Equipment
    
    
    44.2 Taxes  Other
    
    
    55. INTENTIONALLY DELETED
    
    
    56. PERMITTED
USE; COMPLIANCE WITH RULES AND LAWS; HAZARDOUS MATERIALS
    
    
    56.1 Permitted Use
    
    
    56.2 Datacenter Rules and Regulations
    
    
    56.3 Compliance with Laws; Hazardous Materials
    
    
    66.4 Electricity Consumption Threshold
    
    
    76.5 Maximum Structural Load
    
    
    77. ACCESS CONTROL; LANDLORDS ESSENTIAL SERVICES; INTERRUPTION OF SERVICES
    
    
    77.1 Access Control
    
    
    77.2 Landlords Essential Services
    
    
    77.3 Interruption of Services
    
    
    88. MAINTENANCE; ALTERATIONS; REMOVAL OF TENANTS PERSONAL PROPERTY
    
    
    88.1 Landlords Maintenance
    
    
    8
 -i-




---



##### 



TABLE
OF CONTENTS (continued)
 Page8.2 Tenants Maintenance
    
    
    88.3 Alterations
    
    
    98.4 Removal of Tenants Personal Property
    
    
    99. CASUALTY EVENTS; TAKINGS; INSURANCE
    
    
    99.1 Casualty Events; Takings
    
    
    99.2 Tenants Insurance
    
    
    109.3 Landlords Insurance
    
    
    1010. TRANSFERS
    
    
    1010.1 Restrictions on Transfers; Landlords Consent
    
    
    1010.2 Notice to Landlord
    
    
    1210.3 Landlords Recapture Rights
    
    
    1210.4 No Release; Subsequent Transfers
    
    
    1210.5 Colocation
    
    
    1210.6 Excess Rent
    
    
    1211. ESTOPPEL CERTIFICATES
    
    
    1212. SUBORDINATION AND ATTORNMENT; HOLDER RIGHTS
    
    
    1312.1 Subordination and Attornment
    
    
    1312.2 Holder Protection
    
    
    1312.3 SNDA
    
    
    1313. SURRENDER OF TENANT SPACE; HOLDING OVER
    
    
    1313.1 Tenants Method of Surrender
    
    
    1313.2 Disposal of Tenants Personal Property
    
    
    1413.3 Holding Over
    
    
    1413.4 Survival
    
    
    1414. WAIVERS; INDEMNIFICATION; CONSEQUENTIAL DAMAGES; LIENS
    
    
    1414.1 Waivers
    
    
    1414.2 Indemnification
    
    
    1514.3 Consequential Damages
    
    
    1514.4 Liens
    
    
    1515. TENANT DEFAULT
    
    
    1515.1 Events of Default By Tenant
    
    
    1515.2 Remedies
    
    
    1616. LANDLORDS LIABILITY
    
    
    1616.1 Landlord Default; Tenants Remedies
    
    
    1616.2 Landlords Liability
    
    
    1716.3 Transfer of Landlords Interest
    
    
    17
 -ii-




---



##### 



TABLE
OF CONTENTS (continued)
 Page17. MISCELLANEOUS
    
    
    1717.1 Severability
    
    
    1717.2 No Waiver
    
    
    1717.3 Attorneys Fees and Costs
    
    
    1717.4 Waiver of Right to Jury Trial
    
    
    1817.5 Headings; Time; Survival
    
    
    1817.6 Notices
    
    
    1817.7 Governing Law; Jurisdiction
    
    
    1917.8 Incorporation; Amendment; Merger
    
    
    1917.9 Brokers
    
    
    1917.10 Examination of Lease; Binding on Parties
    
    
    1917.11 Recordation
    
    
    1917.12 Authority
    
    
    1917.13 Successors and Assigns
    
    
    1917.14 Force Majeure
    
    
    1917.15 No Partnership or Joint Venture; No Third Party Beneficiaries
    
    
    2017.16 Access By Landlord
    
    
    2017.17 Rights Reserved by Landlord
    
    
    2017.18 Counterparts; Delivery by Facsimile or E-mail
    
    
    2117.19 Confidentiality
    
    
    2117.20 Incorporation of Schedules and Exhibits
    
    
    2117.21 Financial Statements
    
    
    2117.22 Master Lease
    
    
    2117.23 Conversion of Previous Agreement
    
    
    21
 -iii-




---



##### 



SCHEDULE 1
 CERTAIN DEFINED TERMS
 ACM
 Additional Rent
 Affiliate Transfer
 Aggregate Direct Electric Loads
 Alterations
 Ancillary Utility Costs
 Applicable Laws
 Back-Up Power Specifications Exhibit F
 Back-Up Power Systems
 Base Rent
 Building
 Building Systems
 Cables
 Card Reader Completion Notice
 -i-




---



##### 



Casualty-Complete
 Casualty Event
 Casualty Repair
 Casualty Repair Notice
 Chronic Outage
 Chronic Outage Termination Notice
 Claims
 Colocation Activity
 Colocation Agreement
 Colocation Customer non-carrier
 Colocation Party
 Common Area
 Consequential Damages
 -ii-




---



##### 



Continuous Outage
 Continuous Outage Termination Notice
 Control
 Datacenter Connection Area
 Datacenter Rules and Regulations
 http://www.digitalrealtytrust.com/leasing/
 Deadline Date
 Default Rate
 Delinquency Date
 Digital
 ECT Default Notice
 ECT Overage
 ECT  Suite 1.14A Exhibit F
 ECT  Suite 1.5 Exhibit F
 ECT  Suite 1.5.1 Exhibit F
 ECT  Suite 1.5.2 Exhibit F
 Electricity Consumption Threshold
 Electricity Specifications
 -iii-




---



##### 



Environmental Laws
 Event of Default by Tenant
 Excess Rent
 Existing Pathways Exhibit C
 Extension Option
 Extension Option Exercise Notice
 Extension Term
 Extension Term Base Rent
 Financial Statements
 First Interruption st
 Force Majeure
 Four-Plus Interruption th
 Generator Fuel Usage Exhibit F
 Generator Fuel Payment
 Handle Handled Handling
 -iv-




---



##### 



Hazardous Materials
 Holder
 HVAC
 HVAC Specifications Exhibit F
 Installation Fee
 Interruption Accrual Period
 Interruption Cure Completion Notice
 Interruption  Electrical and not to have been
 Interruption  Electrical Duration Threshold
 Interruption  Humidity relative humidity th relative humidity
 Interruption of Landlords Essential Services
 Interruption  Temperature temperature th temperature
 -v-




---



##### 



temperature for any period of time
 Land
 Landlord
 Landlord Default
 Landlord Group
 Landlords Access Control Systems
 Landlords Actual Knowledge
 Landlords Essential Services
 Landlords Installations Exhibit E
 Landlords Lease Undertakings
 Landlords Liability Cap
 Late Charge
 Late Payment
 Late Payment Interest
 Lease Documents
 Loss of Redundancy or
 -vi-




---



##### 



not to have been
 Maintenance Fuel Usage
 Master Lease
 Maximum Structural Load
 Metered Direct Electrical Loads
 MMR Services
 New Pathway Completion Date
 New Pathway Completion Notice
 New Pathway Installation Exhibit C
 Noticed Holder
 Outage Credit
 Partial Month st
 Pathways
 PCBs
 PDUs
 Permitted Transfer GAAP
 -vii-




---



##### 



Permitted Use
 PM Activity
 PM Audit
 PM Audit Notice
 PM Books and Records
 PM Schedule
 PM Standards
 http://www.digitalrealtytrust.com/leasing
 POP Room
 Premises
 Prepaid Rent
 Previous Agreement
 Previous Agreement Space
 Property
 Qualifying Chronic Outage
    -viii-




---



##### 



Rent
 Repair Period-Actual
 Repair Period-Estimated
 Second Interruption nd
 Security Documents
 Separate/Independent Interruption of Landlords Essential Services
 Separate/Independent Interruption of Landlords Essential Services  Electrical
 SNDA
 Suite 1.14.A Cage Card Reader
 Suite 1.5 Expiration Date th
 Suite 1.5 Surrender Date
 Suite 1.5 Tenant Space Exhibit C Exhibit C
 Suite 1.5 Term
 System Efficiency Losses
 -ix-




---



##### 



Taking
 Target Humidity Range Exhibit F
 Target Temperature Range Exhibit F
 Taxes  Equipment
 Taxes  Other
 Tenant
 Tenant Affiliate
 Tenant Group
 Tenant Parties
 Tenant Space
 Tenant Space Customer
 Tenants Personal Property
 -x-




---



##### 



Term Term of this Lease Term of the Lease
 Third Interruption rd
 Third Party POP Room Operator
 Third Party Tenant
 Transfer
 Transferee
 Transfer Notice
 Unmetered Direct Electric Loads
 UPS Plant
 -xi-




---



##### 



55 MIDDLESEX TURNPIKE  DATACENTER LEASE
 Lease
 RECITALS
   Exhibit C
 Schedule 1
  BASIC LEASE INFORMATION
 1.  Landlord:
    
    Digital 55 Middlesex, LLC, a Delaware limited liability company2. Tenant:
    
    Constant Contact, Inc., a Delaware corporation3. Tenant Addresses:
    
    Tenant Address for Notices:Constant Contact, Inc.1601 Trapelo RoadWaltham, MA 02451Attn: Senior Vice President, Engineering and OperationsPhone: 781-472-8100Email: jwalsh@constantcontact.comWith copies to:Constant Contact, Inc.1601 Trapelo RoadWaltham, MA 02451Attn: General CounselPhone: 781-472-8100Email: general_counsel@constantcontact.com
 -i-




---



##### 



And:WilmerHale60 State StreetBoston, MA 02109Attn: Paul Jakubowski, Esq.Phone: 617-526-6948Email: paul.jakubowski@wilmerhale.comTenant Address for Invoice of Rent:Constant Contact, Inc.1601 Trapelo RoadWaltham, MA 02451Attn: Accounts PayablePhone: 781-472-8100Email: ap@constantcontact.com4. Effective Date/Commencement Date:(a) Effective Date:
    
    January 1, 2011(b) Commencement Date:
    
    January 1, 20115. Term:
    
    Approximately seventy-two (72) full calendar months (i.e., commencing on the
Commencement Date and expiring on the last day of the seventy-second (72nd) full
calendar month thereafter).For the avoidance of doubt, Landlord and Tenant acknowledge and agree that, if the
Commencement Date occurs on a date that is other than the first (1st) day of
a calendar month, the Term of this Lease shall be deemed to have been automatically
extended by the number of calendar days in the Partial Month, such that the Term of the
Lease shall then be equal to the number of full calendar months described above, plus
the number of calendar days in the Partial Month.For example:a. If the Commencement Date occurs on January 1, 2011, then the seventy-two (72)full
calendar month Term of this Lease would commence January 1, 2011,and expire on
December 31, 2016.b. If, however, the Commencement Date occurs on January 18, 2011, then the seventy-two
(72)full calendar month Term of this Lease would commence on January 18, 2011, and
expire on January 31, 2017. In this example, the period occurring from January 18,
2011through January 31, 2011is the Partial Month. The Base Rent payable by Tenant
hereunder during such Partial Month shall be payable by Tenant on a pro-rated basis, in
accordance with Section 3.1 of the Standard Lease Provisions, at a rate equal to the
rate of Base Rent that would otherwise be due and payable by Tenant hereunder with
regard to the first (1st) month of the Term of this Lease (pro-rated on a
per diem basis). However, in this example, the first (1st) month of the
seventy-two (72)full calendar month Term of this Lease would, for the purposes of
calculating the expiration of the Term of the Lease, be deemed to be the month of
February, 2011.6. Extension Options/
    
    Two (2)Extension Options, each to extend the Term for an Extension Term of sixtyExtension Term:
    
    (60)months, subject to the terms of Section 2.3, below.
 -ii-




---



##### 



7. Premises/Pathways:(a) Premises:
    
    Landlord and Tenant acknowledge and agree that commencing on the Commencement Date, the
Premises shall consist of the following four (4) separately demised spaces:a. Approximately 600 square feet of area in the Building, known as Suite 1.5, caged as
set forth on Exhibit A(Suite 1.5).b. Approximately 1800 square feet of area in the Building, known as Suite 1.5.1, caged
as set forth on Exhibit A(Suite 1.5.1).c. Approximately 2000 square feet of area in the Building, known as Suite 1.5.2, caged
as set forth on Exhibit A(Suite 1.5.2).d. Approximately 1200 square feet of area in the Building, known as Suite 1.14A, caged
as set forth on Exhibit A(Suite 1.14A).As of the Suite 1.5 Surrender Date, Suite 1.5 shall be deemed to have been removed from
the Premises. From and after the Suite 1.5 Surrender Date, throughout the balance of
the Term of this Lease, the Premises shall consist of Suite 1.5.1, Suite 1.5.2 and
Suite 1.14A, collectively comprising approximately 5,000 square feet of area in the
Building. . From and after the Suite 1.5 Surrender Date, no Base Rent shall become due
or payable with respect to Suite 1.5 and all future calculations of Ancillary Utility
Costs, Generator Fuel Usage or any costs to Tenant under this Lease based on a
proportionate share or allocation of leased space or usage shall reflect that Suite 1.5
shall be deemed to have been removed from the Premises.(b) Pathways:
    
    Each of Suite 1.5, Suite 1.5.1, Suite 1.5.2 and Suite 1.14A may be referred to herein,
individually, as a Suite.As described on Exhibit C.
 8. Base Rent:
    
    a.Suite 1.5 Base Rent (the Suite 1.5 Base Rent)$33,428.11per month for the period commencing on the Commencement Date and expiring on
the last day of the twelfth (12th) full calendar month of the Term of the
Lease.(months 1  12 of the Term)$33,828.43per month for the period commencing on the first (1st) day of the
thirteenth (13th) month of the Term and expiring on the Suite 1.5 Expiration
Date.(months 13-24 of the Term)b. Suite 1.5.1 Base Rent(the Suite 1.5.1 Base Rent)$120,341.21per month for the period commencing on the Commencement Date and expiring
on the last day of the twelfth (12th) full calendar month of the Term of the
Lease.(months 1  12 of the Term)$121,782.37per month for months 13  24 of the Term.
 -iii-




---



##### 



$46,785.69per month for months 25  36 of the Term.$48,189.26per month for months 37  48 of the Term.$49,634.94per month for months 49  60 of the Term.$51,123.99per month for months 61  72 of the Term.c. Suite 1.5.2 Base Rent (the Suite 1.5.2 Base Rent)$61,382.68per month for the period commencing on the Commencement Date and expiring on
the last day of the twelfth (12th) full calendar month of the Term of the
Lease.(months 1  12 of the Term)$62,917.20per month for months 13  24 of the Term.$64,490.00per month for months 25  36 of the Term.$48,189.26per month for months 37  48 of the Term.$49,634.94per month for months 49  60 of the Term.$51,123.99per month for months 61  72 of the Term.d.
Suite 1.14A Base Rent(the
Suite 1.14A Base Rent; together with Suite 1.5 Base
Rent, Suite 1.5.1 Base Rent and Suite 1.5.2 Base Rent, collectively, Base Rent)$55,125.00per month for the period commencing on the Commencement Date and expiring on
the last day of the twelfth (12th) full calendar month of the Term of the
Lease.(months 1  12 of the Term)$56,778.75per month for months 13  24 of the Term.$58,482.11per month for months 25  36 of the Term.$60,236.58per month for months 37  48 of the Term.$62,043.67per month for months 49  60 of the Term.$63,904.98per month for months 61  72 of the Term.9.Installation Fee:
    
    Tenant hereby agrees to pay Landlord, as Additional Rent, no later than thirty (30)
days following receipt of an invoice therefor, the sum of all reasonable out-of-pocket
amounts expended by Landlord in connection with the performance of the New Pathway-B
Installation, the New Pathway-C Installation and the Card Reader Installation (the
Installation Fee) which invoice shall be delivered following completion of the New
Pathway-B Installation, the New Pathway-C Installation and the Card Reader
Installation.10. Prepaid Rent:
    
    $270,277.00(being the first (1st) months Base Rent). Such Prepaid Rent
shall be applied to the Base Rent due in month 1 of the Term of this Lease.
 -iv-




---



##### 



11. Landlords Address for Notices:
    
    Digital 55 Middlesex, LLC
    
    With a copy to:c/o Digital Realty Trust, L.P.
    
    Stutzman, Bromberg, Esserman &451 D Street, Suite 912
    
    Plifka, A Professional CorporationBoston, MA 02210
    
    2323 Bryan Street, Suite 2200Attention: Asset Manager
    
    Dallas, TX 75201Facsimile No. (857) 366-9998
    
    Attention: Noah K. HansfordE-mail:
    
    Facsimile No. (214) 969-4999leaseadministration@digitalrealtytrust.com
    
    E-mail: hansford@sbep-law.com
 12. Landlords Address for Payment of Rent:
    
    ACH Payments:Bank:
    
    Bank of America NT&SA1850 Gateway Blvd.Concord, CA 94520-3282Routing Number:
    
    121000358Account Number:
    
    1459370718Account Name:
    
    Digital 55 Middlesex, LLCRegarding/Reference:
    
    Tenant Account No., Invoice No.Wire Payments:Bank:
    
    Bank of America NT&SA100 West 33rd StreetNew York, NY 10001Routing Number:
    
    026009593Account Number:
    
    1459370718Account Name:
    
    Digital 55 Middlesex, LLCRegarding/Reference:
    
    Tenant Account No., Invoice No.Check Payments:Payee:
    
    Digital 55 Middlesex, LLCMailing Address:Digital 55 Middlesex, LLCP.O. Box 415882Boston, MA. 02241-5882Overnight Address:Bank of America Lockbox ServicesDigital 55 Middlesex, LLC  415882MA5-527-02-072 Morrissey Blvd.Dorchester, MA. 02125Contact Information:
 -v-




---



##### 



Director of Cash ManagementDigital Realty Trust560 Mission Street, Suite 2900San Francisco, CA 94105P: (415) 738-6509F: (415) 495-368713. Brokers:(a) Landlords Broker:
    
    None.(b) Tenants Broker:
    
    RampRate Sourcing Advisors, Inc.14. Land:
    
    The Land located at:55 Middlesex Turnpike, Bedford, Massachusetts15. Building:
    
    55 Middlesex Turnpike: A one (1)-story building consisting of approximately 106,000
square feet.16. POP Rooms:
    
    Suite 202located on the first (1st) floor of the Building (the East POP Room) and
Suite 204located on the first (1st) floor of the Building (the West POP Room;
together with the East POP Room, collectively, the POP Rooms).17. Storage and Receiving:
    
    As it relates to Tenants Personal Property that is delivered to the Building from time
to time, Landlord agrees, upon twenty-four (24) hours prior notice from Tenant, but
subject to reasonable availability of the space, to permit items of Tenants Personal
Property to be stored temporarily (i.e., for no more than seventy-two (72) hours per
delivery) on a non-exclusive basis in locked storage space in the loading area of the
Building. Such shipments shall be accepted by Landlord and stored in such locked space
until such time as Tenant takes delivery of said shipment. The foregoing
notwithstanding, nothing contained in this Item 17 shall be deemed to waive or modify
the terms of the Standard Lease Provisions, below (including, but not limited to,
Sections 9.2, 14.1.1 and 14.2.1).18. Intentionally Deleted:
    
    Intentionally Deleted19. Maximum Structural Load:
    
    250 pounds of live load per square foot.
 Schedule 1 Exhibits A K
  -vi-




---



##### 



STANDARD LEASE PROVISIONS
 LEASE OF TENANT SPACE
 Tenant Space
 Condition of Tenant Space
 Datacenter Connection Area
 Relocation Right
 Quiet Enjoyment; Access
 Common Area
 TERM
 Term
 -1-




---



##### 



Delivery of Tenant Space
 Completion of the New Pathway Installation
 Completion of the Card Reader Installation
 Extension Options
 st
   -2-




---



##### 



BASE RENT AND OTHER CHARGES
 Base Rent st
 Installation Fee th
 Payments Generally Base Rent All forms of Additional Rent
  Late Payments
 -3-




---



##### 



Utilities
    Generator Fuel Usage
 Tenants Additional Rent Audit Right.
 -4-




---



##### 



TAXES
 Taxes  Equipment
 Taxes  Other
  INTENTIONALLY DELETED
 PERMITTED USE; COMPLIANCE WITH RULES AND LAWS; HAZARDOUS MATERIALS
 Permitted Use
 Limitations on Permitted Use
 Datacenter Rules and Regulations
 -5-




---



##### 



Compliance with Laws; Hazardous Materials
 Compliance with Laws
   Hazardous Materials
   Electricity Consumption Threshold
 -6-




---



##### 



Maximum Structural Load
 ACCESS CONTROL; LANDLORDS ESSENTIAL SERVICES; INTERRUPTION OF SERVICES
 Access Control deemed
   Landlords Essential Services Exhibit F
 Interruption of Services utility-provided except as
expressly set forth on Exhibit F, attached hereto, with regard to Interruptions of Landlords
Essential Services whether foreseeable or not, whether arising from
or relating to the making of or failure to make any repairs, alterations or improvements, or
whether arising from or related to the provision of or failure to provide for or to restore any
service in or to any portion of the Property or the Building
 SAS-70 Reporting. SAS 70 Audit
 -7-




---



##### 



Self-Help Restriction not Self-Help Right
 MAINTENANCE; ALTERATIONS; REMOVAL OF TENANTS PERSONAL PROPERTY
 Landlords Maintenance
 PM Standards
 Tenants PM Audit
 Tenants Maintenance
 Alterations
  -8-




---



##### 



Exhibit B-1
 Removal of Tenants Personal Property
 CASUALTY EVENTS; TAKINGS; INSURANCE
 Casualty Events; Takings
 Casualty Events
 Landlords Termination Right
 Tenants Termination Right
 -9-




---



##### 



th
 Casualty-Complete
 Base Rent Abatement  Casualty Events
 Takings
 Total Taking
 Partial Taking
 Landlords Termination Right  Partial Taking
 Tenants Termination Right  Partial Taking
 Restoration  Taking
 Base Rent Abatement  Taking
 Taking Award Rights
 -10-




---



##### 



Tenants Remedy
 Tenants Insurance Exhibit B-1
  Landlords Insurance Exhibit B-2
 TRANSFERS
 Restrictions on Transfers; Landlords Consent
 Permitted Transfer
 Notice to Landlord
 Landlords Recapture Rights
 -11-




---



##### 



No Release; Subsequent Transfers
 Colocation vis a vis
 Excess Rent
 ESTOPPEL CERTIFICATES
 SUBORDINATION AND ATTORNMENT; HOLDER RIGHTS
 Subordination and Attornment
 -12-




---



##### 



Holder Protection
 SNDA
 SURRENDER OF TENANT SPACE; HOLDING OVER
 Tenants Method of Surrender
 Surrender of Suite 1.5 Tenant Space
 Disposal of Tenants Personal Property
 Holding Over
 -13-




---



##### 



Survival
 WAIVERS; INDEMNIFICATION; CONSEQUENTIAL DAMAGES; LIENS
 Waivers
 Tenant hereby waives its rights including all such claims, damages
and losses, which are caused by or result from the negligence or willful misconduct of any member
of the Landlord Group
 Landlord hereby waives its rights , including all such claims, damages and losses, which are caused by or
result from the negligence or willful misconduct of any member of the Tenant Group
 Indemnification
 To the maximum extent permitted by law, Tenant
hereby agrees to indemnify, defend, and hold harmless
  -14-




---



##### 



gross negligence
  negligence
  Indemnification by Landlord Landlord hereby agrees to defend, indemnify, and hold
harmless gross negligence
 negligence
  -15-




---



##### 



Consequential Damages
 Liens
 TENANT DEFAULT
 Events of Default By Tenant
  
 *
    
    In order to be considered to have been properly disputed, the relevant
amount(s) must have been timely disputed in good faith in writing by Tenant prior to
the due date thereof.  Event of Default-ECT Overage
 
 *
    
    In connection with this Section 15.1.2.1, the term remedy shall mean and refer to a
meaningful and relatively permanent remedy of the condition causing the ECT Overage. -16-




---



##### 



Remedies Exhibit D
 LANDLORDS LIABILITY
 Landlord Default; Tenants Remedies
 Landlord Default
   Tenants Remedies
 Landlords Liability
 -17-




---



##### 



Transfer of Landlords Interest
 Status as a Real Estate Investment Trust
 Partial Assignment
 MISCELLANEOUS
 Severability
 No Waiver
 -18-




---



##### 



Attorneys Fees and Costs
 $1,000.00
 Waiver of Right to Jury Trial
 Headings; Time; Survival
 Notices
 Governing Law; Jurisdiction
 Incorporation; Amendment; Merger
 Brokers
 -19-




---



##### 



Examination of Lease; Binding on Parties
 Recordation Memo of Lease Exhibit K
 Authority
 Successors and Assigns
 Force Majeure
 No Partnership or Joint Venture; No Third Party Beneficiaries
 Access by Landlord
 -20-




---



##### 



Rights Reserved by Landlord
 a)
    
    2N UPS, N +1 Generator redundancy for the Premises.b)
    
    Concurrently maintainable (Tier III) Premises.c)
    
    At least 6 minutes of UPS power under full load.d)
    
    36 raised floor height and 14 ceiling height.e)
    
    25% perforated tiles for Tenant space.f)
    
    At least 24 hours of fuel run time for generators.g)
    
    Double-interlock pre-action sprinkler system.h)
    
    Generators to have weather resistant enclosure and a double contained fuel
tank, as well as all required approvals of such generators from local municipality
(including architectural, noise, and planning to the extent required by Applicable
Law).i)
    
    Monitoring of PDU and other electrical infrastructure using BMS by TAC or
equivalent systems.j)
    
    Revenue grade metering at the main distribution voltage supply switch.k)
    
    Energy management & monitoring system, with monitoring and control for:
mechanical heat rejection equipment; UPS systems; PDUs; fire alarm; water flow switch;
security system; temperature/humidity; under floor leak detection system; lighting;
power metering & monitoring system / energy management system. The energy management &
monitoring system will monitor all critical equipment for the Building, with alerts
configured to page the Building engineer, service provider, and, if required by Tenant,
Tenant staff.l)
    
    Tenant access to web portal including viewing the Building management system
data for the Premises.m)
    
    Carrier neutrality and availability of multiple IP transit providers in the
Building.n)
    
    Multiple fiber egress points from the Building.o)
    
    Building security monitoring.p)
    
    Continuation of all building services, including provisioning, maintenance, and
replacement of common electrical and HVAC equipment, access to loading dock, exterior
maintenance (landscaping, parking lot, etc.); and interior services (trash pickup,
common area maintenance, restrooms and temperature control) without additional charge
to client.q)
    
    Electronic key card reader/system for access into the Premises.
 Counterparts; Delivery by Facsimile or E-mail
 Confidentiality
 -21-




---



##### 



Incorporation of Schedules and Exhibits
 Financial Statements
 Master Lease
 Conversion of Previous Agreement
 [SIGNATURES APPEAR ON NEXT PAGE]
 -22-




---



##### 



LANDLORD :
 
 By:
    
    Digital Realty Trust, L.P.,a Maryland limited partnership,its sole member and manager
 By:
    
    Digital Realty Trust, Inc.,a Maryland corporation,its general partner
 By:
    /s/ Chun
M. LeeName:
    Chun M. LeeIts:
    Vice President
  TENANT :
 
 By:
    /s/ John
WalshName:
    John WalshTitle:
    Senior Vice
President, Engineering and Operations
 
 -23-




---



##### 



EXHIBIT A
 DEPICTION OF THE SUITES, THE WEST POP ROOM, THE EAST POP ROOM
 AND THE DATACENTER CONNECTION AREA
 
 -1-




---



##### 



EXHIBIT
B-1
 TENANTS INSURANCE REQUIREMENTS
 Policies
 A. Commercial general liability insurance
(including contractual liability):
    
    $5,000,000 single limit;
$5,000,000 aggregate
limit.*B. Special Peril Form property insurance:
    
    Full replacement value of
Tenants Personal
Property.C. Workers compensation insurance:
    
    In accordance with the
laws of the state in
which the Property is
located, and Employers
Liability insurance with
a limit not less than
$1,000,000 Bodily Injury
Each Accident; $1,000,000
Bodily Injury By Disease
- Each Person; and
$1,000,000 Bodily Injury
By Disease  Policy
Limit.D. Automobile liability insurance:
    
    Primary auto liability
insurance with limits of
not less than $1,000,000
per occurrence covering
owned, hired and
non-owned vehicles used
by Tenant or any other
member of the Tenant
Group.E. Business interruption insurance:
    
    In such amount as will
reimburse Tenant for
direct or indirect loss
of earnings attributable
to all perils insured
against by the property
insurance described above
for a period of not less
than twelve (12) months.
 
 *
    
    some or all of which may be provided by umbrella coverage. Requirements :
  -1-




---



##### 



EXHIBIT
B-2
 LANDLORDS INSURANCE REQUIREMENTS
 Policies
 A. Commercial general liability insurance
(including contractual liability):
    
    $10,000,000 single limit;
$20,000,000 aggregate
limit.*B. Special Peril Form property insurance:
    
    Full replacement value of
the Building and
Landlords personal
property installed
therein.*C. Workers compensation insurance:
    
    In accordance with the
laws of the state in
which the Property is
located, and Employers
Liability insurance with
a limit not less than
$1,000,000 Bodily Injury
Each Accident; $1,000,000
Bodily Injury By Disease
- Each Person; and
$1,000,000 Bodily Injury
By Disease  Policy
Limit.D. Automobile liability insurance:
    
    Primary auto liability
insurance with limits of
not less than $1,000,000
per occurrence covering
owned, hired and
non-owned vehicles used
by Landlord or any other
member of the Landlord
Group.
 
 *
    
    some or all of which may be provided by umbrella coverage. Requirements :
  -1-




---



##### 



EXHIBIT C
 DESCRIPTION OF PATHWAYS
 1.
    
    Existing Pathways:
 a.
    
    Two (2) two-inch (2) conduits from Suite 1.5 to the West POP Room (Existing
Pathway-A);b.
    
    Two (2) three-inch (3) conduits from Suite 1.5.2 to the West POP Room
(Existing Pathway-B);c.
    
    Two (2) three-inch (3) conduits from Suite 1.5 to Suite 1.5.1 (Existing
Pathway-C); andd.
    
    Two (2) three-inch conduits from Suite 1.5.1 to Suite 1.5.2 (Existing
Pathway-D);e.
    
    One (1) two-inch (2) conduit from Suite 1.5.1 to the East POP Room
(Existing Pathway-E; together with Existing Pathway-A, Existing Pathway-B, Existing
Pathway-C and Existing Pathway-D, collectively, the Existing Pathways).
 New Pathway-A
 New Pathway-B
 New Pathway-C New Pathways
     -1-




---



##### 



EXHIBIT D
 MASSACHUSETTS STATE LAW PROVISIONS
 REMEDIES FOR EVENTS OF DEFAULT
 Landlords Right to Terminate Upon Tenant Default
     No Surrender or Merger
 Damages Upon Default
   -1-




---



##### 



Repossession of Tenant Space
 Landlords Expenses
 Cumulative Remedies; Equitable Relief.
 Reletting
 -2-




---



##### 



Landlords Right to Cure
 CALCULATION OF CHARGES
 -3-




---



##### 



EXHIBIT E
 LANDLORDS INSTALLATIONS
  -1-




---



##### 



EXHIBIT F
 SERVICE LEVEL
 Table A.
 1. Electricity
Consumption Threshold:
    
    Suite 1.5: 50 total kW(the ECT-Suite 1.5)
Suite 1.5.1: 180 total kW(the ECT-Suite 1.5.1)
Suite 1.5.2: 180 total kW(the ECT-Suite 1.5.2)
Suite 1.14A: 225 total kW(the ECT-Suite 1.14A)2. Target Battery
Capacity:
    
    Six (6) minutes.3. Back-Up Power
Specifications:
    
    Six (6) 2 MW shared paralleled Building
generators in an N+1 configuration supply back-up
power for the Premises.4. HVAC Specifications.(a) Target
Temperature Range:
    
    Average temperature of the Premises, measured at
the return air vents in the Premises, between 68
degrees Fahrenheit and 78 degrees Fahrenheit.(b) Target Humidity
Range:
    
    Average relative humidity of the Premises,
measured at the return air vents in the Premises,
between 35% and 55%.
 Service Level  Terms.
 Landlords Essential Services.
 Electricity
 HVAC
 Interruptions of Landlords Essential Services; Losses of Redundancy.
 Outage Credits; and Partial Outage Credits.
 -1-




---



##### 



Table Related to the Calculation of Outage Credits (Table 2.A.(1)-A)
 Interruption Duration:
    

Tenants Remedy:0-1 hour
    
    The Level-1 Outage Credit(s)
described in Table 2.A.(1)-B,
below.1hr, 1minute through 4 consecutive
hours during which such Interruption
of Landlords Essential Services
occurs or continues
    
    One (1) Outage Credit in addition
to Outage Credit(s) granted, above,
for such Interruption for the 0-1
hour outage period.4hrs, 1minute through 8 consecutive
hours during which such Interruption
of Landlords Essential Services
occurs or continues
    
    One (1) Outage Credit in addition
to the Outage Credits granted,
above, for such Interruption for
0-1 hour outage period and 1-4 hour
outage period.8hrs, 1minute through 12 consecutive
hours during which such Interruption
of Landlords Essential Services
occurs or continues
    
    One (1) Outage Credit in addition
to Outage Credits granted, above,
for such Interruption for 0-1 hour
outage period, 14 hour outage
period and 4-8 hour outage period.Each twelve (12) hour period
thereafter during which such
Interruption of Landlords Essential
Services occurs or continues.
    
    One (1) Outage Credit in addition
to Outage Credits granted, above,
previously for such Interruption.
 Table Describing the Level-1 Outage Credits (Table 2.A.(1)-B)
 Interruption Occurrence:
    
    Level-1 Outage Credit:Each First Interruption.
    
    One (1) Outage Credit.Each Second Interruption.
    
    Two (2) Outage Credits.Each Third Interruption.
    
    Three (3) Outage Credits.Each Four-Plus Interruption.
    
    Four (4) Outage Credits.
 Partial Outage Credit
 Table Related to the Calculation of Partial Outage Credits (Table 2.A.(2))
 Loss of Redundancy Duration:
    

Tenants Remedy:One hundred sixty eight (168)
consecutive hours.
    
    One Partial Outage Credit.Each period of one hundred sixty
eight (168) consecutive hours
thereafter during which such Loss of
Redundancy continues.
    
    One (1) Partial Outage Credit in
addition to the Partial Outage
Credit granted, above, previously
for such Loss of Redundancy.
 -




---



##### 



Interruption Cure Completion Notice
 Performance Review
 Termination Rights.
 Continuous Outage Termination Right.
 Chronic Outage Termination Right.
 Remedies Exclusive. Exhibit F
 -




---



##### 



EXHIBIT G
 INTENTIONALLY DELETED
 -1-




---



##### 



EXHIBIT H
 INTENTIONALLY DELETED
 -1-




---



##### 



EXHIBIT I
 INTENTIONALLY DELETED
 -1-




---



##### 



EXHIBIT J
 INTENTIONALLY DELETED
 -1-




---



##### 



EXHIBIT
K   FORM OF MEMO OF LEASE
      (ii)
    
    Approximately 1800 square feet of area in the Building, known
as Suite 1.5.1;(iii)
    
Approximately 2000 square feet of area in the Building, known as Suite 1.5.2;(iv)
    
    Approximately 1200 square feet of area in the Building, known
as Suite 1.14A (i  iv, collectively, the Premises);(v)
    
    Two (2) two-inch (2) conduits from Suite 1.5 to the West POP Room;(vi)
    
    Two (2) three-inch (3) conduits from Suite 1.5.2 to the West POP Room;(vii)
    
    Two (2) three-inch (3) conduits from Suite 1.5 to Suite 1.5.1;(viii)
    
    Two (2) three-inch conduits from Suite 1.5.1 to Suite 1.5.2;(ix)
    
    One (1) Max-cell sleeve, as hereafter designated by Landlord, from the
Datacenter Connection Area to the East POP Room, contained within in a shared
four-inch (4) conduit;(x)
    
    Two (2) conduits, each being two inches (2) to three inches (3) in diameter,
from Suite 1.14A to Suite 1.5.1 via pathway designated by Landlord; and(xi)
    
    Two (2) conduits, each being two inches (2) to three inches (3) in
diameter, from Suite 1.14A to Suite 1.5.2 via pathway designated by Landlord (v 
xi, collectively, the Pathways).
 The Premises and such Pathways are located within the Building known as 55
Middlesex Turnpike, Bedford, Massachusetts and more particularly described in the
Lease, which Building is located on the land more particularly described on
Exhibit 1
 -1-




---



##### 



attached hereto.
 Term:
    
    
    Approximately seventy-two (72) full calendar months (i.e., commencing on
____________________, 2011, and expiring seventy-two (72) full calendar months
thereafter, unless extended pursuant to the Lease).Extension Option:
    
    
    Two (2) Extension Options, each to extend the Term for an Extension Term of sixty
(60) months each, subject to the terms and conditions of the Lease.
  -




---



##### 



LANDLORD:
    
    
    

    TENANT:DIGITAL 55 MIDDLESEX, LLC,
    
    
    
    Constant Contact, Inc., a Delaware corporationa Delaware limited liability companyBy:
    
    Digital Realty Trust, L. P.,a Maryland limited partnership,its member and managerBy:
    
    Digital Realty Trust, Inc.,
    
    
    
    By:a Maryland corporation,
    
    
    
    
    
    Name:its general partner
    
    
    
    
    
    Title:By:Name:Title:
 -




---



##### 



_____________ County, ss.
    
    _________________, 20__
  
  -




---



##### 



__________ County, ss.
    
    _________________, 20__
  
  -




---



##### 



EXHIBIT 1  Legal Description
 -