EX-10.1



 Exhibit 10.1 

SECOND AMENDMENT TO LEASE 

This SECOND AMENDMENT TO LEASE (this “Amendment”) made on this 1st day of December, 2013, by and between
QUALITY INVESTMENT PROPERTIES – WILLIAMS CENTER, L.L.C., a Kansas limited liability company (“Lessor”), and QUALITY TECHNOLOGY SERVICES LENEXA, LLC, a Delaware limited liability company
(“Lessee”). 
 W I T N E S S E T H:

 WHEREAS, Lessor and Lessee entered into a lease, dated as January 1, 2009 (the “Lease”), pursuant to
which Lessor leased to Lessee (i) 2493 usable square feet of data center space (the “Data Center Space”) located on the first floor of the J. Williams Technology Centre located at 12851 Foster Street, Overland Park, Kansas (the
“Building”), and (ii) 7220 rentable square feet of office and common space (the “Office Space”), which was increased to 8639 rentable square feet as of October 1, 2009 (the Office Space and Data Center
Space being collectively referred to as the “Leased Premises” or the “Premises”); 

WHEREAS, Lessor and Lessee entered into that certain First Amendment to Lease, dated as of March 1, 2013, pursuant to which the
size of the Office Space was increased to 30,213 rentable square feet and Lessee was granted an option to extend the term of the Lease for one period of five years; and 

WHEREAS, subject to the terms and conditions of this Amendment, Lessor and Lessee desire to decrease the size of the Office Space so
that Lessor may reserve a certain portion of the Office Space for its own use. 
 NOW, THEREFORE, in consideration of the sum
of One Dollar ($1.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto mutually covenant and hereby agree as follows: 

1. Capitalized terms not otherwise defined herein shall have the meaning given to such terms in the Lease. 

2. Section 1.02 of the Lease is hereby deleted in its entirety and replaced with the following: 

“1.02 Leased Premises. In consideration of the Rent, terms, provisions and covenants of this Lease, Lessor hereby
irrevocably leases, lets and demises to Lessee the exclusive use and possession of (i) 2493 rentable square feet of data center space (the “Data Center Space”) located on the first floor of the J. Williams Technology Centre
located at 12851 Foster Street, Overland Park, Kansas (the “Building”) (reserving six (6) cabinets of space and power for Lessor’s use), and (ii) 28,948 rentable square feet of office and common space (the
“Office Space”), more particularly depicted on Exhibit A attached hereto and incorporated herein by reference (all of such space being referred to as the “Leased Premises” or the
“Premises”).” 







 3. Section 1.04 of the Lease is hereby amended to reflect that from the date of this
Amendment until December 31, 2013, the Monthly Rent for the Office Space shall be $54,277.50/month and $651,330.00/year, and the total Monthly Rent for the Leased Premises shall be $85,777.50/month and $1,029,330.00/year. Commencing on
January 1, 2014 and continuing through December 31, 2019, Lessee shall pay Monthly Rent to Lessor for the Office Space in an amount equal to $23.50/square foot for a total of $56,689.83/month and $680,277.96/year. Beginning January 1,
2014 and continuing through December 31, 2018, the total Monthly Rent for the Leased Premises shall be $88,189.83/month and $1,058,277.96/year. 

4. Section 1.08 of the Lease is hereby amended to add the following sentence to the end of Section 1.08: 

“Notwithstanding anything to the contrary contained herein, Lessor and its affiliates shall have the right to use the Premises for ingress
and egress purposes to the extent necessary to gain access to those portions of the Building not being leased by Lessee hereunder.” 

5. Section 2.02 of the Lease is hereby amended by deleting the last sentence of the second paragraph of Section 2.02 and replacing
it with the following: 
 “The pro rata share for insurance and taxes is calculated based on Lessee’s percentage occupancy of the
Office Space as set forth in Exhibit A.” 
 6. Section 5.01 of the Lease is hereby amended by adding the following sentence
at the end of Section 5.01: 
 “Lessor shall perform janitorial functions as provided in the Janitorial Cleaning
Matrix attached hereto as Exhibit D.” 
 7. The Lease is hereby amended by attaching to the Lease Exhibit D to this
Amendment. 
 8. Exhibit A of the Lease is hereby deleted in its entirety and replaced with Exhibit A to this Amendment. 

9. Except as expressly provided herein, all other terms, conditions, covenants, conditions and agreements as set forth in the Lease remain
unchanged and in full force and effect. 
 10. This Amendment shall be governed by and construed in accordance with the laws of the State of
Kansas, without giving effect to its conflict of laws principles. 
 11. This Amendment and any documents contemplated hereby may be
executed in one or more counterparts, all of which counterparts, when taken together, shall constitute one agreement. This Amendment and any documents contemplated hereby may be executed and delivered by facsimile or other electronic transmission
and any such execution or delivery shall be fully effective as if executed and delivered in person 







 IN WITNESS WHEREOF, the parties have executed this Amendment the date first above
written. 
  

			
	LESSOR:
	
	Quality Investment Properties – Williams Center, LLC
		
	By:	 	 /s/ Chad L. Williams

	Name:	 	Chad L. Williams
	Title:	 	Managing Member
	
	LESSEE:
	
	Quality Technology Services Lenexa, LLC
		
	By:	 	 /s/ Bill Schafer

	Name:	 	Bill Schafer
	Title:	 	CFO









 EXHIBIT A 

THE LEASED PREMISES 







  
 




 







 




 







 EXHIBIT D 

JANITORIAL MATRIX 







  

J WILLIAMS TECHNOLOGY CENTER - JANITORIAL CLEANING - NIGHT TIME 

 
  

											
	 	  	Standard
	 1.0 - Office Areas*
	  	Daily	  	Weekly	  	Monthly	  	Semi Annual	  	Annual
	 Empty all waste baskets and replace with new liner and remove all trash to designated areas
	  	X	  		  		  		  	
	 All open carpet areas thoroughly vacuumed
	  	X	  		  		  		  	
	 Spot-clean walls, door surfaces
	  	X	  		  		  		  	
	 Spot-clean floors
	  		  		  	X	  		  	
	 Spot Clean Carpet
	  	X	  		  		  		  	
	 Deep Clean Carpet - High Traffic Areas
	  		  		  		  		  	X
	 Dust all low areas including chair & table legs and baseboards
	  		  		  	X	  		  	
	 Clean and dust all high surfaces including window sills, partition, ledges, vents, wall plates and door jambs
	  		  		  	X	  		  	
	 Vacuum all obscure areas, including corners, edges, etc.
	  		  		  	X	  		  	
	 Dust and sanitize all office horizontal workspaces (weekly)
	  		  	X	  		  		  	
		
	 	  	Standard
	 2.0 - Restrooms
	  	Daily	  	Weekly	  	Monthly	  	Semi Annual	  	Annual
	 Scrub floors with designated Green Clean cleaning products
	  	X	  		  		  		  	
	 Wash tile walls, counter tops, partitions, and partitions doors
	  	X	  		  		  		  	
	 Wash shower tile walls and floors
	  	X	  		  		  		  	
	 Clean shower floor mats and curtains - Upon opening of fitness center
	  		  	X	  		  		  	
	 Clean mirrors and polish metal surfaces including exposed piping below wash basins
	  	X	  		  		  		  	
	 Clean and disinfect door knobs, push plates and kick plates
	  	X	  		  		  		  	
	 Clean and sanitize toilet/urinal and sink handles
	  	X	  		  		  		  	
	 Clean and refill soap, toilet paper, napkins & seat cover dispensers
	  	X	  		  		  		  	
	 Dust Horizontal surfaces, mirrors, tops of partitions
	  	X	  		  		  		  	
	 Pour disinfectant down floor drains
	  		  	X	  		  		  	
	 Check and refill tampon/napkin vending machines
	  	X	  		  		  		  	
	 Clean air diffusers
	  		  		  	X	  		  	









											
	 	  	Standard
	 3.0 - Core Common Area
	  	Daily	  	Weekly	  	Monthly	  	Semi Annual	  	Annual
	 Sweep all stairways
	  		  	X	  		  		  	
	 Vacuum entrance mats
	  	X	  		  		  		  	
	 Maintain janitorial storage areas in a neat and orderly manner
	  	X	  		  		  		  	
	 Clean inside glass windows
	  		  		  	X	  		  	
	 Clean kick plates and thresholds
	  		  	X	  		  		  	
	 Polish stainless steel corner guards
	  		  	X	  		  		  	
	 Clean exterior glass
	  		  		  		  	X	  	
	 Wash entrance mats
	  		  	X	  		  		  	
	 Clean glass walls
	  		  		  	X	  		  	
		
	 	  	Standard
	 4.0 -Core Break Areas
	  	Daily	  	Weekly	  	Monthly	  	Semi Annual	  	Annual
	 Empty all waste baskets and replace with new liner (when needed) and remove all trash to designated areas (North and South Building
Daily)
	  	X	  		  		  		  	
	 Clean walls by trash containers and behind sink
	  	X	  		  		  		  	
	 Wet clean counter
	  	X	  		  		  		  	
	 Clean and polish sink
	  	X	  		  		  		  	
	 Sweep and mop floor
	  	X	  		  		  		  	
	 Polish all metalwork – microwaves & refrigerators. Every Month on the 30th clean and empty out refrigerators
	  		  		  	X	  		  	
	 Dust celling vents
	  		  		  	X	  		  	
		
	 	  	Standard
	 5.0 - Lobby
	  	Daily	  	Weekly	  	Monthly	  	Semi Annual	  	Annual
	 Vacuum all carpets
	  	X	  		  		  		  	
	 Damp-mop all tile floors
	  	X	  		  		  		  	
	 Polish metal hardware
	  	X	  		  		  		  	
	 Dust all horizontal surfaces (picture frames, woodwork, door Jambs, window mullions)
	  		  	X	  		  		  	
	 Clean entrance doors
	  	X	  		  		  		  	
	 Clean all glass inside
	  		  		  	X	  		  	
	 Clean all glass exterior
	  		  		  		  	X	  	
	 Detail service elevator cab including finger print removal on stainless steal, vacuum floor
	  	X	  		  		  		  	
	 Detail elevator door tracks
	  	X	  		  		  		  	
		
	 	  	Standard
	 6.0 - Conference Rooms
	  	Daily	  	Weekly	  	Monthly	  	Semi Annual	  	Annual
	 Vacuum carpet
	  	X	  		  		  		  	
	 Wipe down conference chairs
	  		  	X	  		  		  	
	 Sanitize table – as needed
	  	X	  		  		  		  	
	 Clean all air vents and signs
	  		  	X	  		  		  	
	 Clean kick plates and thresholds
	  		  	X	  		  		  	









											
	 	  	Standard
	 7.0 - Loading Dock/Exterior
	  	Daily	  	Weekly	  	Monthly	  	Semi Annual	  	Annual
	 Loading dock - sweep, vacuum, damp mop, dust vertical surfaces
	  	X	  		  		  		  	
	 Exterior Walks policed and swept
	  		  	X	  		  		  	
		
	 	  	Standard
	 8.0 - E Café
	  	Daily	  	Weekly	  	Monthly	  	Semi Annual	  	Annual
	 Vacuum all tile floor
	  	X	  		  		  		  	
	 Damp - mop all tile floor
	  	X	  		  		  		  	
	 Wipe down chairs
	  		  	X	  		  		  	
	 Sanitize table tops
	  	X	  		  		  		  	
	 Dust horizontal surfaces
	  	X	  		  		  		  	
	 Clean inside glass windows
	  		  		  	X	  		  	
	 Clean exterior windows
	  		  		  		  	X	  	

 Janitorial Contract Clarifications: 

 

	1.	Restroom supplies will be provided by Landlord as part of the Janitorial Services contract. 

  

	2.	Breakroom supplies will be provided by and/or charged back to Lessee with the exception of trash bags.