Document:

Exhibit 10.1

 

REAL ESTATE PURCHASE AND SALE AGREEMENT

 

AMONG

 

THE SELLERS IDENTIFIED HEREIN

 

AND

 

STAG INDUSTRIAL HOLDINGS, LLC

 

 

TABLE OF CONTENTS

 

	
ARTICLE 1                              DEFINITIONS
    	
1
    
	
 
    	
 
    
	
Section 1.1                                            Definitions
    	
1
    
	
 
    	
 
    	
 
    
	
ARTICLE 2                              AGREEMENT;   PURCHASE PRICE
    	
14
    
	
 
    	
 
    	
 
    
	
Section 2.1                                            Agreement to   Sell and Purchase
    	
14
    
	
Section 2.2                                            Purchase   Price
    	
14
    
	
 
    	
 
    	
 
    
	
ARTICLE 3                              DEPOSIT
    	
14
    
	
 
    	
 
    	
 
    
	
Section 3.1                                            Deposit
    	
14
    
	
 
    	
 
    	
 
    
	
ARTICLE 4                              SURVEY AND   TITLE COMMITMENT
    	
15
    
	
 
    	
 
    	
 
    
	
Section 4.1                                            Title and   Survey
    	
15
    
	
 
    	
 
    	
 
    
	
ARTICLE 5                              INSPECTION,   AUDIT AND FINANCING
    	
17
    
	
 
    	
 
    	
 
    
	
Section 5.1                                            Access
    	
17
    
	
Section 5.2                                            Study Period
    	
18
    
	
Section 5.3                                            Confidentiality
    	
18
    
	
Section 5.4                                            Reporting
    	
19
    
	
Section 5.5                                            Assumption of   Contracts
    	
20
    
	
Section 5.6                                            No Assumption   of Liability
    	
20
    
	
 
    	
 
    	
 
    
	
ARTICLE 6                              CONDITIONS   PRECEDENT, CASUALTY DAMAGE OR CONDEMNATION
    	
21
    
	
 
    	
 
    	
 
    
	
Section 6.1                                            Conditions   Precedent Favoring Purchaser
    	
21
    
	
Section 6.2                                            Conditions   Precedent Favoring Sellers
    	
27
    
	
Section 6.3                                            Risk of   Casualty
    	
28
    
	
Section 6.4                                            Risk of   Condemnation
    	
29
    
	
Section 6.5                                            Allocation of   Casualty and Condemnation Proceeds
    	
30
    
	
Section 6.6                                            Leasing and   Other Activities Prior to Closing
    	
30
    
	
 
    	
 
    	
 
    
	
ARTICLE 7                              REPRESENTATIONS,   WARRANTIES AND COVENANTS
    	
32
    
	
 
    	
 
    	
 
    
	
Section 7.1                                            Purchaser’s   Representations
    	
33
    
	
Section 7.2                                            Seller’s   Representations
    	
38
    
	
Section 7.3                                            Seller’s   Knowledge
    	
41
    
	
Section 7.4                                            Notice of   Breach
    	
41
    
	
 
    	
 
    	
 
    
	
ARTICLE 8                              CLOSING
    	
42
    
	
 
    	
 
    	
 
    
	
Section 8.1                                            Closing Date
    	
42
    

 

i

 

	
Section 8.2                                            Seller’s   Deliveries
    	
42
    
	
Section 8.3                                            Purchaser’s   Deliveries
    	
43
    
	
Section 8.4                                            Costs and   Prorations
    	
44
    
	
Section 8.5                                            Tenant   Notices
    	
48
    
	
 
    	
 
    	
 
    
	
ARTICLE 9                              REAL ESTATE   COMMISSION
    	
48
    
	
 
    	
 
    	
 
    
	
Section 9.1                                            Commissions
    	
48
    
	
 
    	
 
    	
 
    
	
ARTICLE 10                       TERMINATION   AND DEFAULT
    	
49
    
	
 
    	
 
    	
 
    
	
Section 10.1                                     Termination without   Default
    	
49
    
	
Section 10.2                                     Purchaser’s Default
    	
49
    
	
Section 10.3                                     Seller’s Default
    	
50
    
	
Section 10.4                                     Breach of Representations
    	
50
    
	
 
    	
 
    	
 
    
	
ARTICLE 11                       MISCELLANEOUS
    	
51
    
	
 
    	
 
    	
 
    
	
Section 11.1                                     Entire Agreement
    	
51
    
	
Section 11.2                                     Binding On Successors and   Assigns
    	
51
    
	
Section 11.3                                     Assignment by Purchaser
    	
51
    
	
Section 11.4                                     Waiver
    	
52
    
	
Section 11.5                                     Governing Law;   Jurisdiction
    	
52
    
	
Section 11.6                                     Counterparts
    	
53
    
	
Section 11.7                                     Notices
    	
53
    
	
Section 11.8                                     Attorneys’ Fees
    	
54
    
	
Section 11.9                                     IRS Real Estate Sales   Reporting
    	
55
    
	
Section 11.10                              Time Periods
    	
55
    
	
Section 11.11                              Modification of Agreement
    	
55
    
	
Section 11.12                              Further Instruments
    	
55
    
	
Section 11.13                              Descriptive Headings; Word   Meaning
    	
55
    
	
Section 11.14                              Time of the Essence
    	
55
    
	
Section 11.15                              Construction of Agreement
    	
56
    
	
Section 11.16                              Limitations on Liability
    	
56
    
	
Section 11.17                              Severability
    	
56
    
	
Section 11.18                              No Recording
    	
56
    
	
Section 11.19                              No Implied Agreement
    	
57
    
	
Section 11.20                              Facsimile Signatures
    	
57
    

 

ii

 

	
Section 11.21                              Publicity
    	
57
    

 

iii

 

EXHIBITS

 

	
Exhibit A
    	
-
    	
Properties and Sellers
    
	
Exhibit A-2
    	
-
    	
Allocation of Purchase Price
    
	
Exhibit A-3
    	
-
    	
List of Major Tenants
    
	
Exhibit A-4
    	
-
    	
List of Major Properties
    
	
Exhibit B
    	
-
    	
Legal Description of the Land
    
	
Exhibit C-1
    	
-
    	
Form of Tenant Estoppel Certificate
    
	
Exhibit C-2
    	
-
    	
Form of Seller Estoppel Certificate
    
	
Exhibit C-3(a)-(c)
    	
-
    	
Forms of Ground Landlord Estoppel   Certificates
    
	
Exhibit D
    	
-
    	
Lease Schedule
    
	
Exhibit D-1
    	
-
    	
Rent Roll 
    
	
Exhibit E
    	
-
    	
Form of General Assignment
    
	
Exhibit F-1
    	
-
    	
Form of Assignment and Assumption Agreement
    
	
Exhibit F-2
    	
-
    	
Form of Assignment and Assumption Agreement   of Ground Lease
    
	
Exhibit F-3
    	
-
    	
Form of Assignment and Assumption Agreement   of Membership Interests
    
	
Exhibit F-4
    	
-
    	
Form of Assignment and Assumption Agreement   of Limited Partnership Interests
    
	
Exhibit F-5
    	
-
    	
Form of Assignment and Assumption Agreement   of General Partnership Interests
    
	
Exhibit G
    	
-
    	
Representation Certificate
    
	
Exhibit H
    	
-
    	
List of Existing Surveys
    
	
Exhibit I
    	
-
    	
List of Existing Title Policies
    
	
Exhibit J
    	
-
    	
List of Contracts 
    
	
Exhibit K
    	
-
    	
List of Warranties
    
	
Exhibit L
    	
-
    	
Letter Agreement re:  Letters of Credit
    
	
Exhibit M-1
    	
-
    	
Form of Gap Affidavit
    
	
Exhibit M-2
    	
-
    	
Form of Owner’s Affidavit
    
	
Exhibit N
    	
-
    	
Sellers’ Work
    
	
Exhibit O
    	
-
    	
Due Diligence Materials
    

 

iv

 

REAL ESTATE PURCHASE AND SALE AGREEMENT

 

This REAL ESTATE PURCHASE AND SALE AGREEMENT is made and entered into as of this 9th day of August, 2012 (the “Effective Date”) by and among the Persons executing this Agreement as Sellers and listed on Exhibit A attached hereto (collectively, the “Sellers” and each individually, a “Seller”), and STAG INDUSTRIAL HOLDINGS, LLC, a Delaware limited liability company (the “Purchaser”).

 

RECITALS

 

1.                                      Each Seller owns the Property (hereinbelow defined) listed next to its name on Exhibit A to this Agreement; and

 

2.                                      Purchaser desires to purchase from each Seller, and each Seller desires to sell to Purchaser, subject to the terms and conditions contained in this Agreement, the Property (as defined below) owned by such Seller.

 

NOW, THEREFORE, in consideration of the mutual promises hereinafter set forth and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, each Seller and Purchaser agree as follows (each representation or warranty of a Seller herein shall be deemed made by the appropriate Seller and Holdings (as defined herein) on a joint and several basis):

 

ARTICLE 1

 

DEFINITIONS

 

Section 1.1                                   Definitions.  For purposes of this Agreement, capitalized terms not otherwise defined herein have the meanings set forth below:

 

“Agreement” shall mean this Agreement, including all Exhibits and Schedules attached hereto, as the same may be amended, modified, or supplemented from time to time in writing by Sellers and Purchaser.

 

“Allocated Purchase Price” shall mean, as to each Property, the portion of the Purchase Price allocated to such Property as set forth on Exhibit A-2.  No party to this Agreement may change the Allocated Purchase Prices without the written consent of Sellers and Purchaser, which may be granted or withheld in each party’s sole discretion.

 

“Anti-Money Laundering and Anti-Terrorism Laws” shall have the meaning set forth in Section 7.1(k).

 

“Assignment and Assumption Agreement” shall mean an Assignment and Assumption Agreement substantially in the form attached hereto as Exhibit F-1.

 

“Assignment and Assumption Agreement — General Partnership Interest” shall mean an Assignment and Assumption Agreement substantially in the form attached hereto as Exhibit F-5.

 

 

“Assignment and Assumption Agreement — Ground Lease” shall mean an Assignment and Assumption Agreement substantially in the form attached hereto as Exhibit F-2.

 

“Assignment and Assumption Agreement — Limited Partnership Interest” shall mean an Assignment and Assumption Agreement substantially in the form attached hereto as Exhibit F-4.

 

“Assignment and Assumption Agreement — Membership Interest” shall mean an Assignment and Assumption Agreement substantially in the form attached hereto as Exhibit F-3.

 

“Auburn Hills Property” shall mean the portion of the Properties owned by the Auburn Hills Seller (as defined on Exhibit A) and located on or associated with Auburn Hills Land including the Auburn Hills Seller’s interest under the Auburn Hills Lease (as defined on Exhibit D).

 

“Business Day” shall mean any day of the week other than (i) Saturday and Sunday, (ii) a day on which banking institutions in Boston, Massachusetts or New York, New York, are obligated or authorized by law or executive action to be closed to the transaction of normal banking business, or (iii) a day on which governmental functions in the Boston, Massachusetts or New York, New York are interrupted because of extraordinary events such as hurricanes, power outages or acts of terrorism.

 

“Claim Cap” means one percent (1%) of the Purchase Price.

 

“Closing” shall mean with respect to each Property, the consummation of the purchase and sale of such Property pursuant to the terms of this Agreement.

 

“Closing Date” means, with respect to each Property, the date of the Closing of such Property, which shall be the Initial Closing Date unless extended to the Second Closing Date pursuant to the express terms of this Agreement, including, without limitation, Sections 6.1(a)(v), (a)(vii),(a)(viii), (a)(x) or (a)(xi).

 

“Closing Statement” shall have the meaning set forth in Section 8.4(h).

 

“Code” shall mean the Internal Revenue Code of 1986, and all amendments thereto and all regulations issued thereunder.

 

“Condemned Property” shall have the meaning set forth in Section 6.4(a).

 

“Confidential Information” means all documents, studies, reports, test results, brochures, offering materials, photographs, leases, lease guarantees, rent rolls, lease schedules, surveys, title reports and commitments, legal documents, financial information, computer output and other materials and information relating to Properties, the Leases and/or the Tenants and all analyses, compilations, forecasts, projections and other documents prepared based upon such materials and information, any and all proposals made in connection with a potential sale of the Properties (including any proposals involving a price for the Properties), whether the same are in electronic, pictorial, written or other form.  The term “Confidential Information” shall also include this Agreement, the terms hereof and any information contained herein or otherwise provided to

 

2

 

Purchaser concerning the identity of the beneficial owners of Sellers.  The term Confidential Information shall not include information that is generally available to the public, other than any portion of the Confidential Information that becomes available to the public as a result of a previous disclosure by Purchaser, its employees, officers, directors, attorneys, accountants, lenders, investors, clients, and agents in violation of this Agreement.

 

“Consent Properties” shall have the meaning set forth in Section 6.1(a)(v).

 

“Consents” shall have the meaning set forth in Section 6.1(a)(v).

 

“Contracts” shall mean all service, maintenance, management and leasing contracts affecting the Land or Improvements and existing as of the Effective Date (copies of which are delivered to Purchaser as part of the Due Diligence Materials or otherwise pursuant to the terms of this Agreement) or entered into after the Effective Date in accordance with the terms of this Agreement; provided, however, that the term “Contracts” shall not include the Leases.

 

“Covenant Not to Sue” shall have the meaning set forth in Section 7.1(d).

 

“Damaged Property” shall have the meaning set forth in Section 6.3(a).

 

“Deed” shall mean a special or limited warranty deed (i.e., a deed with a covenant against acts of the grantor) or its equivalent in form and substance consistent with customary practices in the jurisdiction where each Real Property is located.

 

“deemed to know” or “Deemed to Know” (or words of similar import) shall have the following meaning:  (a) Purchaser shall be “deemed to know” of the existence of a fact or circumstance to the extent that such fact or circumstance is disclosed by this Agreement, the Documents, the Due Diligence Materials, any estoppel certificate received by or on behalf of Purchaser, any studies, tests, reports, or analyses prepared by or for or otherwise obtained by or on behalf of Purchaser in connection with the Properties or is actually known by a senior officer of Purchaser (or an affiliate thereof) actively involved in the ownership, operation, maintenance or financing of the Properties; and (b) Purchaser shall be “deemed to know” that a representation or warranty of Seller is untrue, inaccurate or incorrect to the extent that this Agreement, the Documents, any estoppel certificate received by or on behalf of Purchaser or any studies, tests, reports or analyses prepared by or for or otherwise obtained by or on behalf of Purchaser in connection with the Properties contain information which is patently inconsistent with such representation or warranty and to the extent that a senior officer of Purchaser (or an affiliate thereof) actively involved in the ownership, operation, maintenance or financing of the Properties actually knows that such representation or warranty of Seller is untrue, inaccurate or incorrect.

 

“Delinquent Rent” means any of the Rents or other amounts that, under the terms of the applicable Lease, are to be paid by the Tenants on or prior to the Closing Date, but which have not been received in good funds by the applicable Seller on or prior to the Closing Date.

 

“Deposit” shall mean all earnest money deposits made by Purchaser pursuant to Section 3.1, together with all interest and earnings thereon.

 

3

 

“Designated Seller Representative” shall mean David Barker.

 

“Documents” shall mean the documents, studies, reports and other information applicable to the Properties or any portion thereof that are received by Purchaser or its agents prior to Closing, including (if so received) the Title Documents, the Existing Surveys, the Contracts listed on Exhibit J, the Warranties listed on Exhibit K, the Leases, Estoppel Certificates, the Ground Landlord Estoppel Certificates, the Consents, the ROFR Expirations, the Purchase Option Expirations, the Lease Schedule, operating statements and other financial and accounting information concerning the Properties, the Tenants or the Leases, and environmental, soil, engineering and other reports relating to the Properties.

 

“Dollars” and the sign “$” mean the lawful money of the United States of America.

 

“Due Diligence Materials” shall mean those materials in the possession or control of Sellers listed on Exhibit O attached hereto except to the extent such materials are Excluded Items.

 

“Effective Date” means the date set forth in the Preamble to this Agreement.

 

“El Paso Entity” shall mean STAG II El Paso, L.P. a Delaware limited partnership and owner of the El Paso Property.

 

“El Paso Property” shall mean that portion of the Properties owned by the El Paso Entity and located on or associated with the El Paso Land, including the El Paso Entity’s interest under the El Paso Lease (as defined on Exhibit D).

 

“Endorsements” shall have the meaning set forth in Section 4.1(c).

 

“Escrow Agent” shall mean the Title Company.

 

“Escrow Agreement” shall have the meaning set forth in Section 3.1.

 

“Estoppel Requirement” shall have the meaning set forth in Section 6.1(a)(x).

 

“Excluded Items” shall mean:  (i) materials relating to Sellers’ marketing efforts for the sale of the Properties, including communications with other potential purchasers, (ii) projections and other internal memoranda or materials, (iii) appraisals, budgets, Sellers’ strategic plans for the Properties, internal analyses (including Seller’s analyses with respect to its leasing of space in the Properties), computer software, and submissions relating to Sellers’ obtaining of internal authorizations, and engineering reports prepared for Sellers or their lenders, (iv) attorney and accountant work product, and all other materials subject to any legal privilege in favor of Sellers, and (v) organizational documents relating to any of the Seller Parties except the El Paso Entity and the Portage Entity.

 

“Excluded Property” shall have the meaning set forth in Section 6(a)(xii).

 

“Executive Order” shall have the meaning set forth in Section 7.1(k).

 

4

 

“Existing Loans” shall mean, collectively, all loans that have been made to the Sellers and that are secured by any of the Properties.

 

“Existing Surveys” shall mean the surveys identified on Exhibit H.

 

“Existing Title Policies” shall mean the owner’s title insurance policies for each Real Property, which Existing Title Policies are listed on Exhibit I.

 

“General Assignment” shall mean a general assignment substantially in the form attached hereto as Exhibit E.

 

“Gloversville Property” shall mean that portion of the Properties owned by the Gloversville Seller (as defined on Exhibit A) and located on or associated with the Gloversville Land, including the Gloversville Seller’s interest under the Gloversville Lease (as defined on Exhibit D).

 

“Government List” shall mean any of (i) the lists maintained by the United States Department of Commerce (Denied Persons and Entities), (ii) the list maintained by the United States Department of Treasury (Specially Designated Nationals and Blocked Persons), and (iii) the lists maintained by the United States Department of State (Terrorist Organizations and Debarred Parties).

 

“Greenwood Property” shall mean that portion of the Properties owned by the Greenwood Seller (as defined on Exhibit A) and located on or associated with the Greenwood Land, including the Greenwood Seller’s interest under the Greenwood Lease (as defined on Exhibit D).

 

“Ground Lease Estoppel Certificate” shall have the meaning set forth in Section 6.1(a)(vi).

 

“Ground Leases” shall mean all master leases, ground leases or subleases of ground leases, including all amendments, extensions, modifications and supplements thereto, pursuant to which any Person uses or occupies any part of the Real Property, including those set forth on the Lease Schedule.

 

“Hazardous Materials” shall mean any substance which is or contains:  (i) any “hazardous substance” as now or hereafter defined in the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended (42 U.S.C. Section 9601 et seq.) or any regulations promulgated thereunder; (ii) any “hazardous waste” as now or hereafter defined in the Resource Conservation and Recovery Act (42 U.S.C. Section 6901 et seq.) or regulations promulgated thereunder; (iii) any substance regulated by the Toxic Substances Control Act (15 U.S.C. Section 2601 et. seq.); (iv) gasoline, diesel fuel or other petroleum hydrocarbons; (v) asbestos and asbestos containing materials, in any form, whether friable or nonfriable; (vi) polychlorinated biphenyls; (vii) radon gas; (viii) mold, mildew, fungus or other potentially dangerous organisms; (ix) petrescible or nonpetrescible solid, semisolid, liquid or gaseous waste of any type; and (x) any additional substances or materials which are now or hereafter classified or considered to be hazardous or toxic under any laws, ordinances, statutes,

 

5

 

codes, rules, regulations, agreements, judgments, orders and decrees now or hereafter enacted, promulgated, or amended, of the United States, the states, the counties, the cities or any other political subdivisions in which the Real Property is located and any other political subdivision, agency or instrumentality exercising jurisdiction over the owner of the Properties, the Properties or the use of the Properties relating to pollution, the protection or regulation of human health, natural resources or the environment, or the emission, discharge, release or threatened release of pollutants, contaminants, chemicals or industrial, toxic or hazardous substances or waste into the environment (including ambient air, surface water, ground water or land or soil).

 

“Holdings” means STAG Investments Holdings II, LLC, a Delaware limited liability company and a Seller.

 

“Holland Property” shall mean that portion of the Properties owned by the Holland Seller (as defined on Exhibit A) and located on or associated with the Holland Land, including the Holland Seller’s interest under the Holland Lease (as defined on Exhibit D).

 

“Improvements” shall mean, as to each of the properties listed on Exhibit A, all buildings, structures and other improvements situated thereon and any fixtures, systems and facilities owned by the applicable Seller and located on the applicable Land.

 

“Independence Property” shall mean that portion of the Properties owned by the Independence Seller (as defined on Exhibit A) and located on or associated with the Independence Land, including the Independence Seller’s interest under the Independence Lease (as defined on Exhibit D).

 

“Initial Closing Date” shall mean October 9, 2012, as such date may be extended pursuant to the express terms of this Agreement.

 

“Intangible Property” shall mean, as to each Real Property, all of the applicable Seller’s right, title and interest, if any, in all intangible assets relating to the applicable Land or the Improvements, including, without limitation, all of the applicable Seller’s right, title and interest, if any, in all (a) warranties and guaranties relating to the Land and Improvements, (b) all licenses, permits and approvals relating to the Land and Improvements, (c) all logos and tradenames relating to the Land and Improvements, (d) all contract rights, and (e) all plans and specifications relating to the Land and Improvements, all to the extent that the applicable Seller may legally transfer the same; provided, however, that the term “Intangible Property” shall not include the name “STAG” or any variations or derivations thereof, whether alone or in combination with one or more other words.

 

“Jackson Property” shall mean that portion of the Properties owned by the Jackson Seller (as defined on Exhibit A) and located on or associated with the Jackson Land, including the Jackson Seller’s interest under the Jackson Lease (as defined on Exhibit D).

 

“Johnstown Property” shall mean that portion of the Properties owned by the Johnstown Seller (as defined on Exhibit A) and located on or associated with the Johnstown Land, including the Johnstown Seller’s interest under the Johnstown Lease (as defined on Exhibit D).

 

6

 

“Kansas City Property” shall mean that portion of the Properties owned by the Kansas City Seller (as defined on Exhibit A) and located on or associated with the Kansas City Land, including the Kansas City Seller’s interest under the Kansas City Lease (as defined on Exhibit D).

 

“Lafayette Property” shall mean that portion of the Properties owned by the Lafayette Seller (as defined on Exhibit A) and located on or associated with the Lafayette Land, including the Lafayette Seller’s interest under the Lafayette Lease (as defined on Exhibit D).

 

“Land” shall mean, with respect to each Property, the land described in the applicable Existing Title Policy, together with all privileges, rights, easements and appurtenances belonging to such land and all right, title and interest (if any) of the applicable Seller in and to any streets, alleys, passages or other rights-of-way or appurtenances included in, adjacent to or used in connection with such land and all right, title and interest (if any) of the applicable Seller in all mineral rights appurtenant to such land.

 

“Lansing Property” shall mean that portion of the Properties owned by the Lansing Seller (as defined on Exhibit A) and located on or associated with the Lansing Land, including the Lansing Seller’s interest under the Lansing Lease (as defined on Exhibit D).

 

“Lease Expenses” shall mean, collectively, any third party costs and expenses incurred by any Seller prior to Closing arising out of or in connection with (a) any extensions, renewals or expansions exercised by Tenants between the Effective Date and the Closing Date in accordance with the existing Leases, and (b) any new Lease or Lease modification entered into between the Effective Date and Closing; provided, however, that in each case such costs, expenses or fees are either: (A) provided for in the Leases or the Contracts; or (B) otherwise provided for in a Lease Proposal Notice approved (or deemed approved) by Purchaser in accordance with this Agreement or (C) for which Purchaser’s consent is not required under Section 6.6(a).  Subject to the foregoing proviso, Lease Expenses shall include:  (i) brokerage commissions and fees to effect any such leasing transaction, (ii) expenses incurred for repairs, improvements, equipment, painting, decorating, partitioning and other items to satisfy the Tenant’s requirements with regard to such leasing transaction, (iii) legal fees for services in connection with the preparation of documents and other services rendered in connection with the effectuation of the leasing transaction, (iv) any rent concessions covering any period that the Tenant has the right to be in possession of the demised space, and (v) expenses incurred for the purpose of satisfying or terminating the obligations of a Tenant under a new Lease to the landlord under another lease (whether or not such other lease covers space in the Property).

 

“Lease Proposal Notice” shall mean a written notice from a Seller to Purchaser in accordance with Section 6.6(a) that:  (a) identifies a Tenant or proposed Tenant; (b) contains a term sheet, letter of intent or other description of the material business terms of a proposed Lease Transaction which specifically identifies an estimate of the Lease Expenses reasonably expected to be incurred by the lessor; and (c) contains any relevant financial information about the Tenant or proposed Tenant that is in Seller’s possession or control.

 

7

 

“Lease Schedule” shall mean, collectively, the schedule of Ground Leases and Leases attached hereto as Exhibit D and the rent roll attached hereto as Exhibit D-1.

 

“Lease Transaction” shall mean any of the following actions by a Seller with respect to any Lease (or proposed Lease):  (a) the execution of any new Lease; (b) the renewal or material modification of any Lease, or the consent to any assignment of or subletting under any Lease, other than any renewal, expansion, assignment or subletting that Seller is obligated to enter into or approve under the terms of the Leases; or (c) the termination of any Lease.

 

“Leases” shall mean all leases, including all amendments, extensions, modifications and supplements thereto together with all Ground Leases and Subleases, pursuant to which any Person uses or occupies any part of the Real Property, including those set forth on the Lease Schedule.

 

“Major Properties” means each of the Properties listed on Exhibit A-4.

 

“Major Tenant” means each of the Tenants listed on Exhibit A-3.

 

“Marion Property” shall mean that portion of the Properties owned by the Marion Seller (as defined on Exhibit A) and located on or associated with the Marion Land, including the Marion Seller’s interest under the Marion Lease (as defined on Exhibit D).

 

“Master Lease” shall have the meaning set forth in Section 6.1(e).

 

“Master Lease Property” shall have the meaning set forth in Section 6.1(e).

 

“Material Casualty” shall mean, with respect to any Property, any damage or destruction to such Property during the Restricted Period that allows the Tenant of such Property to (a) terminate its Lease, unless (i) such termination right has been irrevocably and unconditionally waived in writing by such Tenant, or (ii) such termination right has been conditionally waived in writing by such Tenant and such conditions have been satisfied by Closing, or (b) to abate paying Rent for any period following Closing unless (i) rental interruption insurance for such Property covers such abatement and such proceeds are assignable to Purchaser to Purchaser’s reasonable satisfaction (and are actually assigned to Purchaser at Closing) or (ii) at Seller’s sole election, Purchaser receives a credit at Closing equal to such post-Closing Rent abatement.

 

“Material Condemnation” shall mean, with respect to each Property, any taking by eminent domain of such Property during the Restricted Period that allows the Tenant of such Property to (a) terminate its Lease, unless (i) such termination right has been irrevocably and unconditionally waived in writing by such Tenant, or (ii) such termination right has been conditionally waived in writing by such Tenant and such conditions have been satisfied by Closing, or (b) to abate paying Rent for any period following Closing unless (i) rental interruption insurance for such Property covers such abatement and such proceeds are assignable to Purchaser to Purchaser’s reasonable satisfaction (and are actually assigned to Purchaser at Closing) or (ii) at Seller’s sole election, Purchaser receives a credit at Closing equal to such post-Closing Rent abatement.

 

8

 

“Material Lease Transaction” means a Lease Transaction that modifies the term of the Lease or the economic impact of the Lease after the Closing.

 

“Mishawaka Property” shall mean that portion of the Properties owned by the Mishawaka Seller (as defined on Exhibit A) and located on or associated with the Mishawaka Land, including the Mishawaka Seller’s interest under the Mishawaka Lease (as defined on Exhibit D).

 

“Novi Property” shall mean that portion of the Properties owned by the Novi Seller (as defined on Exhibit A) and located on or associated with the Novi Land, including the Novi Seller’s interest under the Novi Lease (as defined on Exhibit D).

 

“O’Hara Property” shall mean that portion of the Properties owned by the O’Hara Seller (as defined on Exhibit A) and located on or associated with the O’Hara Land, including the O’Hara Seller’s interest under the O’Hara Lease (as defined on Exhibit D).

 

“Option Properties” shall have the meaning set forth in Section 6.1(a)(viii).

 

“Option Reinstatement Notice” shall have the meaning set forth in Section 6.1(a)(viii).

 

“Option to Purchase” shall have the meaning set forth in Section 6.1(a)(viii).

 

“Ownership Interest” shall mean, (i) with respect to the El Paso Entity, one hundred percent (100%) of the general partnership interests in the El Paso Entity and one hundred percent (100%) of the limited partnership interests in the El Paso Entity and (ii) with respect to the Portage Entity, one hundred percent (100%) of the membership interests in the Portage Entity.

 

“Parsons Property” shall mean that portion of the Properties owned by the Parsons Seller (as defined on Exhibit A) and located on or associated with the Parsons Land, including the Parsons Seller’s interest under the Parsons Lease (as defined on Exhibit D).

 

“Permitted Exceptions” shall mean:  (a) applicable zoning, subdivision, building and other land use laws and regulations; (b) all matters reflecting the existence or terms of Leases shown on the Lease Schedule or entered into after the date hereof in accordance with the terms of this Agreement, including non-disturbance agreements, notices (or short forms) of Leases, financing statements pertaining to Tenant property, Tenant’s permitted collateral assignment of its interest under its applicable Lease and landlord lien waivers or other agreements granting rights to Tenant’s lenders with respect to any Property; (c) all matters, whether or not of record, that arise out of the actions of Purchaser or its agents, representatives or contractors; (d) the lien of real estate taxes and assessments not yet due and payable, subject to adjustment as provided herein; (e) all matters that the Title Company is willing to insure over, in a manner reasonably acceptable to Purchaser, without additional premium or indemnity from the Purchaser; (f) any monetary liens, the removal or release of which is the sole responsibility of a Tenant under its Lease; (g) any installation, service, connection, usage or maintenance charge for sewer, water, electricity, telephone, cable or internet service, and any charges due under any reciprocal easement agreement, declarations of covenants, conditions, restrictions, common area agreement, shared maintenance agreement, or similar agreements which burden or benefit any Real Property, in each case subject to adjustment as provided herein; (h) all matters shown on or

 

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referenced in the Existing Title Policies or the Existing Surveys; (i) all matters of record as of the Effective Date granted by Sellers in the ordinary course of business during their ownership that are not Unacceptable Exceptions and (j) all matters of record as of the Effective Date or such state of facts as would be disclosed by a physical inspection of the Real Properties or an ALTA “as-built” survey of the Real Properties as of the Title Objection Date, and all other matters affecting title to the Real Properties as to which Purchaser has actual knowledge or is Deemed to Know as of the Title Objection Date, except for those matters described in this Subsection (j) as to which, in accordance with Section 4.1:  (i) Purchaser makes a written objection on or before the Title Objection Date; and (ii) Seller elects to use reasonable efforts to cure.

 

“Person” shall mean any individual, estate, trust, partnership, limited liability company, limited liability partnership, corporation, governmental agency or other legal entity and any unincorporated association.

 

“Phenix City Property” shall mean that portion of the Properties owned by the Phenix City Seller (as defined on Exhibit A) and located on or associated with the Phenix City Land, including the Phenix City Seller’s interest under the Phenix City Lease (as defined on Exhibit D).

 

“Plan” shall have the meaning set forth in Section 7.1(k).

 

“Portage Entity” shall mean SCP Green Portage, LLC, a Delaware limited liability company and owner of the Portage Property.

 

“Portage Property” shall mean that portion of the Properties owned by the Portage Entity and located on or associated with the Portage Land, including the Portage Seller’s interest under the Portage Lease (as defined on Exhibit D).

 

“Post-Closing Escrow Agreement” shall have the meaning set forth in Section 6(d).

 

“Previous SNDA” shall have the meaning set forth in Section 6.1(a)(xi).

 

“Property” shall mean, with respect to each of the Properties identified on Exhibit A hereto, collectively, the Real Property, the Ownership Interests, the Leases, the Intangible Property and, with respect to any Real Property that is subject to a Ground Lease, the applicable Seller’s interest as the tenant under such Ground Lease.  Collectively, such properties shall be referred to as the “Properties”.  Notwithstanding anything to the contrary in this Agreement, in no event shall the term “Property” include the Excluded Items.

 

“Purchase Option Expiration” has the meaning set forth in Section 6.1(a)(viii).

 

“Purchase Price” shall have the meaning set forth in Section 2.2.

 

“Purchaser’s Surviving Obligations” shall mean Purchaser’s obligations under Sections 5.1, 5.3, 9.1, 11.8 and 11.18 of this Agreement.

 

“Purchaser Title Objections” shall have the meaning set forth in Section 4.1.

 

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“Qualified Assignee” shall have the meaning set forth in Section 11.3.

 

“Real Properties” shall mean, collectively, the Land and the Improvements, and each portion of the Real Properties owned by an individual Seller shall be a “Real Property”.

 

“Rent” shall mean fixed and minimum rents and all additional rents, escalation charges, common area maintenance charges, imposition charges, heating and cooling charges, insurance charges, charges for utilities, and all other amounts, charges and commissions payable by the Tenants.

 

“Restricted Period” shall mean, with respect to Lease Transactions and Contracts, the period commencing on the date that is three (3) Business Days before the end of the Study Period and ending on the earlier of the Closing Date applicable to such Property or the termination of this Agreement and, with respect to financing, refinancing, reorganizing, recapitalizing, acquiring or otherwise investing in the Property or acquiring any direct or indirect legal, beneficial, equitable or other right, title or interest in the Property, or accepting, participating in, assisting in, or soliciting, a financing, refinancing, reorganization, recapitalization, acquisition, or other investment transaction with any other Person regarding the Property, at any point, the period that commenced with the Effective Date and ending on the earlier of the Closing Date applicable to such Property or the termination of this Agreement; provided, however, (a) at all times, Seller may discuss possible re-financing or extension of the current loans on the Properties with Properties’ current lenders and with Wells Fargo Bank, N.A.; and (b) upon the expiration or sooner termination of the Study Period, Seller may investigate and discuss possible re-financing of the Property with other lenders; provided, further that in no event may any such discussions mentioned in clause (a) or (b) impose any liability or obligations on the Purchaser prior to or after Closing.

 

“Right of First Refusal” shall have the meaning set forth in Section 6.1(a)(vii).

 

“ROFR Expiration” shall have the meaning set forth in Section 6.1(a)(vii).

 

“ROFR Properties” shall have the meaning set forth in Section 6.1(a)(vii).

 

“ROFR Reinstatement Notice” shall have the meaning set forth in Section 6.1(a)(vii).

 

“SNDA” shall have the meaning set forth in Section 6.1(a)(xi).

 

“SNDA Property” shall have the meaning set forth in Section 6.1(a)(xi).

 

“Second Closing Date” shall mean the date that is ten (10) Business Days after all the conditions required under Section 6.1(a)(v), Sections 6.1(a)(vii) through (viii) and Section 6.1(a)(x) and (xi) for the Consent Properties, Ground Leases, ROFR Properties, Option Properties and Estoppel Properties that require extension of the Closing Date have been satisfied, but in no event later than sixty (60) days after the Initial Closing Date (and if the Initial Closing Date does not occur pursuant to Section 6.1(a)(ix), no later than December 10, 2012), subject to extension pursuant to the express terms of this Agreement.

 

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“Security Deposits” shall mean all security deposits, access card or key deposits, cleaning fees and other deposits relating to space within the Real Properties paid by Tenants to any applicable Seller or its managing agent.

 

“Seller-Allocated Amounts” shall mean, collectively:

 

(a)                                 with respect to any condemnation or eminent domain proceedings with respect to any portion of a Property that occurs after the Effective Date, any portion of any such award or proceeds that is allocable to loss of use of such Property prior to Closing; and

 

(b)                                 with respect to any casualty to any portion of a Property that occurs after the Effective Date, (i) the proceeds of any rental loss, business interruption or similar insurance that are allocable to the period prior to the Closing Date, and (ii) the reasonable and actual third party costs incurred by the applicable Seller in stabilizing the Property following such casualty.

 

“Seller Parties” shall mean each of the Sellers and their respective direct and indirect owners, agents, officers, directors, trustees, advisors, managers, members, agents, employees and counsel.

 

“Seller Representations” shall mean the representations and warranties of the Sellers expressly set forth in Section 7.2.

 

“Seller’s Broker” shall mean Jones Lang LaSalle Americas, Inc.

 

“Seller’s Estoppel Certificate” shall mean an estoppel certificate substantially in the form attached hereto as Exhibit C-2 executed by Seller and Holdings.

 

“Sellers’ Surviving Obligations” shall mean the Sellers’ obligations under Sections 5.3, 9.1, and 11.8 of this Agreement that expressly survive the Closing or earlier termination of this Agreement.

 

“Seller’s Title Election Period” shall have the meaning set forth in Section 4.1(b).

 

“Sellers’ Work” shall have the meaning set forth in Section 6.1(d).

 

“Sterling Heights Property” shall mean that portion of the Properties owned by the Sterling Heights Seller (as defined on Exhibit A) and located on or associated with the Sterling Heights Land, including the Sterling Heights Seller’s interest under the Sterling Heights Lease (as defined on Exhibit D).

 

“Study Period” shall mean the period commencing on the Effective Date and ending at 5:00 p.m. East Coast time on September 24, 2012.

 

“Subleases” shall mean all subleases, including all amendments, extensions, modifications and supplements thereto, pursuant to which any Person uses or occupies any part of the Real Property, including those set forth on the Lease Schedule.

 

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“Tax Year” shall mean, for any Property, the real estate tax assessment year for the jurisdiction in which such Property is located.

 

“Tenant Estoppel Certificate” shall have the meaning set forth in Section 6.1(a)(x).

 

“Tenants” shall mean all Persons leasing or occupying space within the Real Property pursuant to the Leases.

 

“Title Commitments” shall mean the title insurance commitments or preliminary title reports issued by the Title Company with respect to each of the Real Properties, as the same may be updated from time to time.

 

“Title Company” shall mean Stewart Title Guaranty Company, One Washington Mall, Boston, Massachusetts, 02110 Attn: Terrance Miklas.

 

“Title Documents” shall mean all documents referenced in the Existing Title Policies or the Title Commitments.

 

“Title Objection Date” shall mean the day that is ten (10) Business Days after Purchaser’s receipt of the Title Commitments, all the recorded documents referenced therein and the Updated Surveys, but not later than six (6) Business Days prior to the expiration of the Study Period.

 

“Title Objection Notice” shall have the meaning set forth in Section 4.1(b).

 

“Title Policies” shall have the meaning set forth in Section 6.1(a)(iii).

 

“Unaccepted Exceptions” means (i) any lien securing payment of delinquent real estate taxes or assessments that are the responsibility of Sellers under the applicable Lease, (ii) any mortgage, deed of trust or similar lien granted by a Seller securing the repayment of money, (iii) any lien resulting from any work performed on the Properties by agreement with a Seller, and (iv) any matter affecting title to a Property placed in the records by or with the approval of Sellers after the date of the applicable Title Commitment (A) without Purchaser’s consent, which shall not be unreasonably withheld, conditioned or delayed or (B) unless in connection with a Lease Transaction entered into in accordance with the applicable terms of this Agreement.

 

“Unapplied Tax Collections” has the meaning set forth in Section 8.4(d)(ii)(1).

 

“Updated Surveys” has the meaning set forth in Section 4.1(a).

 

“Utility Deposits” shall mean all deposits made by or on behalf of any Seller with the Persons providing water, sewer, gas, electricity, telephone and other utilities to the Real Property.

 

“Waiver Parties” shall have the meaning set forth in Section 7.1(c).

 

“Ware Shoals Property” shall mean that portion of the Properties owned by the Ware Shoals Seller (as defined on Exhibit A) and located on or associated with the Ware Shoals Land,

 

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including the Ware Shoals Seller’s interest under the Ware Shoals Lease (as defined on Exhibit D).

 

“Warranties” shall have the meaning set forth in Section 7.3(b)(viii).

 

“Wichita Property” shall mean that portion of the Properties owned by the Wichita Seller (as defined on Exhibit A) and located on or associated with the Wichita Land, including the Wichita Seller’s interest under the Wichita Lease (as defined on Exhibit D).

 

ARTICLE 2

 

AGREEMENT; PURCHASE PRICE

 

Section 2.1                                   Agreement to Sell and Purchase.  Subject to the terms and provisions hereof, each Seller agrees to sell its Property to Purchaser, and Purchaser agrees to purchase all of the Properties from Sellers.  This is an integrated transaction involving all of the Properties, and except as otherwise expressly provided for in this Agreement, in no event shall Purchaser have any right or obligation to purchase less than all of the Properties.

 

Section 2.2                                   Purchase Price.  The aggregate Purchase Price for all of the Properties shall be ONE HUNDRED THIRTY-EIGHT MILLION EIGHT HUNDRED TWO THOUSAND, EIGHT HUNDRED SEVENTY-FOUR AND 00/100 DOLLARS ($138,802,874.00), ALL CASH, the “Purchase Price”).  Subject to the adjustments and apportionments as hereinafter set forth, the Purchase Price shall be paid through the Escrow Agent to Sellers on the Closing Date by wire transfer of immediately available federal funds and otherwise in accordance with the terms and conditions of this Agreement and the Escrow Agreement (herein defined).  The Deposit shall be credited toward the payment of the Purchase Price at the Closing.  In the event that there is a Second Closing Date, then the Purchase Price shall be paid and Deposit applied on a pro rata basis, on the Initial Closing Date and Second Closing Date based on the Allocated Purchase Price of the Properties, which shall be as set forth on Exhibit A-2.

 

ARTICLE 3

 

DEPOSIT

 

Section 3.1                                   Deposit.  No later than one (1) Business Day following the execution of this Agreement, Purchaser shall deposit Two Million and 00/100 Dollars ($2,000,000.00) with Escrow Agent by wire transfer of immediately available federal funds and Escrow Agent shall provide Sellers with written confirmation thereof.  No later than the first (1st) Business Day immediately following the expiration of the Study Period, Purchaser shall increase the Deposit by depositing an additional Two Million and 00/100 Dollars ($2,000,000.00) with the Escrow Agent by wire transfer of immediately available federal funds and Escrow Agent shall provide Sellers with written confirmation thereof.  If Purchaser fails to deliver such addition to the Deposit to the Escrow Agent within one (1) Business Day after the expiration of the Study Period, this Agreement shall terminate, in which event the initial Deposit made under this Section 3.1 shall be delivered to Purchaser, this Agreement shall terminate and, except with

 

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respect to Purchaser’s Surviving Obligations and Sellers’ Surviving Obligations, Sellers and Purchaser shall have no further obligations or liabilities to each other hereunder.  All Deposits shall be held in a segregated “money market” account maintained at a federally insured state or national bank located in the State of California pursuant to an escrow agreement among Purchaser, Sellers and Escrow Agent (the “Escrow Agreement”).  All interest earned shall be reported to the Internal Revenue Service as income of the Purchaser and such interest shall increase and become part of the Deposit.  Purchaser shall promptly execute all forms reasonably requested by Escrow Agent in connection with the depositing of the Deposit in such interest bearing account.  In the event that the Closing does not occur by the Closing Date, the Deposits shall be disbursed as provided herein.  Upon the expiration of the Study Period, all Deposits shall be completely nonrefundable except as otherwise expressly provided in this Agreement.

 

ARTICLE 4

 

SURVEY AND TITLE COMMITMENT

 

Section 4.1                                   Title and Survey.

 

(a)                       Within three (3) Business Days of the Effective Date, Seller shall deliver to Purchaser copies of the Existing Title Policies and the Existing Surveys.  Within ten (10) days of the Effective Date, Purchaser shall order Title Commitments from the Title Company and shall instruct the Title Company to deliver the same (including copies of all documents listed therein as exceptions to title) to Purchaser and Seller as promptly as possible.  Within ten (10) days of the receipt of the Existing Surveys, Purchaser shall order updates of the Existing Surveys or new surveys (any such updates or new surveys, the “Updated Surveys”) by a licensed surveyor or registered professional engineer which Updated Surveys (and all related survey certifications) shall be addressed to Purchaser’s nominee that will be the owner of each Property, and the applicable Seller and such other Persons as Purchaser may designate, and for each Real Property, the Updated Survey shall include the same ALTA/ASCM Table A items as are included in the Existing Surveys for such Real Property.

 

(b)                       Purchaser shall have until the Title Objection Date to give Sellers a written notice (the “Title Objection Notice”) that sets forth in reasonable detail any objections that Purchaser has to title or survey matters affecting the Properties (the “Purchaser Title Objections”); provided, however, that Purchaser shall have no right to object to any of the matters set forth within subsections (a) through (i) of the definition of Permitted Exceptions and Sellers and Purchaser expressly agree that Purchaser shall not be entitled to object to any matters shown on the Existing Title Policies (other than liens securing the Existing Loans) or the Existing Surveys or granted by Sellers in the ordinary course of business during their ownership of the Property (provided that the foregoing shall not limit Purchaser’s right to terminate this Agreement in accordance with Section 5.2).  Sellers shall have three (3) Business Days from their receipt of the Title Objection Notice (“Seller’s Title Election Period”) to give Purchaser notice as to whether Sellers elect to use reasonable efforts to cure the Purchaser Title Objections by the Closing Date.  If Sellers fail to give Purchaser written notice of such election before the end of Seller’s Title Election Period, Sellers shall be deemed to have elected not to attempt to cure the Purchaser Title Objections.  If Sellers elect or are deemed to have elected not to attempt

 

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to cure any one or more of the Purchaser Title Objections, such Purchaser Title Objections shall constitute Permitted Exceptions and Purchaser shall have until the date that is three (3) Business Days after the Seller’s Title Election Period to determine whether to take title to the Properties subject to such matters or to terminate this Agreement in accordance with Section 5.2.  If Sellers elect to use reasonable efforts to cure any one or more of the Purchaser Title Objections, Sellers shall have until the date that is five (5) Business Days before the Closing Date (which may be extended to the Second Closing Date pursuant to Section 6.1(a)(ix)) with respect to such Property (an “Unacceptable Title Property”) to complete such cure, failing which (including a failure to cure resulting from an election by Sellers not to cure a Purchaser Title Objection because such cure would cause Sellers to expend more than $100,000 in the aggregate to cure all Purchaser Title Objections) Purchaser shall have the option of either (A) proceeding with the Closing (as extended, if necessary) and accepting the title as it then is or (B) terminating this Agreement with respect to such Property by written notice to Sellers on the earlier of the Closing Date or the date that is three (3) Business Days from written notice from Sellers to Purchaser that, despite Seller’s reasonable efforts, one or more of the Purchaser Title Objections will not be cured by the Closing Date, whereupon such Unacceptable Title Property shall become an Excluded Property under Section 6.1(a)(xii); provided, however, if the Sellers are subsequently able to complete such cure by the Second Closing Date, notwithstanding such election by Purchaser, the former Unacceptable Title Property shall no longer be an Unacceptable Title Property.  If Sellers elect to use reasonable efforts to cure any one or more Purchaser Title Objections, Sellers shall use reasonable efforts to correct such Purchaser Title Objections on or before the Closing Date, except that (y) Sellers shall in no event be required to bring suit to clear any claimed title or survey defects and (z) except for any Existing Loans, Sellers shall not be required to expend more than an aggregate total of One Hundred Thousand Dollars ($100,000) to cure all Purchaser Title Objections (thus, by way of example, if one Seller expends $100,000 in an attempt to cure one or more Purchaser Title Objections, then neither that Seller nor any other Seller shall have any further obligation to spend additional funds in connection with any Purchaser Title Objections).  Any Existing Loans will be satisfied or released by Sellers on or prior to the Closing Date or, if not so satisfied or released, shall be satisfied or released at Closing out of the proceeds otherwise payable to Sellers, provided that, as long as Sellers obtain payoff letters on or before the applicable Closing Date and the Title Company is irrevocably committed to issuing the applicable title policy without taking exception for such Existing Loan, Sellers may obtain and record a release of such lien following the Closing in accordance with customary conveyancing practices.

 

(c)                        Purchaser shall be entitled to request that the Title Company provide such affirmative insurance or such ALTA endorsements to the Purchaser’s title insurance policies as Purchaser may reasonably require, to the extent the Title Company agrees during the Study Period to issue such affirmative insurance or ALTA endorsements provided the same are customarily and reasonably available in the applicable jurisdictions, including, without limitation, the following:  (a) Form 9 — Comprehensive endorsement (modified as appropriate for an owner’s policy); (b) Form 3.1 Zoning (including parking and loading); (c) survey endorsement; (d) access endorsement; (e) if the land on which the Property is located consists of more than one parcel, a contiguity endorsement; (f) a tax parcel endorsement; (g) subdivision endorsement; (h) utility facility endorsement; (i) deletion of the creditor’s rights exception; (j) deletion of the arbitration clause; (k) environmental lien endorsement; and (l) the so-called

 

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“fairway” endorsement (collectively, the “Endorsements”), provided that (i) such Endorsements shall be at no cost to, and shall impose no additional liability on, Seller, (ii) if Purchaser is unable to obtain such Endorsements despite their being customarily and reasonably available in the applicable jurisdictions, but chooses to consummate this transaction nonetheless, Purchaser shall proceed to close the transactions contemplated hereby without reduction of or set off against the Purchase Price, (iii) Sellers shall not be required to represent, warrant or indemnify the Title Company with respect to the Endorsements listed in Subsections (i), (k) and (l) above and (iv) the Closing shall not be delayed as a result of Purchaser’s request.

 

ARTICLE 5

 

INSPECTION, AUDIT AND FINANCING

 

Section 5.1                                   Access.  Until the Closing or earlier termination of this Agreement, Purchaser, personally or through its authorized agent or representative, shall be entitled upon reasonable advance notice to Sellers to enter upon the Real Properties during normal business hours and shall have the right to make such investigations, including appraisals, engineering studies, soil tests, environmental studies, underwriting analyses, and tenant interviews, as Purchaser deems necessary or advisable, subject to the following limitations:  (a) such access shall be subject to the rights of the Tenants under the Leases; (b) Purchaser shall give Sellers written notice at least three (3) Business Days before conducting any inspections or communicating with any Tenant, and a representative of Sellers shall have the right to be present when Purchaser or its representatives conducts its or their investigations on the Properties or communicates with any Tenants; (c) neither Purchaser nor its agents or representatives shall unreasonably interfere with the use, occupancy or enjoyment of any Tenants, subtenants or other occupants of the Properties or their respective employees, contractors, customers or guests; (d) neither Purchaser nor its agents or representatives shall damage any Property or any portion thereof; (e) unless Sellers agree otherwise, before Purchaser or its agents or representatives enter onto any Property, Purchaser shall deliver to Sellers a certificate of insurance naming Sellers as an additional insured, evidencing commercial general liability insurance (including property damage, bodily injury and death) issued by an insurance company having a rating of at least “A-VII” by A.M. Best Company, with limits of at least $5,000,000 per occurrence for bodily or personal injury or death and $10,000,000 aggregate per location; (f) Purchaser shall:  (i) use reasonable efforts to perform all on-site due diligence reviews and all communications with Tenants on an expeditious and efficient basis; and (ii) indemnify, hold harmless and defend the Seller Parties against, and hold the Seller Parties harmless from, all loss (except for loss from the mere discovery of conditions existing as of the time of inspection), liability, claims, costs (including reasonable attorneys’ fees), liens and damages resulting from any entry onto the Properties by Purchaser or its agents or representatives under this paragraph, but specifically excluding liabilities, claims, costs, liens or damages to the extent of any negligence or misconduct of any of the Sellers or any agent, contractor, or employee of such Sellers and (g) without Sellers’ prior written consent, which Sellers may give or withhold in its absolute discretion, Purchaser shall not conduct any Phase II exams, soil borings, testing or sampling of any surface or subsurface other invasive tests on or around any Property.  The foregoing indemnification obligation shall survive the Closing or termination of this Agreement.

 

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Until the Closing or earlier termination of this Agreement, Purchaser, personally or through its authorized agent or representative, shall be entitled upon reasonable advance notice to Sellers to contact the local zoning office or other municipal offices with respect to its diligence.

 

Section 5.2                                   Study Period.  Purchaser shall have the Study Period to physically inspect the Properties, review the economic data, underwrite and interview the Tenants and review the Leases and Lease files, conduct appraisals, perform examinations of the physical condition of the Improvements, examine the Properties for the presence of Hazardous Materials, and to otherwise conduct such due diligence review of the Properties and all records and other materials related thereto as Purchaser, in its absolute discretion, deems appropriate.  If, between the Effective Date and the end of the Study Period, Purchaser shall, for any reason or no reason in Purchaser’s sole and absolute discretion, whether reasonable or arbitrary, determine that it does not wish to purchase all of the Properties, Purchaser shall be entitled to terminate this Agreement with respect to all (but not less than all) of the Properties by giving written notice thereof to Sellers prior to the expiration of the Study Period, and thereupon this Agreement shall terminate, the Deposit shall be returned to Purchaser promptly following Purchaser’s request for the same and except for Purchaser’s Surviving Obligations, and Sellers’ Surviving Obligations, Sellers and Purchaser shall have no further obligations or liabilities to each other hereunder.  If Purchaser fails to give such notice prior to the expiration of the Study Period, it shall conclusively be deemed to have elected to waive its right to terminate this Agreement under this Section 5.2 and shall be obligated to perform its obligations under the terms of this Agreement subject to the terms and conditions of this Agreement.

 

Section 5.3                                   Confidentiality.

 

(a)                       Prior to the Closing, Purchaser shall hold all Confidential Information in confidence and shall not disclose or permit the disclosure of the Confidential Information to any Person without Sellers’ prior written consent.  Purchaser further agrees that, before the Closing, Purchaser will use the Confidential Information only for purposes of evaluating the Properties in connection with its purchase thereof in accordance with the terms of this Agreement.  Prior to the Closing, neither Sellers nor Purchaser shall disclose the transaction contemplated hereby nor shall Purchaser disclose the Confidential Information to any Person, other than to such of Sellers’ and Purchaser’s employees, officers, directors, attorneys, accountants, lenders, investors and clients who (i) have a need to review the Confidential Information for the purpose of advising Purchaser on the suitability of the Properties for purchase or otherwise have a need to know the terms of the transaction contemplated hereby, (ii) have been informed in writing of the confidential nature of such information and (iii) have agreed to be bound by the terms of this Agreement.  Purchaser shall ensure that all Persons to whom it discloses the Confidential Information shall keep the same confidential in accordance with the terms of this Agreement.  In any event, Purchaser shall be responsible for any breach of this Agreement by any Person to whom Purchaser discloses the Confidential Information.  Notwithstanding anything to the contrary, nothing contained herein shall prevent Sellers from making disclosures required to satisfy the conditions precedent to Closing or to perform their obligations under this Agreement and the transactions contemplated herein.

 

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(b)                       Notwithstanding the above terms, to the extent that a party is required to disclose the Confidential Information by law, regulation or stock exchange rule, or as part of its required Securities and Exchange Commission filings, or pursuant to a subpoena, court order or other legal proceeding, such party shall notify the other (both by telephone and in writing) within one (1) Business Day of its knowledge of such legally required disclosure.  The disclosing party shall reasonably cooperate with the other party’s counsel (at no out-of-pocket cost or expense to the non-disclosing party) in any appeal or challenge to such disclosure made by the disclosing party.  If no protective order or similar relief is obtained, the disclosing party shall (i) disclose only that portion of the Confidential Information that it is legally obligated to disclose, (ii) exercise reasonable efforts to obtain reliable assurances that the disclosed information will be kept confidential and (iii) exercise reasonable efforts to provide the non-disclosing party with a copy of the information to be disclosed before the same is given to any third party.  In addition, and notwithstanding anything to the contrary in this Agreement, Purchaser and Sellers may each disclose any portion of the Confidential Information in connection with any court filings with respect to any dispute between Purchaser and Sellers with respect to this Agreement or the Properties.

 

(c)                        If this Agreement is terminated, (i) Purchaser shall promptly deliver to Sellers all the Confidential Information which is in tangible form, including any copies Purchaser has made and other embodiments thereof, and (ii) Purchaser shall destroy all extracts, summaries and compilations thereof and references thereto which are in Purchaser’s notes, documents, databases or other records (whether prepared by Purchaser or by Sellers), and in either case Purchaser, upon written request of Sellers, will certify to the Sellers by written affidavit that it has done so; provided, however, if such termination is by reason of a default or breach by a Seller, Purchaser may retain copies of each Confidential Information to the extent necessary for Purchaser to prosecute a claim against Sellers.

 

(d)                       Purchaser acknowledges that the Confidential Information is of a special, unique, unusual, extraordinary and intellectual character and that Sellers’ interest in the Confidential Information may be irreparably injured by Purchaser’s disclosure of such Confidential Information in violation of this Agreement.  Purchaser further acknowledges and agrees that money damages would not be a sufficient remedy for any breach of Section 5.3 of this Agreement by it and that, in addition to all other remedies available at law or in equity, Sellers shall be entitled to specific performance or injunctive or other equitable relief as a remedy for any breach or potential breach by the Purchaser of Section 5.3 of this Agreement and further agrees to waive any requirement for the securing or posting of any bond in connection with such remedy.

 

The provisions of this Section 5.3 shall survive the termination of this Agreement.

 

Section 5.4                                   Reporting.  In the event that Purchaser’s due diligence reveals any condition of the Properties that in Purchaser’s judgment requires disclosure to any governmental agency or authority, Purchaser shall immediately notify Sellers thereof.  In such event, Sellers, and not Purchaser or anyone acting on Purchaser’s behalf, shall make such disclosures as Sellers deem appropriate.  Notwithstanding the foregoing, Purchaser may disclose matters concerning the Properties to a governmental authority if, (a) in the written opinion of Purchaser’s outside

 

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legal counsel, Purchaser is required by law to make such disclosure, and (b) Purchaser gives Sellers not less than ten (10) days prior written notice of the proposed disclosure, together with a copy of such legal opinion.

 

Section 5.5                                   Assumption of Contracts.

 

(a)                       All existing property management and leasing brokerage agreements with respect to the Properties shall be terminated by the applicable Seller as of the Closing at no cost to Purchaser, other than those tenant broker agreements with respect to existing Leases under which a commission may be due with respect to any extension or expansion of the current Lease.

 

(b)                       Any Contracts listed on Exhibit J shall be assigned to and assumed by Purchaser at the Closing pursuant to the Assignment and Assumption Agreement; provided, however that, prior to the expiration of the Study Period, Purchaser may give written notice to Sellers (a “Contract Termination Notice”) of any Contracts that Purchaser desires to have terminated.  If Purchaser gives a timely Contract Termination Notice, then with respect to the Contracts identified in such notice that can be terminated without cause by Sellers and without payment of any fee or penalty by Sellers, the appropriate Seller shall send a notice of termination to the applicable service provider on or before the Closing Date; provided, however, that the effective date of the termination may not occur until after the Closing (in which event, such Contract shall be assigned to and assumed by Purchaser subject to the termination notice).  All Contracts listed on Exhibit J with respect to which Purchaser does not give a Contract Termination Notice by the end of the Study Period shall be deemed approved by Purchaser and shall be assigned to and assumed by Purchaser at the Closing pursuant to the Assignment and Assumption Agreement.

 

Section 5.6                                   No Assumption of Liability.  Notwithstanding any provision contained in this Agreement to the contrary, this Agreement is intended as and shall be deemed to be an agreement for the sale of assets and, except with respect to El Paso Entity and the Portage Entity, the sale of which is a sale of Ownership Interests, none of the provisions hereof shall be deemed to create any obligation or liability of any Person that is not a party, whether under a third-party beneficiary theory, laws relating to transferee liabilities or otherwise.  Except as provided otherwise in this Agreement, Purchaser shall not assume and shall not be obligated to discharge or be liable for any debts, liabilities or obligations of Sellers including, but not limited to, any (a) liabilities or obligations of Sellers to their creditors, shareholders, members, partners, managers, or owners, (b) liabilities or obligations of Sellers with respect to any acts, events or transactions occurring prior to, on or after the Closing, (c) liabilities or obligations of Sellers for any federal, state, county or local taxes, or (d) any contingent liabilities or obligations of Sellers, whether known or unknown by Sellers or Purchaser.  Except as provided otherwise in this Agreement, Purchaser shall have no duty whatsoever to take any action or receive or make any payment or credit arising from or related to any services provided or costs incurred in connection with the management and operation of the Property or any business conducted on the Property prior to the Closing, including, but not limited to, any matters relating to cost reports, collections, audits, hearings, or legal action arising therefrom.

 

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ARTICLE 6

 

CONDITIONS PRECEDENT, CASUALTY DAMAGE OR CONDEMNATION

 

Section 6.1                                   Conditions Precedent Favoring Purchaser.

 

(a)                       Purchaser’s obligations under this Agreement are subject to the timely fulfillment of the conditions set forth in this Section 6.1 on or before the applicable Closing Date (as may be extended), or such earlier date as is set forth below.  Each condition may be waived in whole or in part only by written notice of such waiver from Purchaser to Seller:

 

(i)                                     Sellers shall have performed and complied in all material respects with all of the terms of this Agreement prior to or at the date such performance was required under the terms of this Agreement;

 

(ii)                                  Subject to Section 7.4, on the applicable Closing Date, the Seller Representations with respect to the Properties to be conveyed on such Closing Date shall be true, complete and accurate in all material respects, subject to:  (1) changes that:  (x) are caused by the acts or omissions of Purchaser or its agents or affiliates; or (y) Purchaser knows or is deemed to know, as of the commencement of the Restricted Period; or (z) occur as a result of the operation of the Properties in the ordinary course of business provided that such operation is in compliance with the applicable terms and conditions of this Agreement; and (2) casualty or condemnation (which shall be governed by Sections 6.3 and 6.4);

 

(iii)                               On the Closing Date, fee simple title to the Real Properties to be conveyed on such Closing Date, or in the case of the Ground Leases or Sub-Leases, leasehold or sub-leasehold title to the applicable Real Properties to be conveyed, shall be conveyed or assigned to Purchaser subject only to the Permitted Exceptions, as evidenced by the Title Company’s irrevocable commitment together with the Endorsements Purchaser requires, to the extent such Endorsements are customarily and reasonably available in the applicable jurisdictions, subject only to payment of its usual premium, to issue one or more ALTA owner’s title insurance policies, or in the case of the Ground Leases, ALTA leasehold title insurance policies (collectively, “Title Policies”), to Purchaser, insuring that such title is vested in Purchaser subject only to the Permitted Exceptions.  Purchaser shall have the right, at no cost or liability to Sellers, to require the Title Company to obtain coinsurance or facultative reinsurance (together with the agreements in a form and content satisfactory to Purchaser providing Purchaser with the right of “direct access” against the reinsurance) with respect to the Purchaser’s Title Policies in such amount and with such title companies as Purchaser determines in Purchaser’s reasonable discretion provided that such companies issue the same coverage as the Title Company without an additional obligation on Sellers and if the Title Company or Purchaser is unable to obtain such coinsurance or facultative reinsurance, such failure shall not be a failure of this condition precedent to Purchaser’s obligations hereunder;

 

(iv)                              On the applicable Closing Date, the Ownership Interest shall be conveyed or assigned to Purchaser free of any liens and encumbrances;

 

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(v)                                 At least five (5) Business Days prior to the applicable Closing Date, Sellers shall have received from the applicable ground landlord or other relevant party and delivered copies to Purchaser of such consents (collectively, the “Consents”) that may be expressly required pursuant to a Ground Lease or Lease in connection with the assignment of the applicable Seller’s interest in such Ground Lease or Lease (collectively, the “Consent Properties” or singly, the “Consent Property”) to Purchaser.  If one or more Consents are not delivered to Purchaser at least five (5) Business Days before the Initial Closing Date, then the Closing Date for such Property shall automatically be extended to the Second Closing Date and the terms and provisions of Section 6.1(a)(ix) shall apply;

 

(vi)                              At least five (5) Business Days prior to the Closing Date, Purchaser shall have received estoppel certificates from the applicable ground landlord under each Ground Lease to which a Seller is a party (“Ground Lease Estoppel Certificate”) which Ground Lease Estoppel Certificates shall, for each such Ground Lease, be substantially in the form attached hereto as Exhibit C-3(a), Exhibit C-3(b), or Exhibit C-3(c), as applicable; provided, however, that if any Ground Lease provides for a form of Ground Lease Estoppel Certificate (or the contents thereof), delivery of an estoppel certificate by such ground landlord that complies in all material respects with the applicable Ground Lease shall in all events be deemed to satisfy the requirements of this provision with respect to the form of the Ground Lease Estoppel Certificate required for such Ground Lease.  Sellers shall use commercially reasonable diligent efforts to obtain Ground Lease Estoppel Certificates from each ground landlord; however, if, despite such efforts Sellers are unable to deliver all the Ground Lease Estoppels Certificates, the applicable Seller and Holdings shall provide a Seller’s Estoppel Certificate for the Ground Lease to which it is a party and for which a Ground Lease Estoppel Certificate has not been otherwise delivered;

 

(vii)                           At least five (5) Business Days prior to the applicable Closing Date, Purchaser shall have received evidence reasonably satisfactory to Purchaser that those Tenants who have the right to purchase their respective Properties under the rights of first offer and refusal provisions contained in their Leases, as more particularly described in Exhibit D (collectively, “Right of First Refusal”), have elected not to exercise or have waived their Right of First Refusal (“ROFR Expiration”); provided, however, if any one or more Tenant exercises its Right of First Refusal with respect to its Property (collectively, the “ROFR Properties” or singly, “ROFR Property”), (i) Seller shall promptly (but not less than five (5) Business Days prior to the Closing Date) give Purchaser written notice thereof, (ii) this Agreement shall remain in full force and effect except that the ROFR Property shall automatically be excluded from the Properties and the terms and conditions of Section 6.1(a)(xii) shall apply; provided, however, that if any one or more of the Tenants of the ROFR Properties prior to the Second Closing Date either defaults in its obligation to acquire the ROFR Properties or waives it right to acquire the ROFR Properties, then Seller shall promptly give Purchaser written notice thereof (the “ROFR Reinstatement Notice”) and thereupon: (1) such ROFR Properties (and all components thereof) shall once again be one of the Properties to be sold pursuant to this Agreement for the Allocated Purchase Price on Exhibit A-2, (2) as of the ROFR Reinstatement Notice, all references in this Agreement to the Leases shall be deemed to once again include the Leases related to the ROFR Properties and all references to the Tenants shall be deemed to once again include Tenants of the ROFR Properties, and (3) if the ROFR Reinstatement Notice is given after the date that is ten

 

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(10) days before the Closing Date, the Sellers and Purchasers shall extend the Closing Date for such reinstated ROFR Properties to the Second Closing Date and provided  further that if any required ROFR Expiration is not delivered to Purchaser at least five (5) Business Days prior to the Initial Closing Date, the Closing Date for such affected ROFR Property shall automatically be extended to the Second Closing Date and the terms and provisions of Section 6.1(a)(ix) shall apply;

 

(viii)                        At least five (5) Business Days prior to the applicable Closing Date, Purchaser shall have received and delivered to Purchaser evidence reasonably satisfactory to Purchaser that those Tenants who have the right to purchase their respective Properties under the purchase option provisions contained in their Leases, as more particularly described in Exhibit D (collectively, “Purchase Options”), have elected not to exercise or have waived their Purchase Options (a “Purchase Option Expiration”); provided, however, if any one or more Tenant exercises its Purchase Option with respect to its Property (collectively, the “Option Properties” or singly, “Option Property”), (i) Seller shall promptly (but not less than five (5) Business Days prior to the applicable Closing Date) give Purchaser written notice thereof, (ii) this Agreement shall remain in full force and effect except that the Option Properties shall automatically be excluded from the Properties and the terms and conditions of Section 6.1(a)(xii) shall apply; provided, however, that if any one or more of the Tenants of the Option Properties prior to the Second Closing Date either defaults in its obligation to acquire the Option Properties or waives it right to acquire the Option Properties, then Seller shall promptly give Purchaser written notice thereof (the “Option Reinstatement Notice”) and thereupon:  (1) such Option Properties (and all components thereof) shall once again be one of the Properties to be sold pursuant to this Agreement for the Allocated Purchase Price on Exhibit A-2, (2) as of the Option Reinstatement Notice, all references in this Agreement to the Leases shall be deemed to once again include the Leases related to the Option Properties and all references to the Tenants shall be deemed to once again include Tenants of the Option Properties, and (3) if the Option Reinstatement Notice is given after the date that is ten (10) days before the Closing Date, the Sellers and Purchasers shall extend the Closing Date for such reinstated Option Properties to the Second Closing Date; and provided further that if any required Purchase Option Expiration is not delivered to Purchaser at least five (5) Business Days prior to the Initial Closing Date, the Closing Date for such affected Option Property shall automatically be extended to the Second Closing Date and the terms and provisions of Section 6.1(a)(ix) shall apply;

 

(ix)                              If the Closing Date has been extended to the Second Closing Date for any one or more of the Unacceptable Title Properties, Consent Properties, ROFR Properties, Option Properties, SNDA Properties, Estoppel Properties and/or Material Breach Properties pursuant to Sections 4.1(b), 6.1(a)(v), 6.1(a)(vii), 6.1(a)(viii), 6.1(a)(x), 6.1(a)(xi) or 7.4(b), and, if despite commercially reasonable efforts by Sellers, Sellers are unable to cure such Purchaser Title Objection or deliver the required Consents, SNDAs, ROFR Expirations, Purchase Option Expirations or Tenant Estoppel Certificates, or cure the breach of Seller Representation, as applicable, by the Second Closing Date, Sellers and Purchaser shall, subject to Section 6.1(h) and Section 6.2(d) and the other applicable terms of this Agreement relating to conditions to Closing, close on the Properties for which the Purchaser Title Objections that made such Property an Unacceptable Title Property have been cured and any other Properties for which the Consents, SNDAs, ROFR Expirations, Purchase Option Expirations or Tenant Estoppel Certificates, as

 

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applicable, have been received or the breach of Seller Representations that made such Property a Material Breach Property has been cured (and on all other Properties for which the same are not required) and the remainder of the Properties that become Excluded Properties pursuant to Section 6(a)(xii) because Sellers have not cured the Purchaser Title Objection or breach of Seller Representation or have not obtained the required Consents, SNDAs, ROFR Expirations, Purchase Option Expirations or Tenant Estoppel Certificates shall automatically be removed from the Properties to be sold to Purchaser pursuant to this Agreement and the provisions of Section 6.1(a)(xii) shall govern with respect to such removed Properties.  Notwithstanding anything to the contrary in this Agreement, (A) the Property known as 12 Leigh Fisher Boulevard and the Property known as 47 Butterfield Circle, both in El Paso Texas, shall have the same Closing Date and the Property known as 1520 Kepner Drive and 1540-30 Kepner Drive, both in Lafayette, Indiana, shall have the same Closing Date and in order to accommodate such requirements, the Closing Date for each such individual Property shall be extended until the Closing Date for both can occur, and (B) if on the Initial Closing Date, the Closing Date for more than six (6) Properties has been extended to the Second Closing Date, then the Initial Closing Date shall not occur and instead the Closing Date for all Properties (subject to the provisions of this Section 6.1(a)(ix) and 6.1(a)(xii) below) shall be the Second Closing Date.

 

(x)                                 At least five (5) Business Days prior to the applicable Closing Date, Purchaser shall have received estoppel certificates from each Tenants (“Tenant Estoppel Certificates”) under the Leases set forth on the Lease Schedule for Properties closing on such Closing Date (the “Estoppel Requirement”), which Tenant Estoppel Certificates shall be substantially in the form attached hereto as Exhibit C-1; provided, however, that (1) if any Lease provides for a form of tenant estoppel certificate (or the contents thereof), then the delivery of an estoppel certificate by such Tenant that complies in all material respects with the applicable Lease shall in all events be deemed to satisfy the requirements of this provision with respect to the form of Tenant Estoppel Certificate required for such Lease; and (2) Seller and Holdings may provide Seller’s Estoppel Certificates to satisfy the Estoppel Requirement subject to the limitations set forth below.  The disclosure or expression of any facts, claims or information by any Tenant in its completed estoppel certificate (or in any Seller’s Estoppel Certificate) shall not be deemed a material variation from the form required if such facts, claims or information were (A) set forth in the Leases or Lease Schedule or otherwise disclosed to Purchaser in writing before the commencement of the Restricted Period, or (B) represent less than $100,000 in the aggregate of all Tenants in potential loss or cost.  Seller shall use commercially reasonable diligent efforts to obtain Tenant Estoppel Certificates from each Tenant; however, if, despite such efforts Sellers are unable to deliver all the Tenant Estoppel Certificates, the applicable Seller and Holdings shall provide a Seller’s Estoppel Certificate substantially in the form attached hereto as Exhibit C-2 for all Leases set forth on the Lease Schedule on the Effective Date that are not otherwise delivered as the Estoppel Requirement; provided, however that Sellers may not, in the aggregate, deliver Seller’s Estoppel Certificates for more than twenty percent (20%) of the total base rent payable under all Leases set forth on the Lease Schedule on the Effective Date and the Estoppel Requirement will not be met unless a Tenant Estoppel Certificate (not a Seller’s Estoppel Certificate) is provided by at least five (5) of the Major Tenants.  With respect to any Tenant for whom a Seller delivers a Seller’s Estoppel Certificate, such Seller shall be entitled to continue to deal with such Tenant after Closing to attempt to obtain a Tenant Estoppel Certificate from such Tenant.  If Purchaser subsequently receives a

 

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Tenant Estoppel Certificate from any Tenant for whom a Seller has delivered a Seller’s Estoppel Certificate, such Seller shall thereupon be released from liability to the extent that the information contained in the Tenant Estoppel Certificate obtained from the Tenant is consistent with the information contained in Seller’s Estoppel Certificate.  If any Tenant Estoppel Certificate provided to Purchaser before the expiration of the Study Period contains any information that is inconsistent with any Seller Representation, the Seller Representation shall be deemed modified by the information contained in such Tenant Estoppel Certificate.  Without limiting the generality of the foregoing, the parties hereby agree that the delivery of a Tenant Estoppel Certificate that does not conform to the requirements set forth above or which makes a Seller Representation false or misleading shall not, by itself, be deemed a failure of a condition precedent in favor of Purchaser.

 

Purchaser agrees that in no event shall the failure of Sellers to obtain sufficient Tenant Estoppel Certificates to satisfy the Estoppel Requirement, in and of itself, constitute a default by Sellers under this Agreement.  If any required Tenant Estoppel Certificates have not been delivered to Purchaser at least five (5) Business Days prior to the Initial Closing Date, at Sellers’ election (i) the Closing Date shall be extended to the Second Closing Date for the Properties designated by Sellers (such Properties, the “Estoppel Properties” and each an “Estoppel Property”) so that the Estoppel Requirement is met on the Closing Date and the provisions of Section 6.1(a)(ix) shall apply, or (ii) the applicable Seller(s) shall deliver Sellers’ Estoppel Certificate(s) sufficient to satisfy the Estoppel Requirement (subject to the limitations set forth above).  Notwithstanding anything to the contrary in this Agreement, all Tenant Estoppel Certificates provided to Purchaser before the end of the Study Period shall conclusively be deemed to count toward the satisfaction of the Estoppel Requirement.  If Purchaser believes that any Tenant Estoppel Certificate delivered to it after the end of the Study Period should not count toward the satisfaction of the Estoppel Requirement as provided for in Section 6.1(a)(x) above, Purchaser shall so notify Sellers in writing within three (3) Business Days from Purchaser’s receipt of such Tenant Estoppel Certificate, which notice must set forth in reasonable detail the reasons why Purchaser believes that the Tenant Estoppel Certificate in question does not satisfy the Requirements of Section 6.1(a)(x).  With respect to any Tenant Estoppel Certificate delivered to Purchaser after the end of the Study Period as to which Purchaser does not so provide Sellers with written notice of its objections within such three (3) Business Days setting forth in reasonable detail the reasons why Purchaser believes the Tenant Estoppel Certificate in question does not satisfy the Requirements of the Section 6.1(a)(x), Purchaser shall be deemed to have approved the applicable Tenant Estoppel Certificate.

 

(xi)                              At least five (5) Business Days prior to the applicable Closing Date, Purchaser shall have received subordination, non-disturbance and attornment agreements (“SNDAs”) from every Tenant for all or substantially all of any of the Properties listed on Exhibit A, which SNDAs shall be on the form (the “Previous SNDA”) previously delivered by such Tenant to the applicable Seller’s lender or such other form (or contents thereof) prescribed by the applicable Lease.  The SNDAs shall be prepared by Purchaser at its expense and delivered to Sellers and their counsel, together with a redline showing changes made from the Previous SNDA, not later than five (5) business Days after the Effective Date.  Sellers shall use commercially reasonable efforts to obtain all SNDAs timely delivered to Sellers.  Any Properties containing a Tenant for which an SNDA is so required and which has not been delivered five (5)

 

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Business Days prior to the then scheduled Closing Date shall be referenced herein as “SNDA Properties” and each an “SNDA Property”.  If any SNDA has not been delivered to Purchaser at least five (5) Business Days prior to the Initial Closing Date, the Closing Date for such Property shall be extended to the Second Closing Date and the terms and provisions of Section 6.1(a)(ix) shall apply.

 

(xii)                           If an Unacceptable Title Property, Material Breach Property, Consent Property, ROFR Property, Option Property, SNDA Property, Estoppel Property, Damaged Property or Condemned Property is excluded from this Agreement pursuant to the terms of this Agreement (each, an “Excluded Property” and collectively, the “Excluded Properties”), then (a) this Agreement shall remain in full force and effect, (b) all references in this Agreement to the “Properties” (and all covenants thereof) shall be deemed to exclude the Excluded Properties and all references in this Agreement to the Tenants or Lessees shall exclude the Tenants or Lessees respecting any Excluded Property, (c) all conditions precedent and all Closing deliveries with respect to such Excluded Property shall not apply and (d) all references to the Purchase Price shall be deemed to be the Purchase Price reduced by the Allocated Purchase Price of such Excluded Properties.  Notwithstanding anything to the contrary in this Agreement, (1) if the Property commonly known as 12 Leigh Fisher Boulevard, El Paso, Texas becomes an Excluded Property, then the Property commonly known as 47 Butterfield Circle, El Paso, Texas shall also be an Excluded Property, and vice versa, and (2) if the Property commonly known as 1520 Kepner Drive, Lafayette, Indiana becomes an Excluded Property, then the Property commonly known as 1540-30 Kepner Drive, Lafayette, Indiana shall also be an Excluded Property, and vice versa.

 

(b)                       Except as otherwise provided in this Agreement, if the conditions precedent in favor of Purchaser set forth above in Section 6.1(a) are not satisfied in all material respects as of the Closing Date (subject to extension pursuant to Sections 6.1(a)(v), (vii), (viii), (x) or (xi)), to the extent applicable), Purchaser may elect in its sole discretion, and as its sole remedy, either to:  (i)  waive such condition and proceed with the Closing as contemplated by this Agreement (without any reduction in the Purchase Price); or (ii) (y) if such condition precedent does not relate to an Excluded Property, terminate this Agreement by written notice thereof to Sellers, in which event the Deposit shall be returned to Purchaser promptly following Purchaser’s request for the same, this Agreement shall terminate and the parties shall have no obligations or liabilities to each other hereunder except for the Purchaser’s Surviving Obligations and the Sellers’ Surviving Obligations and (z) if the condition relates to an Excluded Property, terminate this Agreement with respect to such Excluded Property only in accordance with Section 6.1(a)(xii) or waive such condition with respect to such Excluded Property and proceed to the Closing without exclusion of such Excluded Property to the extent Seller may legally do so.  Notwithstanding the foregoing, if the condition set forth in Section 6.1(a)(i) is not satisfied on account of an intentional and material default by Sellers, Purchaser may exercise its remedies under Section 10.3 below to the extent applicable.

 

(c)                        Subject to Purchaser’s right to terminate this Agreement prior to the expiration of the Study Period in accordance with the terms of Section 5.2, Purchaser acknowledges and agrees that its obligation to perform under this Agreement is not contingent upon Purchaser’s ability to obtain any (i) governmental or quasi-governmental approval of

 

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changes or modifications in use or zoning, (ii) modification of any existing land use restrictions, (iii) consents to assignments of any service contracts or other agreements which Purchaser requests, (iv) Endorsements to Purchaser’s title insurance policy (unless such Endorsements are customarily and reasonably available in the applicable jurisdictions), or (v) financing for acquisition of the Properties.

 

(d)                       Prior to the Closing Date, the applicable Sellers shall have completed those certain repairs and renovations listed on Exhibit N (collectively, “Sellers’ Work”) attached hereto, which Sellers and Purchaser acknowledge shall exclude any and all repairs or renovations that the Tenants for such Properties are required to undertake pursuant to the applicable Lease or other relevant document; provided, if any of the Sellers’ Work is not completed at the Closing Date, the Closing shall occur and the amount allocated for the Sellers’ Work, as listed next to the description thereof on Exhibit N and pro-rated for the portion of the Sellers’ Work not completed, shall be escrowed at Closing from sales proceeds and shall be governed by a Post-Closing Escrow Agreement mutually acceptable to Sellers and Purchaser (“Post-Closing Escrow Agreement”).

 

(e)                        At or before the applicable Closing, a wholly-owned subsidiary of Holdings (the “El Paso Master Tenant”) shall enter into a master lease (the “Master Lease”) for a portion of the El Paso Property with Purchaser’s nominee, for a term of one (1) year from the Closing and under which the rent shall be $2.75 per rentable square foot per annum on a triple net basis.  The form of the Master Lease shall be reasonably agreed upon by Purchaser and the El Paso Master Tenant prior to the expiration of the Study Period and Purchaser shall deliver an initial draft thereof within five (5) Business Days of the Effective Date.  At the applicable Closing, Sellers shall fund an account of the El Paso Master Tenant with sufficient funds to pay its obligations under the Master Lease.  This provision may be revised to accommodate an “earn-out” if a potential long term lease is consummated for the currently vacant property.

 

(f)                         At least five (5) Business Days prior to the applicable Closing Date, Purchaser shall have received an estoppel certificate in form and substance reasonably acceptable to Sellers and Purchaser, from all parties to any reciprocal easement agreements that are reasonably requested by Purchaser prior to the Title Objection Date and for which the applicable Seller obtained an estoppel certificate in connection with its acquisition of the applicable Property; provided that it shall not be a failure of this condition precedent to Purchaser’s obligations if such estoppel certificate discloses any outstanding items that are the responsibility of Sellers and are paid at Closing from Sellers’ proceeds or which are the responsibility of Tenants under Leases.  Any estoppel certificate delivered in the form obtained by the applicable Seller in connection with its acquisition of a Property shall be deemed an acceptable form to Purchaser.  As part of the Due Diligence Materials, Seller shall deliver to Purchaser copies of all estoppel certificates so obtained by Seller.

 

(g)                        The sale shall include at least five (5) of the Major Properties.

 

Section 6.2                                   Conditions Precedent Favoring Sellers.  In addition to any other condition precedent in favor or Sellers as may be expressly set forth in this Agreement, Sellers’ obligations under this Agreement are expressly subject to the timely fulfillment of the conditions

 

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set forth in this Section 6.2 on or before the Closing Date, or such earlier date as is set forth below.  Each condition may be waived in whole or part only by written notice of such waiver from Seller to Purchaser:

 

(a)                       Purchaser shall have performed and complied in all material respects with all of the terms of this Agreement to be performed and complied with by Purchaser prior to or at the Closing;

 

(b)                       On the Closing Date, the representations of Purchaser set forth in Section 7.1 shall be true, accurate and complete in all material respects; and

 

(c)                        Sellers shall have received the Consents except to the extent any such Consent is with respect to a Consent Property which becomes an Excluded Property pursuant to the terms of this Agreement; and

 

(d)                       The sale shall include at least five (5) of the Major Properties.

 

Section 6.3                                   Risk of Casualty.

 

(a)                       In the event of a Material Casualty with respect to a Property (a “Damaged Property”), Purchaser may, at Purchaser’s sole option, elect to either:

 

(i)                                     intentionally omitted; or

 

(ii)                                  remove the Damaged Property from the Properties and treat the Damaged Property as an Excluded Property, whereupon the provisions of Section 6.1(a)(xii) shall govern; provided, however, to the extent that prior to the Second Closing Date, the applicable Seller either restores such Damaged Property substantially to its condition prior to the Material Casualty, as determined by Purchaser in its reasonable discretion or obtains from the Tenant of such Damaged Property a written waiver of such Tenant’s right to (a) terminate the Lease, or (b) abate any post-Closing Rent for the Damaged Property, (1) the Damaged Property shall be included in the Properties to be sold to Purchaser; (2) the Purchaser shall pay the Purchase Price as if the Material Casualty had never occurred and (3) at Closing, Sellers and Purchaser shall make adjustments as provided for in Section 6.5; or

 

(iii)                               close the transaction contemplated by this Agreement and not treat the Damaged Property as an Excluded Property pursuant to Section 6.3(a)(ii), whereupon the Damaged Property shall be included in the Properties to be sold to Purchaser, Purchaser shall pay the Purchase Price as if the Material Casualty had never occurred and, at Closing, Sellers and Purchaser shall make adjustments as provided for in Section 6.5.

 

(b)                       In the event of a fire or other casualty that is not a Material Casualty, or if there is a Material Casualty and Purchaser elects to proceed pursuant to Section 6.3(a)(iii), (1) Purchaser shall purchase the Properties in accordance with the terms hereof (without reduction in the Purchase Price) and (2) the parties shall make adjustments as provided for in Section 6.5.  With respect to any Material Casualty, Purchaser shall be deemed to have elected to proceed under Section 6.3(a)(iii) unless, within five (5) Business Days after written notice to Purchaser

 

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from Sellers of such Material Casualty, Purchaser provides Sellers with written notice that Purchaser elects to terminate this Agreement with respect to such Damaged Property pursuant to Section 6.3(a)(ii).  If applicable, the Closing Date shall be extended to the date which is seven (7) Business Days after the date on which Purchaser receives written notice of any Material Casualty.

 

(c)                        If Purchaser does not elect to treat a Damaged Property as an Excluded Property, then, with respect to the applicable Damaged Property, Sellers shall not settle any insurance claim without Purchaser’s prior written consent, not to be unreasonably withheld, conditioned or delayed and Sellers agree to cooperate with Purchaser in good faith in connection with the settlement of any insurance claim, including, without limitation, executing documents and instruments necessary to allow Purchaser, following the Closing, to settle and collect all such sums in connection therewith.

 

Section 6.4                                   Risk of Condemnation.

 

(a)                       In the event of a Material Condemnation with respect to a Property (a “Condemned Property”), Purchaser may, at Purchaser’s sole option, elect either to:

 

(i)                                     intentionally omitted; or

 

(ii)                                  remove the Condemned Property from the Properties and treat the Condemned Property as an Excluded Property, whereupon the provisions of Section 6.1(a)(xii) shall govern; provided, however, to the extent that prior to the Second Closing Date, the applicable Seller obtains from the Tenant of such Condemned Property a written waiver of such Tenant’s right to (a) terminate the Lease, or (b) to abate any post-Closing Rent with respect to such Condemned Property, (1) the Condemned Property shall be included in the Properties to be sold to Purchaser and (2) the Purchaser shall pay the Purchase Price as if the Material Condemnation had never occurred; or

 

(iii)                               close the transaction contemplated by this Agreement and not treat the Condemned Property as an Excluded Property pursuant to Section 6.4(a)(ii) whereupon the Condemned Property shall be included in the Properties to be sold to Purchaser, Purchaser shall pay the Purchase Price as if the Material Condemnation had never occurred and, at Closing, Sellers and Purchaser shall make adjustments as provided in Section 6.5.

 

(b)                       Intentionally Omitted.

 

(c)                        In the event of a condemnation by right of eminent domain that is not a Material Condemnation, or if there is a Material Condemnation and Purchaser elects to proceed under Section 6.4(a)(iii), Purchaser shall purchase the Properties in accordance with the terms hereof (without reduction in the Purchase Price) and the parties shall make adjustments as provided for in Section 6.5.  With respect to any Material Condemnation, Purchaser shall be deemed to have elected to proceed under Section 6.4(a)(iii) unless, within five (5) Business Days from written notice to Purchaser from Sellers of such Material Condemnation, Purchaser provides Sellers with written notice that Purchaser elects to terminate this Agreement with respect to such Condemned Property pursuant to Section 6.4(a)(ii).  If applicable, the Closing

 

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Date shall be extended to the date which is seven (7) Business Days after the date on which Purchaser receives written notice of any Material Condemnation.

 

(d)                       If Purchaser does not elect to treat a Condemned Property as an Excluded Property, then, with respect to such Condemned Property, Sellers shall not settle any eminent domain proceeding without Purchaser’s prior written consent, not to be unreasonably withheld, conditioned or delayed and Sellers shall cooperate with Purchaser in good faith with settlement of any eminent domain proceeding.

 

Section 6.5                                   Allocation of Casualty and Condemnation Proceeds.  If a condemnation or casualty occurs after the Effective Date and this Agreement is not terminated as permitted prior to the expiration of the Study Period pursuant to the terms of Section 5.2 and such Property is not treated as an Excluded Property, as applicable, then this Agreement shall remain in full force and effect, Purchaser shall acquire the Properties upon the terms and conditions set forth herein, and at the Closing:

 

(a)                       if the awards or proceeds, as the case may be, have been paid to any Seller prior to Closing, Purchaser shall receive a credit at Closing equal to (i) the amount of any such awards or proceeds on account of such condemnation or casualty, plus (ii) if a casualty has occurred and such casualty is an insured casualty, an amount equal to such Seller’s deductible with respect to such casualty, less (iii) an amount equal to the Seller-Allocated Amounts; and

 

(b)                       to the extent that such award or proceeds have not been paid to any Seller prior to Closing, (i) if a casualty has occurred and such casualty is an insured casualty, Purchaser shall receive a credit at Closing equal to the applicable Seller’s deductible with respect to such casualty, less an amount equal to the Seller-Allocated Amounts, and (ii) such Seller shall assign to Purchaser at the Closing the rights of such Seller to, and Purchaser shall be entitled to receive and retain, such awards or proceeds; provided, however, that within three (3) Business Days after receipt of such awards or proceeds, Purchaser shall pay to such Seller an amount equal to the Seller-Allocated Amounts not previously paid to Seller (and Purchaser’s obligation to pay such amount shall survive the Closing).

 

Section 6.6                                   Leasing and Other Activities Prior to Closing.

 

(a)                       Sellers shall provide Purchaser with prompt notice of any Lease Transaction that occurs between the Effective Date and the commencement of the Restricted Period.  Except for any transaction with any affiliate of any Seller and any Material Lease Transaction, Purchaser shall have no right to approve any such activities that are entered into in the normal course of Sellers’ business before the commencement of the Restricted Period.  No Seller shall enter into any Material Lease Transaction without Purchaser’s prior written consent, which consent shall not be unreasonably withheld or delayed.  In addition, during the Restricted Period for each Property, the applicable Seller may not enter into any Lease Transaction without Purchaser’s prior written consent, which consent may not be unreasonably withheld or delayed.  When seeking any required consent from Purchaser, Sellers shall provide Purchaser with a Lease Proposal Notice.  Purchaser agrees to undertake commercially reasonable efforts to review the Lease Proposal Notice and to notify Seller in writing of its approval or disapproval within five

 

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(5) Business Days of its receipt of the Lease Proposal Notice.  If Purchaser disapproves such request, then Purchaser’s written notice shall specify the reasons for such disapproval.  Notwithstanding anything to the contrary contained herein, the current and pending Lease Transactions more particularly described in Exhibit D shall be excluded from the provisions of this Section 6.6(a), shall not require Purchaser’s consent hereunder and shall be deemed an approved Lease Transaction.

 

(b)                       Prior to Closing, no Seller shall enter into any new Contracts for any of its Properties or any modifications, renewals or terminations of any existing Contracts that would be binding on the Purchaser after Closing, without the prior written consent of Purchaser, which consent shall not be unreasonably withheld, conditioned or delayed; provided, however, that Purchaser’s consent shall not be required with respect to any Contract that can be terminated without cause and without penalty on not more than thirty (30) days prior written notice.  Purchaser agrees to undertake commercially reasonable efforts to review the Sellers’ request for consent and to notify Sellers in writing of its consent or disapproval within five (5) Business Days after notice thereof from Sellers.  If Purchaser disapproves any such request, then Purchaser’s written notice shall specify the reasons for such disapproval.

 

(c)                        During the Restricted Period, the applicable Seller shall not enter into any financing, refinancing, reorganizing, recapitalizing, acquiring or otherwise investing in the Property or acquire any direct or indirect legal, beneficial, equitable or other right, title or interest in the Property, or accept, participate in, assist in, or solicit, a financing, refinancing, reorganization, recapitalization, acquisition, or other investment transaction with any other Person regarding the Property; provided, however, (a) at all times, Seller may discuss possible re-financing or extension of the current loans on the Property with the Property’s current lenders and with Wells Fargo Bank, N.A.; and (b) upon the expiration or sooner termination of the Study Period, Seller may investigate and discuss possible re-financing of the Property with other lenders; provided, further that in no event may any such discussions mentioned in clause (a) or (b) impose any liability or obligations on the Purchaser prior to or after Closing.

 

(d)                       Prior to the Closing, the applicable Seller agrees not to enter into or record any document, agreement or other instrument that would adversely affect any Sellers’ title to its Property without the prior written consent of Purchaser, which may be withheld in Purchaser’s sole and absolute discretion.

 

(e)                        Between the Effective Date and the Closing Date of each Property, the applicable Seller agrees to continue to conduct business with respect to the Properties in a good and businesslike fashion consistent in all material respects with their current practices; provided, however, that in no event shall any Seller have any obligation to make any capital improvements or repairs with respect to any Property.

 

(f)                         Between the Effective Date and the Closing Date of each Property, the appropriate Seller agrees to maintain all insurance policies currently maintained by such Seller with respect to its Property.

 

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(g)                        Between the Effective Date and the Closing Date of each Property, the applicable Seller agrees to pay when due all costs, expenses and charges incurred in connection with the development, construction and leasing of the Properties, including Lease Expenses except (i) such expenses that are the responsibility of the Tenant or any third party pursuant to the Leases or other Contracts and (ii) to the extent Purchaser expressly agrees to assume payment of such expenses pursuant to the terms of this Agreement.

 

(h)                       Intentionally Omitted.

 

(i)                           Between the Effective Date and the Closing Date of each Property, the applicable Seller agrees to use commercially reasonable efforts to perform all the landlord’s material obligations under the Leases and to use commercially reasonable efforts to enforce the obligation of the Tenants thereunder.

 

(j)                          Between the Effective Date and the Closing Date of each Property, the applicable Seller agrees to use commercially reasonable efforts to obtain from third parties all required Ground Lease Estoppel Certificates, Consents, ROFR Expirations, Purchase Option Expirations, and Tenant Estoppel Certificates.

 

(k)                       Between the Effective Date and the Closing Date of each Property, the applicable Seller agrees to promptly deliver to Purchaser copies of all material notices delivered or received by Seller in connection with the Leases.

 

(l)                           Intentionally Omitted.

 

(m)                   Between the Effective Date and the Closing Date of each Property, the applicable Seller agrees to use commercially reasonable efforts to cause the Unacceptable Exceptions to be satisfied, removed or otherwise expunged from the Official Records or insured over by the Title Company prior to the Closing Date; provided however, such items may be satisfied or released at Closing out of proceeds otherwise payable to Sellers; provided that, as long as Sellers obtain payoff letters on or before the Closing Date and the Title Company is irrevocably committed to issuing the applicable Title Policy without taking exception for such Unacceptable Exceptions, Seller may obtain and record a release of such item following the Closing in accordance with customary conveyancing practices.  Not less than two (2) Business Days before the applicable Closing Date, Seller shall provide Purchaser with a written summary of the status of Seller’s efforts to cause the Unacceptable Exceptions to be satisfied, removed or otherwise expunged from the Official Records or insured over by the Title Company.

 

(n)                       Purchaser and Sellers shall each promptly provide the other with such financial and credit information, organizational data, confirmation of its compliance with Anti-Money Laundering and Anti-Terrorism Laws and other information as may reasonably be requested by any ground landlord or other relevant party as a condition for its issuance of a Consent.

 

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ARTICLE 7

 

REPRESENTATIONS, WARRANTIES AND COVENANTS

 

Section 7.1                                   Purchaser’s Representations.  Purchaser hereby represents, warrants, covenants, and acknowledges to Sellers as follows:

 

(a)                       Purchaser acknowledges that it is experienced and sophisticated in the acquisition, development, management, leasing, ownership and operation of commercial real estate projects such as the Properties and that, prior to the end of the Study Period, it will have a full and complete opportunity to conduct such investigations, examinations, inspections and analyses of the Properties as Purchaser, in its absolute discretion, may deem appropriate.  Purchaser further acknowledges that, except for Seller Representations, Purchaser has not relied upon any statements, representations or warranties by any Seller Party or any agent of any Seller Party.  Without limiting the foregoing, Purchaser acknowledges and agrees that: (1) any environmental, physical condition or other reports provided to Purchaser by Seller or its agents are provided without any representation or warranty of any kind, express or implied, as to the completeness or accuracy of the facts, presumptions, conclusions or other matters contained therein; (2) Purchaser shall rely solely on its own investigations and on reports prepared by any consultants engaged by Purchaser and not on any environmental, physical condition or other reports provided to Purchaser by Seller or its agents;

 

(b)                       Except for the Seller Representations and the Seller’s Estoppel Certificate (if any) and other representations or covenants of a Seller set forth in any conveyancing documents to be delivered by Seller to Purchaser pursuant to this Agreement (subject to the time and dollar limitations set forth in Section 10.4 hereof), Purchaser agrees that the Properties shall be sold and that Purchaser shall accept possession of the Properties on the Closing Date strictly on an “AS IS, WHERE IS” AND “WITH ALL FAULTS, LIABILITIES, AND DEFECTS, LATENT OR OTHERWISE, KNOWN OR UNKNOWN” basis, with no right of set-off or reduction in the Purchase Price, and that, except for the Seller Representations, such sale shall be without representation or warranty of any kind, express or implied, including any warranty of income potential, operating expenses, uses, merchantability or fitness for a particular purpose, and Sellers do hereby disclaim and renounce any such representation or warranty.  Purchaser specifically acknowledges that, except for the Seller Representations, Purchaser is not relying on any representations or warranties of any kind whatsoever, express or implied, from Sellers, any other Seller Party or any broker or other agents as to any matters concerning the Properties including:  (1) the income from or value of the Properties; (2) any income to be derived from the Properties; (3) the suitability of the Properties for any and all activities and uses which Purchaser may conduct thereon, including the possibilities for further development of the Properties or construction thereon; (4) the habitability, merchantability, marketability, profitability or fitness for a particular purpose of the Properties or any improvements thereon; (5) the manner, quality, state of repair or lack of repair of the Property (including the roof, foundation, HVAC systems or any other component of the Property or any improvements thereon); (6) the nature, quality or condition of the Properties, including with respect to water conditions, soil, geological or geotechnical condition (including soil expansiveness, corrosivity, or stability, or seismic, hydrological, geological and topographical conditions and configurations, including, without limitation, any opinions or conclusions of any soils engineer(s) retained to perform geotechnical and/or soils studies or to oversee any soils engineering aspects of developing the Properties); (7) the compliance of or by the Seller, the Properties, or its operation with any codes, laws, rules, ordinances, regulations of any applicable governmental authority or body; (8) the manner or

 

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quality of the construction or materials incorporated into the Properties; (9) compliance with environmental laws or land use laws, rules, regulations, orders, codes or requirements, including the Americans with Disabilities Act of 1990, the Federal Water Pollution Control Act, the U.S. Environmental Protection Agency regulations at 40 CFR, Part 261, the Clean Water Act, the Safe Drinking Water Act, the Hazardous Materials Transportation Act, the Toxic Substance Control Act, and/or any rules or regulations promulgated under any of the foregoing (as the same may be amended from time to time) or under any other federal, state, regional, county, municipal and other local laws, regulations and ordinances that are equivalent or similar to the federal laws recited above or that purport to regulate Hazardous Materials (as the same may be amended from time to time); (10) the presence or absence of radon gas, methane gas, asbestos any other Hazardous Materials at, on, under, or adjacent to the Properties; (11) the conformity of any improvements to any plans or specifications, including any plans and specifications that may have been or may be provided to Purchaser; (12) the conformity of the Properties to past, current or future applicable zoning or building requirements; (13) sufficiency of any undershoring; (14) sufficiency of any drainage; (15) the fact that all or a portion of the Properties may be located on or near an earthquake fault line or in or near an earthquake or seismic hazard zone; (16) the existence of vested land use, zoning or building entitlements affecting the Properties; (17) water rights or the availability of or access to water; (18) the presence or suitability of any utilities or availability thereof; (19) the completeness or accuracy of any information provided to Purchaser by Seller or its agents; (20) any matters relating to the Leases or the Tenants; or (21) any other matter relating to the Properties, the Leases or the Tenants or to the development, construction, operation, or sale of the Properties.  Purchaser further acknowledges and agrees that, except for Seller’s Representations, Sellers are under no duty to make any affirmative disclosures or inquiry regarding any matter which may or may not be known to Seller or any of the other Seller Parties, and Purchaser, for itself and for its successors and assigns, hereby expressly waives and releases Seller and each of the other Seller Parties from any such duty that otherwise might exist;

 

Notwithstanding anything to the contrary in this Agreement, the provisions of this Section 7.1(b) shall survive the Closing without limitation;

 

(c)                        Except as expressly provided below in this Section 7.1(c), Purchaser, on its own behalf and on behalf of each of its successors and assigns and each and all of its and their respective members, officers, directors, employees, parents, affiliates or subsidiaries and each of their respective successors and assigns (collectively, the “Waiver Parties”), hereby releases each Seller and the other Seller Parties from, and irrevocably and unconditionally waives all claims and liability against each Seller and each of the other Seller Parties for or attributable to, the following:

 

(i)                                     any and all statements or opinions heretofore or hereafter made, or information furnished, by or on behalf of the Seller Parties to Purchaser or any of Purchaser’s agents or representatives; and

 

(ii)                                  any and all losses, costs, claims, liabilities, expenses, demands or obligations of any kind or nature whatsoever, whether known or unknown and foreseen or unforeseen, attributable to the Properties, whether arising or accruing before, on or after the Closing and whether attributable to events or circumstances which have heretofore or may

 

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hereafter occur, including all losses, costs, claims, liabilities, expenses, demands and obligations with respect to the structural, physical, or environmental condition of the Properties including claims or liabilities relating to the presence, discovery or removal of any Hazardous Materials in, at, under or about the Properties and any other matters described in Section 7.1(b);

 

Purchaser acknowledges and agrees that (1) Purchaser may hereinafter discover facts different from or in addition to those now (or at the Closing) known to Purchaser, (2) Purchaser’s agreement to release, acquit and discharge Sellers and the other Seller Parties as set forth herein shall remain in full force and effect notwithstanding the existence or discovery of any such additional or different facts, (3) Purchaser knowingly waives any rights, privileges and benefits under any federal, state or local law which may negatively impact the validity or enforceability of any part of the releases set forth in this Agreement, (4) upon the completion of the Closing, each Seller shall be deemed to have satisfied all of its obligations, covenants and liabilities in this Agreement and in any documents executed by such Seller in connection herewith other than those obligations of any Seller that, by the express terms of this Agreement, survive the Closing (in which case such survival shall be subject to the limitations set forth in this Agreement), and (5) Purchaser irrevocably covenants never to commence or prosecute, or to collude with others to commence or prosecute, against Sellers or any other Seller Party any action or proceeding based upon any claim covered by the foregoing release.

 

Purchaser understands the legal significance of the foregoing provisions and acknowledges and agrees that the provisions of Section 7.1(b)-(c) were a material factor in Sellers’ acceptance of the Purchase Price and that Sellers are unwilling to sell the Properties unless Sellers and the other Seller Parties are expressly released as set forth in Section 7.1 (b)-(c) (collectively, the “Releases”).

 

The Releases include claims of which Purchaser is presently unaware or which Purchaser does not presently suspect to exist, which, if known by Purchaser, would materially affect Purchaser’s release of Sellers.  Purchaser specifically waives the provisions of any law of any state, territory or jurisdiction the import of which is as follows:

 

A general release does not extend to claims which the creditor does not know or suspect to exist in his favor at the time of executing the release, which if known by him must have materially affected his settlement with the debtor.

 

Notwithstanding anything to the contrary in this Agreement, the provisions of Section 7.1(b)-(c) shall survive the Closing or termination of this Agreement;

 

(d)                       Purchaser, on its own behalf and on behalf of the Waiver Parties, covenants and agrees never to sue or otherwise commence or prosecute any action or other proceeding against any of the Seller Parties, for a claim released pursuant to this Agreement.  If any of the Waiver Parties asserts a claim that is contrary to the Releases, Purchaser shall indemnify, defend and hold harmless the Seller Parties against whom such claim is asserted for all costs (including court costs, expert fees, and reasonable attorneys’ fees) and liabilities incurred by any of the Seller Parties in connection with such action or proceeding.  The parties hereto agree that this Section 7.1(d) (the “Covenant Not to Sue”) may be pleaded by any Seller

 

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Party as a full and complete defense to any action or proceeding by a Waiver Party that is contrary to the terms of the Releases, and may be asserted as a basis for abatement of, or injunction against, said action or proceeding and as a basis for a cross-complaint for damages therein.  If a Waiver Party breaches the Covenant Not to Sue, any Seller Party damaged thereby shall be entitled to recover, and Purchaser shall hold harmless and indemnify any such Seller Party from and against, not only the amount of any judgment which may be awarded in favor of such damaged Seller Party, but also for such other actual damages, costs, and expenses as may be incurred by such damaged Seller Party, including court costs, reasonable attorneys’ fees and all other costs and expenses, in preparing the defense of, defending against, or seeking and obtaining abatement of, or injunction against, such action or proceeding, and establishing and maintaining the applicability of the Releases and this Covenant Not to Sue.  Notwithstanding anything to the contrary in this Agreement, the provisions of this Section 7.1(d) shall survive the Closing without limitation;

 

(e)                        Notwithstanding the other provisions of this Agreement to the contrary, the representations, acknowledgments, disclaimers, waivers, releases and matters set forth in this Article 7 shall not relieve Sellers of their liability for (i) any breach of Sellers’ Representations or Sellers’ covenants under this Agreement that expressly survive Closing, (ii) Sellers’ representations and covenants set forth in any conveyancing documents delivered by Sellers to Purchaser pursuant to the terms of this Agreement (subject to the time and dollar limitations set forth in Section 10.4 hereof), (iii) Sellers’ fraud, or (iv) any matter for which Purchaser shall be expressly indemnified by Sellers under this Agreement, each of (i) through (iv) as and to the extent limited or conditioned by the terms of this Agreement.

 

(f)                         Purchaser is a limited liability company duly formed, validly existing and in good standing under the laws of Delaware.  This Agreement constitutes the valid and legally binding obligation of Purchaser, enforceable against Purchaser in accordance with its terms;

 

(g)                        There are no actions, suits or proceedings pending or, to the knowledge of Purchaser, threatened, against or affecting Purchaser which, if determined adversely to Purchaser, would adversely affect its ability to perform its obligations hereunder;

 

(h)                       Neither the execution, delivery or performance of this Agreement nor compliance herewith (a) conflicts or will conflict with or results or will result in a breach of or constitutes or will constitute a default under (1) the charter documents or by-laws of Purchaser, (2) to the best of Purchaser’s knowledge, any law or any order, writ, injunction or decree of any court or governmental authority, or (3) to the best of Purchaser’s knowledge, any agreement or instrument to which Purchaser is a party or by which it is bound or (b) results in the creation or imposition of any lien, charge or encumbrance upon its property pursuant to any such agreement or instrument;

 

(i)                           No authorization, consent, approval of any governmental authority (including courts) is required for the execution and delivery by Purchaser of this Agreement or the performance of its obligations hereunder;

 

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(j)                          Purchaser is either acting as a principal in this transaction or is acting for an investor over which Purchaser has discretionary authority in connection with the transaction contemplated hereby;

 

(k)                       Neither Purchaser, its nominee nor, to Purchaser’s actual knowledge, its affiliates, is in violation of any laws relating to terrorism, money laundering or the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Action of 2001, Public Law 107-56 and Executive Order No. 13224 (Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) (the “Executive Order”) (collectively, the “Anti-Money Laundering and Anti-Terrorism Laws”).  Neither Purchaser, its nominee nor, to Purchaser’s actual knowledge, its affiliates, is acting, directly or indirectly, on behalf of terrorists, terrorist organizations or narcotics traffickers, including those persons or entities that appear on the Annex to the Executive Order, or are included on any relevant lists maintained by the Office of Foreign Assets Control of U.S. Department of Treasury, U.S. Department of State, or other U.S. government agencies, all as may be amended from time to time.  Neither Purchaser, its nominee nor, to Purchaser’s actual knowledge, its affiliates or, without inquiry, any of its brokers or other agents, in any capacity in connection with the sale of the Property (A) conducts any business or engages in making or receiving any contribution of funds, goods or services to or for the benefit of any person included in the lists referenced above, (B) deals in, or otherwise engages in any transaction relating to, any property or interests in property blocked pursuant to the Executive Order, or (C) engages in or conspires to engage in any transaction that evades or avoids, or has the purpose of evading or avoiding, or attempts to violate, any of the prohibitions set forth in any Anti-Money Laundering and Anti-Terrorism Laws.  Neither Purchaser, its nominee, nor any person controlling or controlled by Purchaser, is a country, territory, individual or entity named on a Government List, and the monies used in connection with this Agreement and amounts committed with respect thereto, were not and are not derived from any activities that contravene any applicable anti-money laundering or anti-bribery laws and regulations (including funds being derived from any person, entity, country or territory on a Government List or engaged in any unlawful activity defined under Title 18 of the United States Code, Section 1956(c)(7));

 

(l)                           Either:

 

(i)                                     Purchaser is not, and is not acting on behalf of, (x) an “employee benefit plan” (as defined in Section 3(3) of ERISA) that is subject to Title I of ERISA, (y) a “plan” as defined in Section 4975(e)(1) of the Code (each of the foregoing a “Plan”) or (z) an entity or account the assets of which constitute “plan assets” of one or more such Plans within the meaning of Department of Labor Regulation 29 CFR Section 2510.3-101, as modified by Section 3(42) of ERISA; or

 

(ii)                                  The transaction contemplated hereby is entitled to the benefit of Department of Labor Prohibited Transaction Exemption 84-14 because (x) the transaction has been negotiated and entered into on behalf of Purchaser by a “qualified professional asset manager” and (y) the other requirements of that exemption have been satisfied;

 

(m)                   Either:

 

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(i)                                     Purchaser is not a “governmental plan” within the meaning of Section 3(32) of ERISA, or

 

(ii)                                  The execution of this Agreement and the purchase of the Properties by Purchaser are not in violation of any state or local statutes regulating investments of and fiduciary obligations with respect to governmental plans.

 

Section 7.2                                   Seller’s Representations.  Except as set forth in this Agreement, the Leases, the Lease Schedule, any other Due Diligence Materials or as otherwise disclosed in writing to Purchaser or as Purchaser is otherwise deemed to know, each Seller (with respect to itself but not as to the other Sellers) warrants and represents to Purchaser as set forth in (a) and (b) of this Section 7.2:

 

(a)                       Representations Concerning Seller.  Each of the Sellers represents and warrants with respect to itself as follows:

 

(i)                                     This Agreement constitutes the valid and legally binding obligation of each Seller, enforceable against each Seller in accordance with its terms;

 

(ii)                                  There are no actions, suits or proceedings pending or, to the knowledge of any Seller, threatened, against or affecting any Seller which, if determined adversely to the applicable Seller, would adversely affect their ability to perform its obligations hereunder;

 

(iii)                               Each Seller has full right, power and authority and is duly authorized to enter into this Agreement, to perform each of the covenants on its part to be performed hereunder and to execute and deliver, and to perform its obligations under all documents required to be executed and delivered by it pursuant to this Agreement;

 

(iv)                              Neither the execution, delivery or performance of this Agreement nor compliance herewith (a) conflicts or will conflict with or results or will result in a breach of or constitutes or will constitute a default under (1) the charter documents or by-laws of the applicable Seller, (2) to the best of the applicable Seller’s knowledge, any law or any order, writ, injunction or decree of any court or governmental authority, or (3) subject to Section 6.2(c), to the best of the applicable Seller’s knowledge, any agreement or instrument to which the applicable Seller is a party or by which it is bound or (b) results in the creation or imposition of any lien, charge or encumbrance upon its property pursuant to any such agreement or instrument;

 

(v)                                 Except for the Consents, no authorization, consent, or approval of any governmental authority (including courts) is required for the execution and delivery by the applicable Seller of this Agreement or the performance of its obligations hereunder;

 

(vi)                              No Seller is a “foreign person” as defined in Section 1445 of the Code;

 

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(vii)                           Each Seller is a duly formed and validly existing legal entity and is in good standing in any jurisdiction where the failure to be in good standing will have a material adverse impact on its ability to perform its obligations under this Agreement;

 

(viii)                        Neither any Seller nor, to Sellers’ actual knowledge, any of their respective affiliates, is in violation of the Anti-Money Laundering and Anti-Terrorism Laws.  Neither any Seller nor, to Sellers’ actual knowledge, any of their respective affiliates, is acting, directly or indirectly, on behalf of terrorists, terrorist organizations or narcotics traffickers, including those persons or entities that appear on the Annex to the Executive Order, or are included on any relevant lists maintained by the Office of Foreign Assets Control of U.S. Department of Treasury, U.S. Department of State, or other U.S. government agencies, all as may be amended from time to time.  Neither any Seller nor, to Sellers’ actual knowledge, any of their respective affiliates, or, without inquiry, any of its brokers or other agents, in any capacity in connection with the sale of the Property (A) conducts any business or engages in making or receiving any contribution of funds, goods or services to or for the benefit of any person included in the lists referenced above, (B) deals in, or otherwise engages in any transaction relating to, any property or interests in property blocked pursuant to the Executive Order, or (C) engages in or conspires to engage in any transaction that evades or avoids, or has the purpose of evading or avoiding, or attempts to violate, any of the prohibitions set forth in any Anti-Money Laundering and Anti-Terrorism Laws.  Neither any Seller, nor any person controlling or controlled by any Seller, is a country, territory, individual or entity named on a Government List, and the monies used by Sellers in connection with this Agreement and amounts committed with respect hereto, were not and are not derived from any activities that contravene any applicable anti-money laundering or anti-bribery laws and regulations (including funds being derived from any person, entity, country or territory on a Government List or engaged in any unlawful activity defined under Title 18 of the United States Code, Section 1956(c)(7));

 

(b)                       Representations Concerning the Property.  Each of the Sellers represents and warrants with respect to itself as follows:

 

(i)                                     To the best of each Seller’s knowledge, each Seller has delivered or made available to Purchaser copies that are true and complete of all Leases existing as of the Effective Date with respect to the Real Property owned (or leased) by such Seller and such Leases are listed on the Lease Schedule;

 

(ii)                                  Except as set forth on the Lease Schedule, which, to each Seller’s knowledge, is true and accurate in all material respects as of the Effective Date, as of the Effective Date, no Seller has received any written notice from any Tenant claiming that such Seller is currently in default in its material obligations as landlord under such Tenant’s Lease and, to the best of each Seller’s knowledge, as of the Effective Date, there are no facts or circumstances which with the giving of notice and/or the passage of time could reasonably be expected to give rise to a material default by any Seller or Tenant under any Lease;

 

(iii)                               Except as set forth on the Lease Schedule, as of the Effective Date, there is no outstanding default notice that has been issued by any Seller to any Tenant alleging that such Tenant is in default under its Lease;

 

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(iv)                              Except as set forth on the Lease Schedule, as of the date of the Lease Schedule:  (1) no Rent has been paid by any Tenant more than one month in advance; (2) no Security Deposits are held by or on behalf of any Seller; (3) except with respect to any expansion, extension or other rights existing under any of the Leases, no Seller has any present or future obligation to provide any Tenant with an allowance to construct, or to construct at its own expense, any tenant improvements; and (4) no Seller has any present or future obligation to pay any lease commissions due with respect to any Lease and all such lease commissions have been paid in full;

 

(v)                                 Except as set forth on the Lease Schedule, as of the date of the Lease Schedule, to the best of Sellers’ knowledge, there are no Consents, Rights of First Refusal or Purchase Options under the Leases;

 

(vi)                              As of the Effective Date, no Seller has received any written notice from any governmental authorities stating that there currently is any pending condemnation or eminent domain proceeding relating to the Real Property or that any such proceeding is currently contemplated and, to the best of each Seller’s knowledge, no such proceedings are contemplated (provided, however, that Purchaser and Seller agree that if any such notice has been issued or is issued after the Effective Date, the same shall be governed by Section 6.3 or 6.4, as applicable, and not by Section 6.1(a)(ii)).  As of the Effective Date, no Seller has received any written notice from any governmental authorities of any proposed change in any zoning or other applicable land use law that would prohibit the present use of any Real Property;

 

(vii)                           Sellers have delivered to Purchaser true and complete copies of all Contracts that are in any Seller’s possession or control and materially affect the ownership, use and operation of any of the Properties;

 

(viii)                        To the best of Sellers’ knowledge, Sellers have delivered or made available to Purchaser true and complete copies of all warranties or guaranties in any Sellers’ possession or control related to the Properties, as listed on Exhibit K attached hereto (collectively, the “Warranties”).  The Warranties are in full force and effect and shall, to the extent assignable and at Sellers’ reasonable cost, be duly assigned to Purchaser at Closing;

 

(ix)                              The Designated Seller Representative is the Vice President of Asset Management, of each Seller.  Mr. Barker has served in his capacity for almost six years;

 

(x)                                 As of the Effective Date, no Seller has received any written notice from any governmental authority alleging that the Real Property owned by such Seller violates any applicable federal, state or local laws, including those related to Hazardous Materials;

 

(xi)                              None of Sellers has any employees; none of the Sellers has any obligations with respect to employees on site at any Property that will be binding on Purchaser following the Closing; and

 

(xii)                           STAG Investments Holdings II, LLC (“Holdings”), a Seller under this Agreement owns the Ownership Interests that are membership interests in the Portage Entity and limited partnership interests in the El Paso Entity.  STAG Investments GP, LLC, a wholly-

 

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owned subsidiary of Holdings and a Seller under this Agreement, owns all of the Ownership Interests in the El Paso Entity that are general partnership interests.  The Ownership Interests are free and clear of all liens and encumbrances.  The Portage Entity has no assets or liabilities other than those described in this Agreement, the Ground Leases, the Leases or in the other Documents.  The El Paso Entity has no assets or liabilities other than those described in this Agreement, the Ground Leases, the Leases or in the other Documents.  The Documents include a true and correct copy of the Operating Agreement and/or Limited Liability Company Agreement governing the Portage Entity as well as the Certificate of Formation pursuant to which the Portage Entity was organized under the laws of the State of Delaware.  Neither the Limited Liability Company Agreement and/or Operating Agreement nor the Certificate of Formation for the Portage Entity has been amended, modified or supplemented, except as delivered as part of the Documents.  The Documents include a true and correct copy of the Limited Partnership Agreement governing the El Paso Entity as well as the Certificate of Limited Partnership pursuant to which the El Paso Entity was organized under the laws of the State of Delaware.  Neither the Limited Partnership Agreement nor the Certificate of Limited Partnership for the El Paso Entity has been amended, modified or supplemented, except as delivered as part of the Documents.

 

Section 7.3                                   Seller’s Knowledge.  Whenever a representation is qualified by the phrase “to the best of Seller’s knowledge”, or by words of similar import, the accuracy of such representation shall be based solely on the actual (as opposed to constructive or imputed) knowledge of the Designated Seller Representative, without investigation or inquiry, who Purchaser acknowledges that the Designated Seller Representative is named solely for the purpose of defining the scope of Seller’s knowledge and not for the purpose of imposing any liability on or creating any duties running from the Designated Seller Representative to Purchaser and Purchaser agrees that the Designated Seller Representative shall have any liability under this Agreement or in connection with the transactions contemplated hereby.

 

Section 7.4                                   Notice of Breach.

 

(a)                       To the extent that, before the expiration of the Study Period, Purchaser obtains actual knowledge or is “deemed to know” (as defined herein) that Sellers’ Representations are inaccurate, untrue or incorrect in any way, such representations and warranties shall be deemed modified to reflect such actual or deemed knowledge as of the end of the Study Period.

 

(b)                       If after the expiration of the Study Period but prior to the Closing, Purchaser first obtains actual knowledge that any of the representations or warranties made herein by Sellers are untrue, inaccurate or incorrect in any material respect, Purchaser shall give Sellers written notice thereof within two (2) Business Days of obtaining such actual knowledge (but, in any event, prior to the applicable Closing).  In such event, Sellers shall have the right (but not the obligation) to attempt to cure such misrepresentation or breach and shall, at its option, be entitled to reasonable adjournments of the Closing Date to the Second Closing Date if such notice is delivered before the Initial Closing Date and to extend the Second Closing Date for up to ten (10) Business Days in the aggregate for the purpose of such cure.  If Sellers elect to attempt to so cure but are unable to so cure any misrepresentation or breach of warranty, then

 

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Purchaser, as its sole remedy for any and all such materially untrue, inaccurate or incorrect representations or warranties, shall elect either (i) to waive such misrepresentations or breaches of representations and warranties and consummate the transaction contemplated hereby without any reduction of or credit against the Purchase Price, or (ii) if Purchaser first obtained actual knowledge of such material misrepresentation or breach of warranty after the end of the Study Period, to terminate this Agreement with respect to the affected Property (a “Material Breach Property”) by written notice given to Sellers prior to the Second Closing Date (provided that Purchaser is allowed to terminate this Agreement in accordance with Section 6.1(a)(ii)), in which event the Material Breach Property shall be an Excluded Property pursuant to Section 6.1(a)(xii).

 

ARTICLE 8

 

CLOSING

 

Section 8.1                                   Closing Date.  The Closing shall take place at 11:00 a.m. (East Coast time) on the Closing Date.  Unless the parties otherwise agree in writing, the Closing shall be conducted through a customary escrow arrangement with the Title Company and, on or before the Closing Date, Sellers shall deliver to the Title Company the documents listed in Section 8.2(a)-(o) and Purchaser shall deliver to the Title Company the documents and funds described in Section 8.3.  The materials described in Section 8.2(p)-(u) shall be delivered directly from Sellers to Purchaser (or Purchaser’s property manager) on or before the Closing Date.  In the event that the Title Company is not unconditionally released by Purchaser to pay to Sellers the full amount of the Purchase Price, as increased or decreased by prorations provided for herein, in immediately available wire transfer funds by 2:00 p.m. (East Coast time), the Closing shall be deemed to be the following Business Day and the credits and prorations shall be recalculated accordingly.

 

Section 8.2                                   Seller’s Deliveries.  At the Closing, Sellers shall deliver or cause to be delivered into escrow, at Sellers’ sole expense, each of the following items each executed and acknowledged to the extent appropriate:

 

(a)                       A Deed for each Real Property;

 

(b)                       A General Assignment for each Property (including an assignment of Warranties);

 

(c)                        An Assignment and Assumption Agreement for each Property;

 

(d)                       An Assignment and Assumption Agreement of Ground Lease for each Ground Lease;

 

(e)                        An Assignment and Assumption Agreement - Membership Interest;

 

(f)                         An Assignment and Assumption Agreement — Limited Partnership Interest;

 

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(g)                        An Assignment and Assumption Agreement — General Partnership Interest;

 

(h)                       Consents to the assignment of the Ground Leases;

 

(i)                           any waivers of Rights of First Refusal or Purchase Options;

 

(j)                          the Master Lease;

 

(k)                       A non-foreign person affidavit sworn to by each Seller as required by Section 1445 of the Code;

 

(l)                           A certificate updating the Seller Representations substantially in the form of Exhibit G;

 

(m)                   The Gap Indemnity in the form attached hereto as Exhibit M-1, the Owner’s Affidavit in the form attached hereto as Exhibit M-2 and such evidence or documents as may be reasonably required by the Title Company relating to the status and capacity of each Seller and the authority of the Person or Persons who are executing the various documents on behalf of each Seller in connection with the sale of the Properties;

 

(n)                       A duly-executed Closing Statement;

 

(o)                       A Post-Closing Escrow Agreement, if necessary;

 

(p)                       Any estoppels relating to reciprocal easement agreements;

 

(q)                       An updated Lease Schedule;

 

(r)                          All keys in Seller’s possession or control to all locks on the Improvements;

 

(s)                         Originals of the Leases, to the extent in the possession or control of any Seller;

 

(t)                          The Tenant Notices; and

 

(u)                       All Contracts and all other documents in the possession or control of any Seller and material to Purchaser’s ownership or operation of the Properties, including all permits, licenses, approvals, plans, specifications, guaranties and Warranties relating to the Properties and in any Seller’s possession or control, but excluding the Excluded Items.

 

Section 8.3                                   Purchaser’s Deliveries.  At the Closing, Purchaser shall deliver or cause to be delivered into escrow each of the following items each executed and acknowledged to the extent appropriate:

 

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(a)                       Immediately available federal funds sufficient to pay the Purchase Price (subject to apportionments and adjustments as set forth herein) and Purchaser’s share of all escrow costs and closing expenses;

 

(b)                       Duly executed and acknowledged originals of the Assignment and Assumption Agreement, Assignment and Assumption Agreement — Ground Lease for each Ground Lease, Assignment and Assumption Agreement — Membership Interest, Assignment and Assumption Agreement — Limited Partnership Interest, Assignment and Assumption Agreement — General Partnership Interest, the Master Lease and the Closing Statement;

 

(c)                        A Post-Closing Escrow Agreement, if necessary; and

 

(d)                       Such evidence or documents as may reasonably be required by the Title Company evidencing the status and capacity of Purchaser and the authority of the Person or Persons who are executing the various documents on behalf of Purchaser in connection with the purchase of the Properties.

 

Section 8.4                                   Costs and Prorations.

 

(a)                       General.  Real estate taxes and assessments, Rents and all other items of income and expense with respect to the Properties shall be prorated between Sellers and Purchaser as of the Closing Date in accordance with this Section 8.4.  Except as otherwise provided in this Section 8.4, income and expenses shall be prorated on an accrual basis.  All such items attributable to the period prior to the Closing Date shall be credited or charged to Sellers, and all such items attributable to the period commencing on the Closing Date shall be credited or charged to Purchaser.  All apportionments and prorations made hereunder shall be made based on the number of days of ownership of the Properties in the period applicable to the apportionment.  All adjustments and prorations shall be done without duplication.

 

(b)                       Rents.  Sellers shall be entitled to all Rent from their Properties attributable to any period before the date on which the Closing occurs.  Purchaser shall be credited at Closing with:  (i) all Security Deposits with respect to the Properties sold to Purchaser hereunder (other than any Security Deposits held in the form of a letter of credit or other non-cash security, as to which each applicable Seller and Purchaser shall enter into a letter agreement substantially in the form of Exhibit L); and (ii) any Rent prepaid to or otherwise collected by any Seller with respect to such Properties for any period beyond the date on which the Closing occurs.  Rents pro-rated at Closing shall be based on Rents collected as of the Closing Date.

 

(c)                        Delinquent Rent.  Rent shall be prorated at Closing on an accrual basis.  Any Delinquent Rent that is paid after the Closing Date shall, subject to the terms below, be paid to the applicable Seller to whom such Delinquent Rent is owing, and if Delinquent Rent is received by Purchaser, Purchaser shall pay the Delinquent Rent to such Seller promptly after collection by Purchaser; provided, however, that all Rent collected after the Closing Date shall be applied first to payment of amounts due during the month in which the Closing occurred, then to all amounts due Purchaser from the applicable Tenant after the month during which the Closing occurred and last to all Delinquent Rent due to such Seller.  Purchaser shall use diligent efforts to collect any Delinquent Rent after the Closing with respect to the Properties that have

 

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been acquired by Purchaser, provided that Purchaser shall not be required to commence any legal proceedings or terminate any Lease.  In the event Purchaser commences any action or proceeding against any Tenant and as a result thereof collects any Delinquent Rent which Purchaser is required to remit to any Seller, Purchaser shall be entitled to deduct and retain a portion of the amount collected which is equal to the actual, third party expenses incurred by Purchaser in connection with the collection of such Delinquent Rent.  Purchaser shall not waive any Delinquent Rent or modify or amend any Lease so as to reduce the Delinquent Rent owed by the Tenant for any period in which any Seller is entitled to receive such Delinquent Rent, without first obtaining such Seller’s written consent.  If Purchaser fails to pay any Delinquent Rent due to any Seller under the terms hereof within thirty (30) days of Purchaser’s receipt of the same, the amount due to such Seller shall thereafter bear interest at any annual rate of ten percent (10%), compounded monthly.  As of the date set forth for the final closing adjustment in Section 8.4(h), any Delinquent Rent which has not then been paid shall be deemed assigned to Seller, provided that, without the prior written consent of Purchaser, which consent may be withheld in Purchaser’s sole discretion, no Seller shall take any action against a Tenant owing Delinquent Rent from and after the Closing Date other than from time to time issuing written requests for payment to the applicable Tenants.

 

(d)                       Taxes.  The following provisions shall apply with respect to real estate taxes assessed against the Properties:

 

(i)                                     With respect to any Property that is subject to a Lease under which the Tenant pays real estate taxes directly to the taxing authority, no proration shall be made between Sellers and Purchaser;

 

(ii)                                  With respect to any Property subject to a so-called triple net Lease under which the Tenant is responsible for real estate taxes (but does not pay the same directly to the taxing authority), there shall be no proration for real estate taxes except as follows:

 

(1)                                 if any Seller has collected payments from the Tenant on account of real estate taxes and, as of the Closing, such Seller has not applied such amounts toward the payment of real estate taxes (any such unapplied amount, the “Unapplied Tax Collections”), then with respect to such Property Purchaser shall receive a credit equal to the greater of:  (y) an amount equal to the unpaid real estate taxes assessed for the Tax Year in which the Closing occurs multiplied by a fraction, the numerator of which is the number of days from the commencement of such Tax Year to and including the day before the Closing and the denominator of which is the total number of days in such Tax Year; and (z) an amount equal to the Unapplied Tax Collections received by such Seller with respect to such Real Property;

 

(2)                                 if any Seller has paid any real estate taxes attributable to any period from and after the Closing, and provided that such Seller has not previously been reimbursed by the Tenant for such payment, then Purchaser shall reimburse Seller for such payment promptly after it collects such amounts from the applicable Tenant;

 

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(iii)                               With respect to any Property that is vacant or is subject to a so-called gross Lease in which Sellers are responsible for real estate taxes, real estate taxes assessed for the Tax Year in which the Closing occurs shall be prorated at Closing based upon the actual number of days in such Tax Year, with Sellers being responsible for that portion of such Tax Year occurring prior to 11:59 p.m. on the date prior to the Closing Date and Purchaser being responsible for that portion of such Tax Year occurring after 11:59 p.m. on the date prior to the Closing Date.

 

With respect to any real estate tax proration, if the most recent tax bill received by Sellers before the Closing Date is not the actual current tax bill, then Sellers and Purchaser shall prorate the taxes at the Closing by applying 100% of the tax rate for the period covered by the most current available tax bill to the latest assessed value.  Subject to Section 8.4(h), any refunds of real estate taxes made after the Closing shall first be applied to the unreimbursed third-party costs incurred by Sellers or Purchaser in obtaining the refund, then paid to any Tenants who are entitled to the same and the balance, if any, shall be paid to Sellers (for the period prior to the Closing Date) and to Purchaser (for the period commencing on and after the Closing Date).

 

(e)                        Assessment Installments.  If there are special assessments pending against any Properties, Sellers shall pay any installments of such special assessments that are due and payable prior to the Closing and Purchaser shall pay all installments of such special assessments on or after the Closing; provided, however, that:  (i) Sellers shall not be required to pay any installments of special assessments that are assessed after the Effective Date and that relate to projects that have not been completed as of the Effective Date; and (ii) Sellers shall have no obligation to pay (and Purchaser shall not receive a credit for) any special assessments to the extent that such assessments are required to be paid for directly by any Tenant.

 

(f)                         Utilities.  No proration shall be made with respect to utilities that are paid by Tenants under the Leases.  With respect to any Property as to which there are utility costs that are not the responsibility of a Tenant, final readings and final billings for utilities will be made if possible as of the Closing Date, in which event no proration shall be made at the Closing with respect to utility bills; otherwise a proration shall be made based upon the parties’ reasonable good faith estimate.  Utility Deposits, plus any interest on the Utility Deposits to which Sellers are or will be entitled that are held by the provider of the utilities and which are freely transferable to Purchaser, shall at the election of the applicable Seller be assigned by such Seller to Purchaser and Purchaser shall pay such Seller the full amount thereof at the Closing.  Sellers shall retain the right to obtain a refund of any Utility Deposits which are not assigned to Purchaser, and Purchaser will cooperate with any Seller as reasonably requested (at no out-of-pocket cost or expense to Purchaser) in obtaining any refund.  Notwithstanding the foregoing, Purchaser shall not receive any credit for utility payments due after the Closing to the extent that (i) Tenants are obligated under their Leases to pay such amounts, and (ii) Sellers has not received any payments from such Tenants on account of amounts due after the Closing.

 

(g)                        Continuing Contracts.  Prepaid charges, payments and accrued charges under any Contracts assigned to Purchaser shall be prorated at Closing in a manner reasonably acceptable to Sellers and Purchaser.

 

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(h)                       Closing Statement.  Purchaser and Sellers shall cooperate to produce prior to the Closing Date a schedule of prorations and closing costs that is as complete and accurate as reasonably possible (the “Closing Statement”).  If at the time of the Closing insufficient information is available to allow for a final proration of any item to be prorated hereunder, then a preliminary proration shall be made based on the best information then available and any required adjustments to such initial estimated prorations shall be made by the parties with due diligence and cooperation within sixty (60) days following the Closing, or such later time as may be required to obtain necessary information for proration, by prompt cash payment to the party yielding a net credit from such prorations from the other party.  If, after the Closing, any error is discovered on the Closing Statement, then the parties shall correct such error by prompt cash payment to one another as aforesaid.  The provisions of this paragraph shall survive Closing until December 31, 2012 and after such date no further adjustments or reproprations shall be made.

 

(i)                           Closing Costs.

 

(1)                                 Sellers shall pay:  (A) for each Property, the real property transfer taxes due on account of the sale of the Properties to the extent it is customary in the City, County and State where such Property is located for such amounts to be paid by a seller; (B) one-half of the Title Company’s customary escrow charges; and (C) the fees of its own attorneys.

 

(2)                                 Purchaser shall pay:  (A) all costs incurred by it associated with its due diligence, including the cost of surveys, appraisals, architectural, engineering, credit and updated physical condition and environmental reports; (B) for each Property, the cost of the Title Policies and any affirmative coverage or any Endorsements to the Title Policies; (C) charges for any lender’s title insurance policies, if any; (D) for each Property, (i) all recording fees due on account of the sale of the applicable Property (other than recording fees related to the release of Seller’s mortgage) (ii) the real property transfer taxes due on account of the sale of the Properties to the extent it is customary in the City, County and State where such Property is located for such amounts to be paid by a purchaser and (ii) all mortgage recording taxes or similar taxes or charges, if applicable; (E) one-half of the Title Company’s customary escrow charges; and (F) the fees of its own attorneys.

 

(3)                                 All other customary purchase and sale closing costs shall be paid by Sellers or Purchaser in accordance with the custom in the jurisdiction where each Property is located.

 

(4)                                 The provisions of this Section 8.4(i) shall survive the Closing or the earlier termination of this Agreement.

 

(i)                                     Lease Expenses.

 

(1)                                 With respect to Lease Expenses paid or incurred by any Seller after the Effective Date related to the Lease Transactions listed on the Lease Schedule

 

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or approved by Purchaser in accordance with Section 6.6, Purchaser shall pay and be solely responsible for the payment of all Lease Expenses.  At Closing, Purchaser shall reimburse the applicable Seller for any Lease Expenses to the extent that the same have been paid by such Seller prior to the Closing and such Seller has provided Purchaser with reasonably acceptable evidence of such payment.  In addition, at Closing, (i) Purchaser shall assume Sellers’ obligations to pay, when due (whether on a stated due date or accelerated) any Lease Expenses unpaid as of the Closing, and (ii) Purchaser hereby agrees to indemnify and hold Sellers harmless from and against any and all costs and liabilities (including reasonable attorneys’ fees, expenses and disbursements) with respect to such Lease Expenses which remain unpaid at the time of Closing, which obligations of Purchaser shall survive the Closing. Notwithstanding anything to the contrary in this Agreement, Purchaser’s obligations under this Section 8.4(j)(1) shall survive the Closing.

 

(2)                                 Each party shall make available to the other all records, bills, vouchers and other data in such party’s control verifying Lease Expenses and the payment there

 

Section 8.5                                   Tenant Notices.  Sellers and Purchaser covenant and agree to execute, at Closing, a written notice of the acquisition of the Properties by Purchaser, in sufficient copies for transmittal to all applicable Tenants and properly addressed to all such Tenants (the “Tenant Notices”).  Such notice shall be prepared by Purchaser and approved by Sellers, shall notify the Tenants of the sale and transfer and shall contain appropriate instructions relating to the payment of future rentals, the giving of future notices, and other matters reasonably required by Purchaser or required by law.  Purchaser shall submit the Tenant Notices to Seller not less than five (5) Business Days before the Closing Date.  Unless a different procedure is required by applicable law, in which event such laws shall be controlling, Purchaser agrees to transmit or otherwise deliver such letters to the Tenants promptly after the Closing.

 

ARTICLE 9

 

REAL ESTATE COMMISSION

 

Section 9.1                                   Commissions.  If and when, but only if and when, the Closing are completed and the Purchase Price is paid in full, Sellers shall be obligated to pay a real estate commission and/or brokerage fee to Seller’s Broker in accordance with a separate agreement between Sellers and Seller’s Broker.  Sellers and Purchaser represent and warrant to each other that no other brokerage fee or real estate commission is or shall be due or owing in connection with this transaction.  Sellers hereby agree to indemnify, defend and hold harmless Purchaser from and against any claim made by Seller’s Broker, and Sellers and Purchaser each hereby agree to indemnify, defend and hold the other harmless from any and all claims of any other broker or agent based on action or alleged action of the other.  The provisions of this paragraph shall survive the Closing.

 

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ARTICLE 10

 

TERMINATION AND DEFAULT

 

Section 10.1                            Termination without Default.  If the sale of the Properties is not consummated because of the failure of any condition precedent to Purchaser’s obligations expressly set forth in this Agreement or for any other reason except a default by Purchaser in its obligation to purchase the Properties in accordance with the provisions of this Agreement, and provided that Purchaser has performed or tendered performance of all of its material obligations under this Agreement then required to have been performed by Purchaser (provided Purchaser shall not be required to have tendered the Purchase Price) and the Closing Date with respect to such Properties is not extended pursuant to an express provision of this Agreement or by mutual agreement of the parties, then the Deposit shall promptly be returned to Purchaser promptly following Purchaser’s request for the same.  Except as otherwise expressly provided for in this Agreement, any termination of this Agreement for any reason shall be a termination with respect to all of the Properties that have not been acquired by Purchaser as of the time of such termination.

 

Section 10.2                            Purchaser’s Default.  If the Closing contemplated hereby is not consummated because of a default by Purchaser in its obligation to purchase the Properties in accordance with the terms of this Agreement after Sellers have performed or tendered performance of all of their material obligations in accordance with this Agreement, then:  (a) this Agreement shall terminate; (b) the Deposit shall be paid to and retained by Sellers as liquidated damages; and (c) except for Purchaser’s Surviving Obligations, Sellers and Purchaser shall have no further obligations to each other.  THE PARTIES HERETO, BEFORE ENTERING INTO THIS AGREEMENT, HAVE BEEN CONCERNED WITH THE FACT THAT SUBSTANTIAL DAMAGES WILL BE SUFFERED BY SELLERS IN THE EVENT THAT PURCHASER SHOULD FAIL TO PURCHASE THE PROPERTY SUBJECT TO AND IN ACCORDING TO THE TERMS AND CONDITIONS OF THIS AGREEMENT.  PURCHASER AND SELLERS ACKNOWLEDGE THAT THE DAMAGES TO SELLERS IN THE EVENT OF A BREACH OF THIS AGREEMENT BY PURCHASER WOULD BE DIFFICULT OR IMPOSSIBLE TO DETERMINE, THAT THE AMOUNT OF THE DEPOSIT REPRESENTS THE PARTIES’ BEST AND MOST ACCURATE ESTIMATE OF THE DAMAGES THAT WOULD BE SUFFERED BY SELLERS IF THE TRANSACTION SHOULD FAIL TO CLOSE AND THAT SUCH ESTIMATE IS REASONABLE UNDER THE CIRCUMSTANCES EXISTING AS OF THE EFFECTIVE DATE AND UNDER THE CIRCUMSTANCES THAT SELLERS AND PURCHASER REASONABLY ANTICIPATE WOULD EXIST AT THE TIME OF SUCH BREACH.  THE PARTIES, HAVING MADE A DILIGENT ENDEAVOR TO ASCERTAIN THE ACTUAL COMPENSATORY DAMAGES WHICH SELLERS WOULD SUFFER IN THE EVENT OF PURCHASER’S FAILURE TO PURCHASE THE PROPERTY SUBJECT TO AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS AGREEMENT, HEREBY AGREE THAT THE REASONABLE ESTIMATE OF SAID DAMAGES IS THE SUM EQUAL TO THE AMOUNT OF THE DEPOSIT.  THEREFORE, IN THE EVENT THAT THE SALE CONTEMPLATED HEREBY SHALL FAIL TO CLOSE FOR ANY REASON OTHER THAN SELLERS’ DEFAULT HEREUNDER OR THE FAILURE OF ANY CONDITION PRECEDENT IN FAVOR OF PURCHASER EXPRESSLY

 

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SET FORTH IN THIS AGREEMENT, SELLERS SHALL BE ENTITLED TO AND SHALL RETAIN THE ENTIRE DEPOSIT AS LIQUIDATED DAMAGES AND AS ITS SOLE REMEDY AT LAW OR IN EQUITY.  THE AMOUNT OF THE LIQUIDATED DAMAGES HAS BEEN ESTABLISHED BY THE PARTIES AS THE AMOUNT OF THE MONETARY DAMAGES SELLER WILL SUFFER BASED SOLELY UPON A FAILURE BY PURCHASER TO PURCHASE THE PROPERTY AND SELLERS SHALL BE ENTITLED TO RECOVER NO OTHER DAMAGES FROM PURCHASER BASED SOLELY UPON A FAILURE BY PURCHASER TO PURCHASE THE PROPERTY.

 

This Section 10.2 is intended only to liquidate and limit Sellers’ right to damages arising due to Purchaser’s failure to purchase the Properties in accordance with the terms of this Agreement and shall not limit the obligations of Purchaser pursuant to Sections 5.1, 5.3, 9.1, 11.8, or 11.18 of this Agreement.

 

Section 10.3                            Seller’s Default.  If Purchaser shall have performed or tendered performance of all of its material obligations under this Agreement (provided Purchaser shall not be required to have tendered the Purchase Price), and the sale contemplated hereby is not consummated because of a default by any Seller in its obligation to sell the Properties in accordance with the terms of this Agreement, then, Purchaser may, as its sole and exclusive remedy at law or in equity:  (a) terminate this Agreement by giving written notice thereof to the Sellers, in which event the Deposit will promptly be returned to Purchaser following Purchaser’s request for the same and the Sellers shall reimburse Purchaser for all reasonable, third party out-of-pocket costs and expenses incurred by Purchaser in connection with this Agreement up to $250,000 (and subject to receipt by Sellers of reasonably acceptable verification of such third party expenses), whereupon this Agreement shall terminate and the parties shall have no further obligations to each other except for Purchaser’s Surviving Obligations; (b) waive such default and consummate the transactions contemplated hereby in accordance with the terms of this Agreement; or (c) specifically enforce Sellers’ obligations to sell all (but not less than all except as otherwise provided in this Agreement) of the Properties in accordance with the terms and conditions of this Agreement.  Purchaser hereby irrevocably waives any other right or remedy for such default.  As a condition precedent to Purchaser exercising any right to bring an action for specific performance as the result of Sellers’ default hereunder, Purchaser must commence such action within sixty (60) days after the scheduled Closing Date, as may be extended.  Purchaser agrees that its failure timely to commence such an action for specific performance within such sixty (60) day period shall be deemed a waiver by it of its right to commence such an action.

 

Section 10.4                            Breach of Representations.  Sellers and Purchaser agree that, following the Closing, each Seller and Purchaser shall be liable for the direct, but not consequential or punitive, damages resulting from any breach of its representations and warranties expressly set forth in Article 7 hereof and in the case of Seller (and Holdings), in any Seller Estoppel Certificates delivered by Sellers and Holdings at Closing and for other indemnifications and covenants contained in any documents delivered by Sellers and/or Holdings at Closing; provided, however, that:  (i) the aggregate liability of all Sellers and Holdings for all such breaches, indemnifications and any matters relating thereto shall not exceed the Claim Cap (thus, by way of example, if one Seller pays an amount equal to the Claim Cap, then neither that Seller

 

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nor any other Seller (including Holdings) shall have any further liability); (ii) the total liability of Purchaser for all such breaches and any matters relating thereto shall not, in the aggregate, exceed the Claim Cap; (iii) such representations, warranties, indemnifications and covenants are personal to Sellers and Purchaser and may not be assigned to or enforced by any other Person, other than to an assignee of Purchaser in accordance with Section 11.3; and (iv) the representations, warranties, covenants and indemnifications of Sellers and the representations and warranties of Purchaser set forth in this Agreement or in any document or certificate delivered by Sellers in connection herewith shall survive the Closing for a period of six (6) months, and no action or proceeding thereon shall be valid or enforceable, at law or in equity, if a legal proceeding is not commenced within that time.  Notwithstanding the foregoing, however, if the Closing occurs, Purchaser hereby expressly waives, relinquishes and releases any right or remedy available to it at law, in equity, under this Agreement or otherwise to make a claim against Sellers for damages that Purchaser may incur, or to rescind this Agreement and the transactions contemplated hereby, as the result of any of Sellers’ representations or warranties being untrue, inaccurate or incorrect if Purchaser knew or is deemed to know that such representation or warranty was untrue, inaccurate or incorrect at the time of the Closing.  Purchaser further agrees that no claim may or shall be made for any alleged breach of any representations or warranties made by Sellers under or relating to this Agreement (including any claim under any Seller’s Estoppel Certificate) or any indemnification claim under any document delivered at Closing unless the amount of such claim or claims, individually or in the aggregate, exceeds $100,000 (in which event the full amount of such valid claims against Sellers shall be actionable up to, but not in excess of, the Claim Cap).

 

ARTICLE 11

 

MISCELLANEOUS

 

Section 11.1                            Entire Agreement.  This Agreement constitutes the entire agreement among the parties hereto with respect to the transactions contemplated herein, and it supersedes all prior discussions, understandings or agreements among the parties.  All Exhibits and Schedules attached hereto are a part of this Agreement and are incorporated herein by reference.

 

Section 11.2                            Binding On Successors and Assigns.  Subject to Section 11.3, this Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns.

 

Section 11.3                            Assignment by Purchaser.  Without the prior written consent of Sellers, Purchaser shall not, directly or indirectly, assign this Agreement or any of its rights hereunder.  Any attempted assignment in violation hereof shall, at the election of Sellers, be of no force or effect and shall constitute a default by Purchaser.  Notwithstanding the foregoing, Purchaser may assign its rights under this Agreement subject to the following conditions:  (a) the assignment must be to a limited partnership, limited liability company, real estate investment trust or other entity controlled by or affiliated with Purchaser or the owners of Purchaser as of the Effective Date and in which Purchaser or the owners of Purchaser as of the date of such assignment own, directly or indirectly, an equity interest in such assignee and Purchaser or the owners of Purchaser shall be the manager, managing member or general partner such assignee (a “Qualified

 

51

 

Assignee”); (b) such Qualified Assignee must assume all of Purchaser’s obligations hereunder in a manner reasonably acceptable to Seller and become jointly and severally liable with Purchaser for all such obligations; (c) the Study Period shall have ended; and (d) prior to making the proposed assignment (but in no event later than the date that is five (5) Business Days prior to the Closing Date), Purchaser shall provide Sellers with notice thereof and evidence that the foregoing conditions are satisfied.  In addition, Purchaser may direct Sellers to convey each Property to a different entity formed by Purchaser specifically for the purpose of taking title thereto, provided that (1) such entity must be a Qualified Assignee or owned and controlled by a Qualified Assignee, (2) such entity must assume all of Purchaser’s obligations hereunder with respect to the Property to be acquired by it in a manner reasonably acceptable to Sellers and shall be jointly and severally liable with Purchaser and all other entities designated to take title to a Property, for Purchaser’s obligations under this Agreement, (3) Purchaser shall give Seller prior written notice of the designated entities not less than ten (10) Business Days before the Closing Date, and (4) Purchaser shall be responsible for any increased cost (other than Sellers’ attorneys’ fees) in connection with using multiple entities to take title to the Properties.

 

Section 11.4                            Waiver.  The excuse or waiver of the performance by a party of any obligation of the other party under this Agreement shall only be effective if evidenced by a written statement signed by the party so excusing or waiving.  No delay in exercising any right or remedy shall constitute a waiver thereof, and no waiver by Seller or Purchaser of the breach of any covenant of this Agreement shall be construed as a waiver of any preceding or succeeding breach of the same or any other covenant or condition of this Agreement.

 

Section 11.5                            Governing Law; Jurisdiction.

 

(a)                       This Agreement and all documents executed and delivered in connection herewith shall be construed in accordance with the internal laws of the Commonwealth of Massachusetts without regard to the principles of choice of law or conflicts of law.

 

(b)                       In recognition of the benefits of having any disputes with respect to this Agreement resolved by an experienced and expert person, Seller and Purchaser hereby agree that any suit, action, or proceeding, whether claim or counterclaim, brought or instituted by any party hereto on or with respect to this Agreement or which in any way relates, directly or indirectly, to this Agreement or any event, transaction, or occurrence arising out of or in any way connected with this Agreement or the Properties, or the dealings of the parties with respect thereto, shall be tried only by a court and not by a jury.  EACH PARTY HEREBY EXPRESSLY WAIVES ANY RIGHT TO A TRIAL BY JURY IN ANY SUCH SUIT, ACTION, OR PROCEEDING.

 

(c)                        Each of the Sellers and the Purchaser:  (i) agree that any suit, action or other proceeding arising out of or based upon this Agreement or the subject matter hereof or any documents delivered in connection herewith shall be brought only in the courts of the State of Delaware, the State of New York or the United States District Court for the District of Delaware or the United States District Court for the Southern District of New York; (ii) irrevocably submits itself to the exclusive jurisdiction of the such courts for the purpose of any suit, action or other proceeding arising out of or based upon this Agreement or the subject matter hereof or any

 

52

 

documents delivered in connection herewith, (ii) waives, and agrees not to assert, by way of motion, as a defense or otherwise, in any such suit, action or proceeding, any claim that it is not subject personally to the jurisdiction of the above named courts, that its property is exempt or immune from attachment or execution, that the suit, action or proceeding is brought in an inconvenient forum, that the venue of the suit, action or proceeding is improper or that this Agreement or the subject matter hereof may not be enforced in or by such court, and (iii) consents to service of process by registered mail at the address to which notices are to be given if personal service is not with the exercise of reasonable efforts possible.

 

The provisions of this Section 11.5 shall survive the Closing or termination of this Agreement.

 

Section 11.6                            Counterparts.  This Agreement may be executed in any number of counterparts and it shall be sufficient that the signature of each party appear on one or more such counterparts.  All counterparts shall collectively constitute a single agreement.  A facsimile signature to this Agreement shall be sufficient to prove the execution hereby by any Person.

 

Section 11.7                            Notices.  All notices or other communications required or provided to be sent by either party shall be in writing and shall be sent by:  (i) by any nationally known overnight delivery service for next day delivery, or (ii) delivered in person, or (iii) by facsimile, or (iv) by e-mail; provided that any delivery by facsimile or e-mail shall be confirmed by overnight delivery of the copy of the facsimile or e-mail.  All notices shall be deemed to have been given upon one day after deposit with an overnight delivery service with respect to delivery by an overnight delivery service.  All notices shall be addressed to the parties at the addresses below:

 

	
To   Any Seller or All Sellers:
    	
 
    	
STAG   Investments Holdings II, LLC
    
	
 
    	
 
    	
c/o   STAG Industrial Management, LLC
    
	
 
    	
 
    	
99   High Street, 28th Floor
    
	
 
    	
 
    	
Boston,   MA 02110
    
	
 
    	
 
    	
Attention:   Benjamin Butcher
    
	
 
    	
 
    	
Facsimile:   617-574-0052
    
	
 
    	
 
    	
E-mail:   bbutcher@stagindustrial.com
    
	
 
    	
 
    	
 
    
	
and   a copy to:
    	
 
    	
DLA   Piper LLP (US)
    
	
 
    	
 
    	
33   Arch Street
    
	
 
    	
 
    	
Boston,   Massachusetts 02110
    
	
 
    	
 
    	
Attention:   John L. Sullivan, Esq.
    
	
 
    	
 
    	
Facsimile:   617-406-6129
    
	
 
    	
 
    	
E-mail:   John.Sullivan@dlaper.com
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
And
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Attention:   Barbara A. Trachtenberg, Esq.
    
	
 
    	
 
    	
Facsimile:   617-406-6111
    
	
 
    	
 
    	
E-mail:   Barbara.Trachtenberg@dlapiper.com
    

 

53

 

	
and   a copy to:
    	
 
    	
STAG   Industrial Management, LLC
    
	
 
    	
 
    	
99   High Street, 28th Floor
    
	
 
    	
 
    	
Boston,   MA 02110
    
	
 
    	
 
    	
Attention:   General Counsel
    
	
 
    	
 
    	
Facsimile:   617-574-0052
    
	
 
    	
 
    	
E-mail:   karnone@stagindustrial.com
    
	
 
    	
 
    	
 
    
	
To   Purchaser:
    	
 
    	
STAG   Industrial Holdings, LLC
    
	
 
    	
 
    	
c/o   STAG Industrial Management, LLC
    
	
 
    	
 
    	
99   High Street, 28th Floor
    
	
 
    	
 
    	
Boston,   MA 02110
    
	
 
    	
 
    	
Attention:   Jeffrey D. Furber
    
	
 
    	
 
    	
Facsimile:   617-261-9555
    
	
 
    	
 
    	
E-mail:   jfurber@aew.com
    
	
 
    	
 
    	
 
    
	
and   a copy to:
    	
 
    	
WilmerHale
    
	
 
    	
 
    	
60   State Street
    
	
 
    	
 
    	
Boston,   Massachusetts 02110
    
	
 
    	
 
    	
Attention:   Sean T. Boulger, Esq.
    
	
 
    	
 
    	
Facsimile:   617-526-6870
    
	
 
    	
 
    	
E-mail:   sean.boulger@wilmerhale.com
    
	
 
    	
 
    	
 
    
	
and   a copy to:
    	
 
    	
STAG   Industrial Management, LLC
    
	
 
    	
 
    	
99   High Street, 28th Floor
    
	
 
    	
 
    	
Boston,   MA 02110
    
	
 
    	
 
    	
Attention:   General Counsel
    
	
 
    	
 
    	
Facsimile:   617-574-0052
    
	
 
    	
 
    	
E-mail:   karnone@stagindustrial.com
    

 

Any notice which is delivered by Purchaser to STAG Industrial Management, LLC as set forth above shall be deemed an effective notice as to all Sellers, notwithstanding the fact that such Sellers are not individually listed as addressees in such notice.  Any notice which is delivered by STAG Industrial Management, LLC on behalf of Sellers shall be deemed an effective notice from all Sellers.  Any address or name specified above may be changed by notice given to the addressee by the other party in accordance with this Section 11.7.  The inability to deliver notice because of a changed address of which no notice was given as provided above, or because of rejection or other refusal to accept any notice, shall be deemed to be the receipt of the notice as of the date of such inability to deliver or rejection or refusal to accept.  Any notice to be given by any party hereto may be given by the counsel for such party.

 

Section 11.8                            Attorneys’ Fees.  In the event of a judicial or administrative proceeding or action by one party against the other party with respect to the interpretation or enforcement of this Agreement, the prevailing party shall be entitled to recover reasonable costs and expenses including reasonable attorneys’ fees and expenses, whether at the investigative, pretrial, trial or appellate level.  The prevailing party shall be determined by the court based upon an assessment of which party’s major arguments or position prevailed.

 

54

 

Section 11.9                            IRS Real Estate Sales Reporting.  Purchaser and Seller hereby agree that the Title Company shall act as “the person responsible for closing” the transaction which is the subject of this Agreement pursuant to Section 6045(e) of the Code and shall prepare and file all informational returns, including IRS Form 1099 S, and shall otherwise comply with the provisions of Section 6045(e) of the Code.

 

Section 11.10                     Time Periods.  Any reference in this Agreement to the time for the performance of obligations or elapsed time shall mean consecutive calendar days, months, or years, as applicable.  In the event the time for performance of any obligation hereunder expires on a day that is not a Business Day, the time for performance shall be extended to the next Business Day.

 

Section 11.11                     Modification of Agreement.  No modification of this Agreement shall be deemed effective unless in a written amendment signed by Sellers and Purchaser that expressly states that it is intended to modify this Agreement.

 

Section 11.12                     Further Instruments.  Each party, promptly upon the request of the other, shall execute and have acknowledged and delivered to the other or to Escrow Agent, as may be appropriate, any and all further instruments reasonably requested or appropriate to evidence or give effect to the provisions of this Agreement and which are consistent with the provisions of this Agreement.

 

Section 11.13                     Descriptive Headings; Word Meaning.  The descriptive headings of the paragraphs of this Agreement are inserted for convenience only and shall not control or affect the meaning or construction of any provisions of this Agreement.  Words such as “herein”, “hereinafter”, “hereof” and “hereunder” when used in reference to this Agreement, refer to this Agreement as a whole and not merely to a subdivision in which such words appear, unless the context otherwise requires.  The singular shall include the plural and the masculine gender shall include the feminine and neuter, and vice versa, unless the context otherwise requires.  The word “including” shall not be restrictive and shall be interpreted as if followed by the words “without limitation.”

 

Section 11.14                     Time of the Essence.  Time is of the essence of this Agreement and all covenants and deadlines hereunder.  Without limiting the foregoing, Purchaser and Sellers hereby confirm their intention and agreement that time shall be of the essence of each and every provision of this Agreement, notwithstanding any subsequent modification or extension of any date or time period that is provided for under this Agreement.  The agreement of Purchaser and Sellers that time is of the essence of each and every provision of this Agreement shall not be waived or modified by any conduct of the parties, and the agreement of Purchaser and Sellers that time is of the essence of each and every provision of this Agreement may only be modified or waived by the express written agreement of Purchaser and Sellers that time shall not be of the essence with respect to a particular date or time period, or any modification or extension thereof, which is provided under this Agreement.

 

Section 11.15                     Construction of Agreement.  This Agreement shall not be construed more strictly against one party than against the other merely by virtue of the fact that it may have

 

55

 

been prepared primarily by counsel for one of the parties, it being recognized that both Purchaser and Sellers have contributed substantially and materially to the preparation of this Agreement.

 

Section 11.16                     Limitations on Liability.  Notwithstanding anything to the contrary in this Agreement, and subject to any additional limitations on Sellers’ liability set forth elsewhere in this Agreement:  (a) Purchaser’s recourse against Sellers under this Agreement or any agreement, document, certificate or instrument delivered by Sellers hereunder, or under any law, rule or regulation relating to the Properties, shall be limited to Sellers’ interest in the Properties (or, following the Closing, to the net proceeds of the sale of the Properties actually received by Sellers); (b) in no event shall any of the Seller Parties have any personal liability hereunder or otherwise; (c) the liability of each Seller under this Agreement and any document executed in connection herewith shall be several and not joint and several and (d) if a Seller’s Property becomes an Excluded Property and the Closing with respect thereto does not occur such that such Seller has no Properties for sale under this Agreement, then such Seller shall cease to be a party to this Agreement.  The foregoing limitations shall not apply to Holdings, and Holdings shall be jointly and severally liable for the obligations, representations and warranties of itself and each other Seller (other than Sellers of Excluded Properties with respect to which Closing does not occur).  The acceptance of the Deed (or Assignment and Assumption Agreement with respect to Ownership Interests, as applicable) shall constitute full performance of all of Sellers’ obligations hereunder other than those obligations of Seller, if any, that by the express terms hereof are to survive the Closing.

 

Section 11.17                     Severability.  The parties hereto intend and believe that each provision in this Agreement comports with all applicable local, state and federal laws and judicial decisions.  If, however, any provision in this Agreement is found by a court of law to be in violation of any applicable local, state, or federal law, statute, ordinance, administrative or judicial decision, or public policy, or if in any other respect such a court declares any such provision to be illegal, invalid, unlawful, void or unenforceable as written, then it is the intent of all parties hereto that, consistent with and with a view towards preserving the economic and legal arrangements among the parties hereto as expressed in this Agreement, such provision shall be given force and effect to the fullest possible extent, and that the remainder of this Agreement shall be construed as if such illegal, invalid, unlawful, void, or unenforceable provision were not contained herein, and that the rights, obligations, and interests of the parties under the remainder of this Agreement shall continue in full force and effect.

 

Section 11.18                     No Recording.  The provisions hereof shall not constitute a lien on the Properties.  Neither Purchaser nor its agents or representatives shall record or file this Agreement or any notice or memorandum hereof in any public records.  If Purchaser breaches the foregoing provision, this Agreement shall, at Sellers’ election, terminate, and Sellers shall retain the Deposit in accordance with Section 10.2.  Purchaser hereby irrevocably appoints each applicable Seller as its true and lawful attorney-in-fact, coupled with an interest, for the purpose of executing and recording such documents and performing such other acts as may be necessary to terminate any recording or filing of this Agreement in violation of this provision.

 

Section 11.19                     No Implied Agreement.  None of Sellers or Purchaser shall have any obligations in connection with the transaction contemplated by this Agreement unless both Seller

 

56

 

and Purchaser, each acting in its sole discretion, elects to execute and deliver this Agreement to the other party.  No correspondence, course of dealing or submission of drafts or final versions of this Agreement between Sellers and Purchaser shall be deemed to create any binding obligations in connection with the transaction contemplated hereby, and no contract or obligation on the part of Sellers or Purchaser shall arise unless and until this Agreement is fully executed by each Seller and Purchaser.  Once executed and delivered by Sellers and Purchaser, this Agreement shall be binding upon them notwithstanding the failure of Escrow Agent or any broker or other Person to execute this Agreement.

 

Section 11.20                     Facsimile Signatures.  Signatures to this Agreement, any amendment hereof and any notice given hereunder, transmitted by telecopy shall be valid and effective to bind the party so signing.  Each party agrees to promptly deliver an execution original of this Agreement (and any amendment hereto) with its actual signature to the other party, but a failure to do so shall not affect the enforceability of this Agreement (or any amendment hereto), it being expressly agreed that each party to this Agreement shall be bound by its own telecopied signature and shall accept the telecopied signature of the other party to this Agreement.

 

Section 11.21                     Publicity.  The parties agree that, except as may be required by applicable law (including, without limitation, the rules and regulations of the Securities and Exchange Commission and the New York Stock Exchange if applicable), prior to Closing no party shall contact or conduct negotiations with public officials (except in connection with its due diligence activities hereunder), make any public pronouncements, issue press releases or otherwise furnish information regarding this Agreement or the transactions contemplated to any third party without the consent of the other party, which consent shall not be unreasonably withheld.  If Purchaser is a public company, Sellers shall not trade in the securities of Purchaser until a public announcement of the transactions contemplated by this Agreement has been made.  After Closing, Purchaser agrees not to disclose specific Purchase Price information in any public pronouncements, press releases or other such disclosures (excluding therefrom any disclosure required by the Securities and Exchange Commission) without Sellers’ consent, which shall not be unreasonably withheld.

 

[The balance of this page has intentionally been left blank.  Signature pages follow.]

 

57

 

IN WITNESS WHEREOF, Sellers and Purchaser have executed this Agreement as of the Effective Date.

 

 

	
 
    	
SELLERS:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENTS HOLDINGS II, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENTS GP, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II ALBANY, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II STERLING HEIGHTS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    

 

 

[Signature Page to Real Estate Purchase and Sale Agreement]

 

S-1

 

	
 
    	
STAG   II NOVI, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II HOLLAND, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II GREENWOOD, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II LAFAYETTE, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II LANSING, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    

 

 

[Signature Page to Real Estate Purchase and Sale Agreement]

 

S-2

 

	
 
    	
STAG   II O’HARA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II INDEPENDENCE, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II WICHITA 2, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II JACKSON, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II KANSAS CITY, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    

 

 

[Signature Page to Real Estate Purchase and Sale Agreement]

 

S-3

 

	
 
    	
STAG   II MARION, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II MISHAWAKA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II PARSONS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II PHENIX CITY, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:
    	
Stephen   C. Mecke
    
	
 
    	
Title:
    	
Authorized   Officer
    

 

 

[PURCHASER’S SIGNATURE ON NEXT PAGE]

 

 

[Signature Page to Real Estate Purchase and Sale Agreement]

 

S-4

 

	
 
    	
PURCHASER:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL HOLDINGS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Jeffrey D. Furber
    
	
 
    	
Name:
    	
Jeffrey   D. Furber
    
	
 
    	
Title:
    	
Authorized   Signatory
    

 

 

[Signature Page to Real Estate Purchase and Sale Agreement]

 

S-5

 

RECEIPT BY THE ESCROW AGENT

 

This Agreement, fully executed by both Sellers and Purchaser, has been received by the Escrow Agent this 9th day of August, 2012 and by execution hereof, Escrow Agent hereby covenants and agrees to be bound by the terms of this Agreement that are applicable to it.

 

 

	
 
    	
ESCROW   AGENT:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STEWART   TITLE GUARANTY COMPANY
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Terrance P. Miklas
    
	
 
    	
Name:
    	
Terrance   P. Miklas
    
	
 
    	
Title:
    	
Vice   President
    

 

 

[Signature Page to Real Estate Purchase and Sale Agreement]

 

S-6

 

EXHIBIT A

 

PROPERTIES AND SELLERS

 

	
Property Address
    	
 
    	
City, State
    	
 
    	
Seller
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
260-272 Rex Boulevard
    	
 
    	
Auburn Hills, MI
    	
 
    	
STAG II Sterling Heights, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
12 Leigh Fisher Boulevard
    	
 
    	
El Paso, TX
    	
 
    	
STAG Investments Holdings II, LLC and STAG   Investments GP, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
47 Butterfield Circle
    	
 
    	
El Paso, TX
    	
 
    	
STAG II El Paso, L.P.
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
109 Balzano Drive
    	
 
    	
Gloversville, NY
    	
 
    	
STAG II Albany, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
122 Balzano Drive
    	
 
    	
Gloversville, NY
    	
 
    	
STAG II Albany, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
125 Balzano Drive
    	
 
    	
Gloversville, NY
    	
 
    	
STAG II Albany, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
141 Sal Landrio Drive
    	
 
    	
Gloversville, NY
    	
 
    	
STAG II Albany, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
215 Mill Avenue
    	
 
    	
Greenwood, SC
    	
 
    	
STAG II Greenwood, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
308-310 Maxwell Avenue
    	
 
    	
Greenwood, SC
    	
 
    	
STAG II Greenwood, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
4757 128th Avenue
    	
 
    	
Holland, MI
    	
 
    	
STAG II Holland, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
One Michelin Drive
    	
 
    	
Independence, VA
    	
 
    	
STAG II Independence, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1094 Flex Drive
    	
 
    	
Jackson, TN
    	
 
    	
STAG II Jackson, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
123 Union Avenue
    	
 
    	
Johnstown, NY
    	
 
    	
STAG II Albany, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
150 Enterprise Drive
    	
 
    	
Johnstown, NY
    	
 
    	
STAG II Albany, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
231 Enterprise Drive
    	
 
    	
Johnstown, NY
    	
 
    	
STAG II Albany, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
6 Clermont Street
    	
 
    	
Johnstown, NY
    	
 
    	
STAG II Albany, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
636 S. 66th Street
    	
 
    	
Kansas City, KS
    	
 
    	
STAG II Kansas City, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1520 Kepner Drive,
    	
 
    	
Lafayette, IN
    	
 
    	
STAG II Lafayette, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1521 Kepner Drive,
    	
 
    	
Lafayette, IN
    	
 
    	
STAG II Lafayette, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1540-30 Kepner Drive,
    	
 
    	
Lafayette, IN
    	
 
    	
STAG II Lafayette, LLC
    	
 
    

 

A-1

 

	
Property Address
    	
 
    	
City, State
    	
 
    	
Seller
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
5640 Pierson Highway
    	
 
    	
Lansing, MI
    	
 
    	
STAG II Lansing, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2201 E Loew Road
    	
 
    	
Marion, IN
    	
 
    	
STAG II Marion, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
400 S. Byrkit Street
    	
 
    	
Mishawaka, IN
    	
 
    	
STAG II Mishawaka, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
22925 Venture Drive
    	
 
    	
Novi, MI
    	
 
    	
STAG II Novi, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
100 Papercraft Park
    	
 
    	
O’Hara Township, PA
    	
 
    	
STAG II O’Hara, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1900 Wilson Avenue
    	
 
    	
Parsons, KS
    	
 
    	
STAG II Parsons, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
16 Downing Drive
    	
 
    	
Phenix City, AL
    	
 
    	
STAG II Phenix City, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
725 George Nelson Drive
    	
 
    	
Portage, IN
    	
 
    	
STAG Investments Holdings II, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
42600 Merrill Street
    	
 
    	
Sterling Heights, MI
    	
 
    	
STAG II Sterling Heights, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
100 Holloway Street
    	
 
    	
Ware Shoals, SC
    	
 
    	
STAG II Greenwood, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2655/2755 Eastmoor
    	
 
    	
Wichita, KS
    	
 
    	
STAG II Wichita 2, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2750 South Rock
    	
 
    	
Wichita, KS
    	
 
    	
STAG II Wichita 2, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2510 Eastmoor Drive
    	
 
    	
Wichita, KS
    	
 
    	
STAG II Wichita 2, LLC
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2652 Eastmoor Drive
    	
 
    	
Wichita, KS
    	
 
    	
STAG II Wichita 2, LLC
    	
 
    

 

A-2

 

EXHIBIT A-2

 

ALLOCATED PURCHASE PRICE FOR PROPERTIES

 

	
PROPERTY
    	
 
    	
TENANT
    	
 
    	
ALLOCATION
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
6   Clermont Street
   Johnstown, New York
    	
 
    	
Coast   Distribution
    	
 
    	
1,226,627
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
122   Balzano Drive
   Johnstown, New York
    	
 
    	
NYSID
    	
 
    	
3,271,194
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
125   Balzano Drive
   Johnstown, New York
    	
 
    	
Northern   Architectural Systems
    	
 
    	
1,233,713
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
123   Union Avenue
   Johnstown, New York
    	
 
    	
NYK   Logistics
    	
 
    	
2,201,190
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
141   Sal Landrio Drive
   Johnstown, New York
    	
 
    	
EPIMED
    	
 
    	
2,266,669
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
150   Enterprise Drive
   Johnstown, New York
    	
 
    	
Univar
    	
 
    	
3,281,028
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
231   Enterprise Drive
   Johnstown, New York
    	
 
    	
Electro-Metrics
    	
 
    	
1,767,070
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
109   Balzano Drive
   Johnstown, New York
    	
 
    	
Sysco   Corp
    	
 
    	
1,710,186
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
47   Butterfield Circle
   El Paso, Texas
    	
 
    	
Vacant/Masterlease
    	
 
    	
2,359,203
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
12   Leigh Fisher Boulevard
   El Paso, Texas
    	
 
    	
Yazaki   North America
    	
 
    	
2,447,830
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
100   Holloway Road
   Ware Shoals, South Carolina
    	
 
    	
Greenwood   Fabricating & Plating
    	
 
    	
525,715
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
308-310   Maxwell Avenue
   Greenwood, South Carolina
    	
 
    	
Eaton   Corporation
    	
 
    	
2,171,265
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
215   Mill Avenue
   Greenwood, South Carolina
    	
 
    	
Greenwood   Fabricating & Plating
    	
 
    	
3,150,570
    	
 
    

 

A-2-1

 

	
PROPERTY
    	
 
    	
TENANT
    	
 
    	
ALLOCATION
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
4757   128th Avenue
   Holland, Michigan
    	
 
    	
Perrigo   Holland
    	
 
    	
5,168,436
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
One   Michelin Drive
   Independence, Virginia
    	
 
    	
Michelin
    	
 
    	
3,347,267
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1520   Kepner Drive
   Lafayette, Indiana
    	
 
    	
Heartland   Automotive
    	
 
    	
3,651,787
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1540-1530   Kepner Drive
   Lafayette, Indiana
    	
 
    	
Caterpillar   Logistics
    	
 
    	
5,033,493
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1521   Kepner Drive
   Lafayette, Indiana
    	
 
    	
Toyota   Tsusho, Wingard Wheels
    	
 
    	
10,567,678
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
5640   Pierson Highway
   Lansing, Michigan
    	
 
    	
Woodbridge   Ventures
    	
 
    	
10,072,922
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
22925   Venture Drive
   Novi, Michigan
    	
 
    	
Harada   Industry
    	
 
    	
5,554,347
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
100   Papercraft Park
   O’Hara Township, Pennsylvania
    	
 
    	
Genco,   American Beverage
    	
 
    	
24,415,769
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
725   George Nelson Drive
   Portage, Indiana
    	
 
    	
ADS   Logistics
    	
 
    	
8,025,018
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
42600   Merrill Street
   Sterling Heights, Michigan
    	
 
    	
AZ   Automotive
    	
 
    	
5,021,816
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
260-272   Rex Boulevard
   Auburn Hills, Michigan
    	
 
    	
Northern   Wire & Supply
    	
 
    	
2,520,045
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2655/2755   Eastmoor
   Wichita, Kansas
    	
 
    	
Thyssen   Krupp 1
    	
 
    	
2,606,304
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2652   Eastmoor Drive
   Wichita, KS
    	
 
    	
Spirit   AeroSystems
    	
 
    	
2,288,660
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2750   South Rock
   Wichita, Kansas
    	
 
    	
Thyssen   Krupp 3
    	
 
    	
1,548,527
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2510   Eastmoor Drive
   Wichita, KS
    	
 
    	
Spirit   AeroSystems
    	
 
    	
999,593
    	
 
    

 

A-2-2

 

	
PROPERTY
    	
 
    	
TENANT
    	
 
    	
ALLOCATION
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1094   Flex Dr Jackson
   Jackson, TN
    	
 
    	
Perseus   Distribution
    	
 
    	
2,604,220
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
4226   Kansas Avenue
   Kansas City, KS
    	
 
    	
Dayton   Superior
    	
 
    	
2,374,178
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
1900   Wilson
   Parsons, KS
    	
 
    	
Dayton   Superior
    	
 
    	
2,000,676
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2201   E Loew Rd
   Marion, OH
    	
 
    	
Dunhams   Athleisure Corp
    	
 
    	
4,571,300
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
13200   McKinley Highway
   Mishawaka, IN
    	
 
    	
AM   General
    	
 
    	
6,154,325
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
16   Downing Drive
   Phenix City, AL
    	
 
    	
To   The Game
    	
 
    	
2,664,254
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
TOTAL
    	
 
    	
 
    	
 
    	
$
    	
138,802,874
    	
 
    
							

 

A-2-3

 

EXHIBIT A-3

 

LIST OF MAJOR TENANTS

 

	
Tenant
    	
 
    	
Property Address
    	
 
    	
City, State
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Michelin   North America, Inc.
    	
 
    	
One   Michelin Drive
    	
 
    	
Independence,   VA
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Perseus   Distribution, Inc.
    	
 
    	
1094   Flex Drive
    	
 
    	
Jackson,   TN
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Toyota   Tsusho America, Inc.
    	
 
    	
1521   Kepner Drive,
    	
 
    	
Lafayette,   IN
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Caterpillar   Logistic Services, Inc.
    	
 
    	
1540-30   Kepner Drive,
    	
 
    	
Lafayette,   IN
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Woodbridge   Ventures, Inc.
    	
 
    	
5640   Pierson Highway
    	
 
    	
Lansing,   MI
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
AM   General Corporation
    	
 
    	
400   S. Byrkit Street
    	
 
    	
Mishawaka,   IN
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Genco   I, Inc.
    	
 
    	
100   Papercraft Park
    	
 
    	
O’Hara   Township, PA
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
American   Beverage Corporation
    	
 
    	
100   Papercraft Park
    	
 
    	
O’Hara   Township, PA
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Thyssen   Krupp Materials, LLC
    	
 
    	
2655/2755   Eastmoor
    	
 
    	
Wichita,   KS
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Thyssen   Krupp Materials, LLC
    	
 
    	
2750   South Rock
    	
 
    	
Wichita,   KS
    	
 
    

 

A-3-1

 

EXHIBIT A-4-1

 

MAJOR PROPERTIES

 

	
Property
    	
 
    	
Property Address
    	
 
    	
City, State
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Independence   Property
    	
 
    	
One   Michelin Drive
    	
 
    	
Independence,   VA
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Jackson   Property
    	
 
    	
1094   Flex Drive
    	
 
    	
Jackson,   TN
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Lafayette   Property
    	
 
    	
1520   Kepner Drive, 
   1521 Kepner Drive, 
   1540 30 Kepner Drive
    	
 
    	
Layfayette,   IN
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Lansing   Property
    	
 
    	
5640   Pierson Highway
    	
 
    	
Lansing,   MI
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Mishawaka   Property 400 S. Byrikit Street
    	
 
    	
Mishawaka,   IN
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
O’Hara   Property
    	
 
    	
100   Papercraft Park
    	
 
    	
O’Hara   Township, PA
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Wichita   Property
    	
 
    	
2510   Eastmoor, 
   2652 Eastmoor, 
   2655/2755 Eastmoor, 
   2750 South Rock
    	
 
    	
Wichita,   KS
    	
 
    

 

A-4-1

 

EXHIBIT B

 

LEGAL DESCRIPTIONS OF THE LAND

 

SEE THE APPLICABLE EXISTING TITLE POLICY

 

B-1

 

EXHIBIT C-1

 

FORM OF TENANT ESTOPPEL CERTIFICATE

 

[Name of Property]

 

To:                             [Name of Purchaser]
  
 and
  
 [Name of Seller]

 

Re:                             Lease dated                    ,         , between                                (“Landlord”) and the undersigned (the “Lease”) demising certain premises (the “Premises”) located at property known as                                                                                       

 

Ladies and Gentlemen:

 

The undersigned, as tenant under the Lease, hereby certifies to you as follows:

 

1.                                      The Lease constitutes the entire agreement between us and the Landlord concerning the Premises and has not been modified or amended except as follows:                                                                                                                                                                                                                                                                                                                                         ;

 

2.                                      A true and correct copy of the Lease is attached hereto as Exhibit A and the Lease is in full force and effect;

 

3.                                      To the best of our knowledge, as of the date hereof we have no offsets or defenses to our performance of the terms and provisions of the Lease, including (without limitation) the payment of rent due thereunder;

 

4.                                      We have accepted possession of the Premises pursuant to the terms of the Lease;

 

5.                                      All improvements and space required to be furnished by the Landlord under the Lease have been completed in all material respects and the Landlord has complied with all of its material obligations with respect to the construction, fixturing and equipping of the Premises.  Any design allowances, construction allowances or other allowances to which we may be entitled under the Lease have been paid in full;

 

6.                                      The term of the Lease commenced on                  ,          and terminates on                            ,           , subject to any extension provisions set forth in the Lease;

 

C-1-2

 

7.                                      Base rent of $                      is payable monthly in advance under the Lease.  In addition to such base rent, we pay our pro rata share of real estate taxes and operating expenses in accordance with the terms of the Lease.  No rents have been paid more than 30 days in advance.  We have paid base rent through                         , 2012.

 

8.                                      The amount of the security deposit currently held by Landlord is $                         (if none, so state);

 

9.                                      To the best of our knowledge, neither we nor the Landlord are in default in any of our respective material obligations under the Lease;

 

10.                               Our current address for all notices to be given to it under the Lease is as follows:

 

11.                               There are no actions, whether voluntary or otherwise, pending or, to our knowledge, threatened in writing against us under the bankruptcy laws of the United States or any state thereof.

 

This certificate is being delivered with the knowledge that the above-named Purchaser will rely upon it in its purchase of the Property.  We further understand that such Purchaser’s mortgage lender may rely upon this Certificate.

 

This certificate is dated as of                            , 2012.

 

	
 
    	
Tenant:
    
	
 
    	
 
    
	
 
    	
[Name]
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    

 

C-1-3

 

EXHIBIT A

 

[Attach Lease]

 

C-1-4

 

EXHIBIT C-2

 

SELLER ESTOPPEL CERTIFICATE

 

TO:                                                                         

 

RE:                           Lease dated                       between                                           (“Landlord”) and                                                        (“Tenant”) for Leased Premises consisting of approximately                          square feet (the “Premises”) located at                                 (the “Property”)

 

Background

 

[Insert Applicable Property Owner] (the “Seller”) has this day conveyed to                                          (“Purchaser”) the property described in Schedule 1 hereto pursuant to that certain Purchase and Sale among, inter  alia, Seller and Purchaser dated                  ,          , 2012 (the “Purchase Agreement”).  This Seller Estoppel Certificate is delivered by Seller and STAG Investment Holdings II, LLC, a Delaware limited liability company (“Holdings”), to Purchaser pursuant to the Purchase Agreement.  Seller’s and Holdings’ liability hereunder shall be subject to all of the limitations and conditions on Sellers’ and Holdings’, respectively, liability set forth in the Purchase Agreement.  Whenever a representation herein is qualified by the phrase “to Seller’s knowledge”, or by words of similar import, such knowledge shall be limited as provided in the Purchase Agreement.

 

Subject to the above limitations, Seller and Holdings hereby certify as follows:

 

1.                                      The lease attached as Schedule 2 hereto (the “Lease”) is a true and correct copy of the Lease and constitutes the entire agreement between the Landlord and Tenant concerning the Premises and has not been modified or amended except as follows:                                                                                                                                                                                                                                                                                                                                            ;

 

2.                                      The Lease is in full force and effect;

 

3.                                      To the best of Seller’s knowledge, as of the date hereof, Tenant has no offsets or defenses to its performance of the terms and provisions of the Lease, including (without limitation) the payment of rent due thereunder;

 

4.                                      Tenant has accepted possession of the Premises pursuant to the terms of the Lease;

 

5.                                      All improvements and space required to be furnished by the Landlord under the Lease have been completed in all material respects and the Landlord has complied with all of its material obligations with respect to the construction, fixturing and equipping of the Premises, except as follows:                                                        

 

C-2-1

 

and any design allowances, construction allowances or other allowances to which Tenant may be entitled under the Lease have been paid in full;

 

6.                                      The term of the Lease commenced on                       ,          and terminates on                       ,         , subject to any extension provisions set forth in the Lease;

 

7.                                      Base rent of $                   is payable monthly in advance under the Lease.  In addition to such base rent, Tenant pays its pro rata share of real estate taxes and operating expenses in accordance with the terms of the Lease.  No rents have been paid more than 30 days in advance.  Tenant has paid base rent through                       ,         ;

 

8.                                      The amount of the security deposit currently held by Landlord is $                        (if none, so state);

 

9.                                      To the best of Seller’s knowledge, neither Seller nor the Tenant is in default in any of its material obligations under the Lease;

 

10.                               To the best of Seller’s knowledge, the current address for all notices to be given to the Tenant under the Lease is as follows:

 

11.                               To the best of Seller’s knowledge, there are no actions, whether voluntary or otherwise, pending against Tenant under the bankruptcy laws of the United States or any state thereof.

 

12.                               Attached hereto as Schedule 3 is the estoppel certificate delivered by Tenant at Landlord’s acquisition of the Property.

 

Subject to the above limitations, this certificate is being delivered to you with the knowledge that you and your mortgage lender will rely upon it in your purchase of the Property.

 

This certificate is dated as of                       , 2012.

 

	
 
    	
Seller:
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    

 

C-2-2

 

	
 
    	
Holdings:
    
	
 
    	
 
    
	
 
    	
STAG   Investment Holdings II, LLC,
   a Delaware limited liability company
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    

 

C-2-3

 

Schedule 1

 

(to Seller Estoppel)

 

Property Identification

 

C-2-4

 

Schedule 2

 

(to Seller Estoppel)

 

Attach Lease

 

C-2-5

 

Schedule 3

 

(to Seller Estoppel)

 

Tenant Estoppel Certificate from Landlord’s Acquisition of the Property

 

C-2-6

 

EXHIBIT C-3(a)

 

FORM OF GROUND LEASE ESTOPPEL CERTIFICATE

 

(Albany)

 

ESTOPPEL AND AGREEMENT

 

THIS ESTOPPEL AND AGREEMENT (this “Estoppel”) is dated this             day of                      , 2012 by FULTON COUNTY INDUSTRIAL DEVELOPMENT AGENCY, a public benefit corporation of the State of New York (the “Agency”). Capitalized terms not otherwise defined herein shall have the meanings set forth in the Agency Lease (defined below).

 

WHEREAS, the Agency or its predecessors in title has heretofore leased certain lands described on Exhibit A attached hereto (the “Property”) pursuant to the Lease Agreement between the Agency and Crossroads Incubator Corporation dated as of August 1, 2000, a memorandum of which lease was recorded in the office of the county clerk of Fulton County, New York (together, the “Agency Lease”), as subsequently assigned to STAG II Albany, LLC (“Lessee”) pursuant to that certain Assignment and Assumption of Lease dated as of May 31, 2007 and recorded in the office of the county clerk of Fulton County, New York, which is the present tenant under the Agency Lease;

 

WHEREAS, Lessee is desirous of assigning its interest in the Agency Lease to                         , a                         (along with its successors and assigns, “Assignee”); and

 

WHEREAS, Assignee is unwilling to acquire the Lessee’s interest in the Agency Lease unless the Agency reaffirms to Assignee that the provisions of the Agency Lease are restated and confirmed for Assignee’s benefit;

 

NOW THEREFORE, the Agency hereby certifies to and agrees with Assignee as follows:

 

1.                                      (a)                                 Agency is the lessor under the Agency Lease.

 

(b)                                 The Agency has not mortgaged the fee simple estate in the Property.

 

(c)                                  The Agency Lease is in full force and effect in accordance with its terms and to the best of the Agency’s knowledge, no default or event which, with the passage of time or the giving of notice or both, would constitute a default, exists on the part of the Agency or the Lessee thereunder.

 

(d)                                 To the best of the Agency’s knowledge, each of the obligations on Lessee’s part to be performed to date under the Agency Lease has been performed.

 

(e)                                  As of the date hereof, no rent is due from the Lessee under the Agency Lease. Base rent due under the Agency Lease has been paid through the date hereof.

 

C-3(a)-1

 

(f)                                   The term commencement date of the Agency Lease was August 1, 2000 and the current term of the Agency Lease shall expire on July 31, 2022.

 

(g)                                  The amount of monthly base rent is $0; no percentage rent is due under the Ground Lease.

 

(h)                                 The Agency has not received written notice of any pending eminent domain proceedings or other governmental actions or any judicial actions of any kind against the Property.

 

(i)                                     The Agency has not received written notice that it is in violation of any governmental law or regulation applicable to its interest in the Property, including, without limitation, any environmental laws or the American with Disabilities Act.

 

(j)                                    The Agency has not assigned, sublet or otherwise transferred its interest, as lessor under the Agency Lease.

 

(k)                                 A complete and correct copy of the Agency Lease, including all modifications and amendments thereof is attached as Exhibit B hereto.

 

2.                                      All notices, demands, requests or other communications to be sent by one party to the other hereunder or required by law shall be in writing and shall be deemed to have been validly given or served by delivery of the same in person to the intended addressee, or by depositing the same with Federal Express or another reputable private courier service for next business day delivery, or by depositing the same in the United States mail, postage prepaid, registered or certified mail, return receipt requested, in any event, if addressed to Assignee, to                                  and if addressed to the Agency, to the address to which payments of rent are currently addressed or at such other address as may be designated by such party as herein provided. All notices, demands and requests shall be effective upon such personal delivery, or one (1) business day after being deposited with the private courier service, or two (2) business days after being deposited in the United States mail as required above. By giving to the other party hereto at least fifteen (15) days prior written notice thereof in accordance with the provisions hereof, the parties hereto shall have the right from time to time to change their respective addresses and each shall have the right to specify as its address any other address within the United States of America.

 

3.                                      This Estoppel and the representations and agreements made herein are given with the understanding that this Estoppel constitutes a material inducement for Assignee to acquire the Lessee’s interests in the Agency Lease and that Assignee shall rely hereon in assuming the Agency Lease. This Estoppel and the representations and agreements made herein shall inure to the benefit of Assignee, and its successors and assigns and shall be binding on the Agency, its heirs, legal representatives, successors and assigns.  Without limiting the generality of any provision of this Estoppel or any other document executed and delivered by the Agency, the Agency hereby evidences its consent to the assignment of the Agency Lease from the Lessee to the Assignee.

 

C-3(a)-2

 

[NO FURTHER TEXT ON THIS PAGE]

 

C-3(a)-3

 

Executed as of the day and year first appearing above.

 

	
 
    	
GROUND   LESSOR
    
	
 
    	
 
    
	
 
    	
FULTON   COUNTY INDUSTRIAL
    
	
 
    	
DEVELOPMENT   AGENCY, a public benefit Corporation of the State of New York
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
	
 
    	
Hereunto   duly authorized
    

 

C-3(a)-4

 

EXHIBIT A

 

LEGAL DESCRIPTION

 

All that parcel of land situate in the City of Gloversville, County of Fulton, State of New York, being more particularly described as follows:

 

Commencing at a point located on the northwesterly bounds of Sal Landrio Drive at its intersection with the southwesterly bounds of Decker Drive; thence along the westerly and southerly bounds of Sal Landrio Drive the following three (3) courses and distances:

 

1.                                      South 54°-30’-36” West, a distance of 145.64 feet to a point;

 

2.                                      Along a curve to the left having a radius of 230.00 feet, an arc distance of 440.88 feet to a point, said curve containing a chord of South 00°-24’-15” East, 376.41 feet;

 

3.                                      Along a curve to the left having a radius of 1,103.70 feet, an arc distance of 231.62 feet to a point, said curve containing a chord of South 61°-19’-50” East, 231.19 feet;

 

thence North 22°-39’-28” West, through said Sal Landrio Drive, a distance of 60.00 feet to a point located on the northerly bounds of said Sal Landrio Drive, said point being the POINT OF BEGINNING; thence through lands now or formerly of Crossroads Incubator Corporation the following three (3) courses and distances:

 

1.                                      North 07°-33’-01” East, a distance of 308.30 feet to a point;

 

2.                                      North 72°-46’-30” East, a distance of 550.75 feet to a point;

 

3.                                      South 07°-33’-01” West, a distance of 549.95 feet to a point located on the northerly bounds of said Sal Landrio Drive;

 

thence along said drive the following two (2) courses and distances: 

 

1.                                      South 85°-02’-47” West, a distance of 2.12 feet to a point;

 

2.                                      Along a curve to the right having a radius of 1,043.70 feet, an arc distance of 502.97 feet to a point, said curve containing a chord of North 81°-08’-53” West, 498.11 feet to the Point of Beginning containing 224,747 square feet or 5.16 acres.

 

Subject to any easements, restrictions and/or covenants of record, if any.

 

C-3(a)-5

 

EXHIBIT B

 

AGENCY LEASE

 

[to be attached]

 

C-3(a)-6

 

EXHIBIT C-3(b)

 

FORM OF GROUND LEASE ESTOPPEL CERTIFICATE

 

(El Paso)

 

ESTOPPEL CERTIFICATE

 

Date:                                                        , 2012

 

To:                             STAG II El Paso, L.P.                                                                                                                                                                                                                          “Lessee”

c/o STAG Industrial Management, LLC

99 High Street, 28th Floor

Boston, MA 02110

 

From:               City of El Paso                                                                                                                                                                                                                                                               “Lessor”

El Paso International Airport

6701 Convair Road

El Paso, Texas 79925-1091

 

Re:                             Butterfield Trail Industrial Park Lease effective August 1, 1994 between the Lessor and BK Fisher Limited Partnership, amended by Lease Amendment dated February 11, 1997, and subsequently assigned to STAG II El Paso, L.P., pursuant to a Lessor’s Approval of Assignment dated March 20, 2007, covering the property described as all of Lots 1 and 2, Block 9, and all of Lots 10 and 11, Block 11, Butterfield Trail Industrial Park Unit Two, City of El Paso, El Paso County, Texas, being more particularly described in Exhibit A, attached hereto and made a part hereof, and municipally known and numbered as #12 Leigh Fisher, #24 Leigh Fisher and #47 Butterfield Circle, El Paso, Texas (“Property”).  The original lease and subsequent amendment shall be collectively referred to in this Estoppel Certificate as the “Lease”.

 

1.                                      Lessor is and remains the lessor under the Lease covering the Property.

 

2.                                      The Lease contains the full and complete agreement of the parties with respect to the subject matter thereof.  No other amendments, modifications or understandings (oral or written) exist with respect thereto.  The Lease is in full force and effect.

 

3.                                      All rents and other charges due to Lessor pursuant to the Lease for the Property have been paid in full through                  , 2012 and no rent has been paid more than thirty days in advance.  Annual rent in the amount of $                        is due and payable under the terms of the Lease, subject to any escalations provided for in the Lease.  No security deposit is payable under the Lease.

 

4.                                      The primary term of the Lease expires on July 31, 2034.  Lessee also has two (2) options to renew the Lease for an additional period of ten (10) years each.

 

C-3(b)-1

 

5.                                      To the best of Lessor’s knowledge, as of the date hereof there is no known default under the Lease in the payment of rent or otherwise.  To the best of Lessor’s knowledge, there exists no condition, event, fact, or occurrence which, by service of notice or passage of time, or both, if uncured, would constitute a default on the part of Lessee under the Lease.

 

6.                                      Lessor has not granted any mortgages, liens or deeds of trust covering the Property, which are superior to the Lease.  The Lease is subordinate to the deed of this Property to the Lessor from the U.S. Government.

 

7.                                      Lessor has not consented to and has no knowledge or notice of any hypothecation, pledge or mortgage of Lessee’s interest under the Lease with respect to the Property, which has not been released or discharged.

 

	
APPROVED   AS TO FORM:
    	
 
    	
CITY   OF EL PASO
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Raymond   L. Telles
    	
 
    	
Patrick   T. Abeln, A. A. E.
    
	
Assistant   City Attorney
    	
 
    	
Director   of Aviation
    

 

 

ACKNOWLEDGMENT

 

THE STATE OF TEXAS                                                  )

 

COUNTY OF EL PASO                                                          )

 

This instrument was acknowledged before me on the                  day of                                 2012, by Patrick T. Abeln, A.A.E., Director of Aviation, of the City of El Paso, on behalf of said entity.

 

 

	
 
    	
 
    	
 
    
	
 
    	
 
    	
Notary   Public, State of Texas
    
	
 
    	
 
    	
 
    
	
My   Commission Expires:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    

 

C-3(b)-2

 

EXHIBIT C-3(c)

 

FORM OF GROUND LEASE ESTOPPEL CERTIFICATE

 

(Portage)

 

SUB-GROUND LESSOR ESTOPPEL AND AGREEMENT

 

WHEREAS, INDIANA STEVEDORING AND DISTRIBUTION CORPORATION, an Indiana corporation (hereinafter “Landlord”), or its predecessor in interest, has heretofore subleased certain property described on Exhibit A attached hereto (hereinafter the “Premises”), to SCP GREEN PORTAGE, LLC, a Delaware limited liability company (hereinafter “Tenant”), or its predecessor in interest, pursuant to that certain Sublease (Amending and Restating Subcontract), dated as of December 2, 2004, by and between Landlord and ADS Logistics, LLC (as amended and assigned, the “Sublease”), which Sublease restates in its entirety that certain Subcontract, dated as of October 28, 1996, by and between Landlord and Roll & Hold Warehousing & Distribution Corp.

 

WHEREAS, the owner of the membership interests in Tenant seeks to convey its membership interests to                           (hereinafter “Purchaser”); and

 

WHEREAS, Purchaser (and its successors and assigns) and Tenant will be relying upon the accuracy of the information set forth herein in connection with the sale of the membership interests in Tenant.

 

NOW THEREFORE, in consideration of ten dollars ($10.00) and other good and valuable consideration the receipt and sufficiency of which are hereby acknowledged, Landlord hereby certifies to and agrees with Purchaser as follows:

 

1.                                      Landlord hereby certifies as follows:

 

a)                                     Landlord is the landlord under the Sublease.

 

b)                                     Tenant is the tenant under the Sublease.

 

c)                                      The Sublease is in full force and effect and in accordance with its terms and has not been further assigned, supplemented, modified or otherwise amended by Landlord.

 

d)                                     To Landlord’s knowledge, each of the obligations on Tenant’s part to be performed in accordance with the terms of the Sublease have been performed to date, except as follows:  None.

 

e)                                      To Landlord’s knowledge, Tenant has no offsets, counterclaims, defenses, deductions or credits whatsoever with respect to the Sublease except as follows:  None.

 

C-3(c)-1

 

f)                                       There are, with respect to the Sublease, no options to renew or extend, and no security deposits or prepaid rent or liens, except as set forth therein.

 

g)                                      There do not exist any other agreements concerning the Premises, whether oral or written, between Landlord and Tenant (or their respective predecessors or successors).

 

h)                                     As of date hereof, no basic rent or additional rent is due from Tenant under the Sublease. Basic rent due under the Sublease has been paid through                              , 2012.

 

i)                                         The term commencement date of the Sublease was December 2, 2004, and the initial term/current extension term of the Sublease shall expire on December 30, 2038.

 

j)                                        Landlord has not assigned, conveyed, transferred, sold, encumbered or mortgaged its interest in the Sublease or the Premises and there are currently no mortgages, deeds of trust or other security interests encumbering Landlord’s leasehold interest in the Premises and no third party has an option or preferential right to purchase all or any part of the Premises.

 

k)                                     Landlord has not received written notice of any pending eminent domain proceedings or other governmental actions or any judicial actions of any kind against the Landlord’s interest in the Premises.

 

l)                                         Landlord has not received written notice that it is in violation of any governmental law or regulation applicable to its interest in the Premises and its operation thereon, including, without limitation, any environmental laws or the Americans with Disabilities Act.

 

This Sub-Ground Lessor Estoppel and Agreement (the “Estoppel and Agreement”) and the representations and agreements made herein are given with the understanding that this Estoppel and Agreement constitutes a material inducement for Purchaser to acquire the membership interests in Tenant and that Purchaser shall rely hereon in the transaction. This Estoppel and Agreement and the representations and agreements made herein shall inure to the benefit of Purchaser, its successors and assigns and shall be binding on Landlord, its heirs, legal representatives, successors and assigns. In the event of a conflict between the terms and provisions of this Estoppel and Agreement and the terms and provisions of the Sublease, the terms and provisions of this Estoppel and Agreement shall control. To the extent that this Estoppel and Agreement modifies the terms and provisions of the Sublease, such modification shall be deemed to be an amendment of the Sublease and the parties hereto shall be estopped from denying the effectiveness of the modifications effected hereby.

 

This Estoppel and Agreement may be executed in any number of counterparts, each of which shall be effective only upon delivery and thereafter shall be deemed an original, and all of which shall be taken to be one and the same instrument, for the same effect as if all parties hereto

 

C-3(c)-2

 

had signed the same signature page. Any signature page of this Estoppel and Agreement may be detached from any counterpart of this Estoppel and Agreement without impairing the legal effect of any signatures thereon and may be attached to another counterpart of this Estoppel and Agreement identical in form hereto but having attached to it one or more additional signature pages.

 

Executed this                day of                , 2012.

 

 

	
 
    	
INDIANA   STEVEDORING AND DISTRIBUTION CORPORATION
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    

 

C-3(c)-3

 

EXHIBIT A

 

Legal Description

 

A parcel of land in the East Half of Section 30, Township 37 North, Range 6 West of the Second Principal Meridian, in Porter County, Indiana, more particularly described as follows:

 

Commencing at the Southwest Corner of the Southeast Quarter of Section 30; thence North 00 degrees 00 minutes 00 seconds East (this bearing and all subsequent are based on the coordinate system established and maintained with a monument system at Burns International Harbor) a distance of 2,506.66 feet; thence North 90 degrees 00 minutes 00 seconds East a distance of 57.70 feet to the Point of Beginning of this description; thence North 00 degrees 00 minutes 00 seconds East along the east right of way line of George Nelson Drive, a distance of 828.33 feet; thence South 90 degrees 00 minutes 00 seconds East a distance of 542.20 feet; thence North 26 degrees 27 minutes 10 seconds East a distance of 45.53 feet to the point of curvature of a tangent curve to the left having a radius of 394.28 feet, an internal angle of 12 degrees 08 minutes 50 seconds and a long chord bearing North 20 degrees 22 minutes 45 seconds East a distance of 83.43 feet; thence Northeasterly along said curve a distance of 83.59 feet to the point of tangency; thence North 14 degrees 18 minutes 20 seconds East a distance of 60.05 feet; thence North 7 degrees 09 minutes 10 seconds East a distance of 96.02 feet; thence South 00 degrees 00 minutes 00 seconds East a distance of 1100.77 feet to the north right of way line of Waterway Drive; thence North 90 degrees 00 minutes 00 seconds West a distance of 618.33 feet to the Point of Beginning.

 

C-3(c)-4

 

EXHIBIT D

 

LEASE SCHEDULE

 

1.                                      Auburn Hills Property:

 

Auburn Hills Lease:

 

Northern Wire & Supply, L.L.C.: Industrial Lease (Multi-Tenant Building) dated as of December 19, 2001 by and between James S. Smith (as trustee of the Great Lakes Property Group Trust), as landlord, and Connectivity Products Incorporated, as tenant, as assigned to Northern Wire by that Assignment and Assumption of Lease dated as of June 16, 2003 by and between Connectivity Products Incorporated and Northern Wire, as affected by Guaranty by Empire Wire & Supply Co. dated June 16, 2003, as amended by First Amendment to Industrial Lease dated as of December 23, 2003 by and between James S. Smith (as trustee of the Great Lakes Property Group Trust), as landlord, Northern Wire, as tenant, as amended by Second Amendment to Industrial Lease dated as of December 18, 2007 by and between STAG II Sterling Heights, LLC as landlord and Northern Wire as tenant, and as amended by Third Amendment to Industrial Lease dated as of July 24, 2008 by and between STAG II Sterling Heights, LLC as landlord and Northern Wire as tenant .

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$13,026   – cash
    
	
 
    	
 
    	
 
    
	
Current/Pending   Lease Negotiations
    	
 
    	
None.
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Landlord   Waiver dated December 19, 2001 by James S. Smith (as Trustee of Great Lakes   Property Group Trust) for the benefit of Fleet Capital Corporation

 

Tax   abatement expected to commence for 2012 tax year, the cost (and savings) of   which will be shared by the parties pro rata.
    

 

2.                                      El Paso Property:

 

El Paso Lease:

 

Industrial Building Lease dated July 14, 1994, by and between BK Fisher Limited 

 

D-1

 

Partnership, as landlord, and American Yazaki Corporation, as tenant, as amended or affected by Lease Amendment dated June 30, 1995 by and between BK Fisher Limited Partnership, as landlord, and American Yazaki Corporation, as tenant, by Second Lease Amendment dated January 31, 1997 by and between BK Fisher Limited Partnership, as landlord, and American Yazaki Corporation, as tenant, by Third Lease Amendment dated as of May 20, 1997 by and between BK Fisher Limited Partnership, as landlord, and American Yazaki Corporation, as tenant, by Fourth Lease Amendment dated as of December 1, 1997 by and between BK Fisher Limited Partnership, as landlord, and American Yazaki Corporation, as tenant, by Fifth Lease Amendment dated as of August 8, 2005 by and between BK Fisher Limited Partnership, as landlord, and Yazaki North America, as successor in interest to American Yazaki Corporation, as tenant, by letter agreement dated February 7, 2007 and by Sixth Lease Amendment dated as of July 31, 2010 by and between STAG II El Paso, LP, as landlord, and American Yazaki Corporation, as tenant.

 

	
Ground   Lease:
    	
 
    	
Butterfield   Trail Industrial Park Lease dated as of August 1, 1994, between the City of   El Paso, as lessor, and BK Fisher Limited Partnership, as lessee, as amended   or affected by Lease Amendment dated as of February 11, 1997.
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement
    	
 
    	
Yes   — City of El Paso
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Tax   abatement expected to commence for 2012 tax year, the cost (and savings) of   which will be shared by the parties pro rata.
    

 

3.                                      Gloversville Property:

 

Gloversville I Lease

 

141 Sal Landrio Drive:

 

Sublease Agreement dated as of November 1, 2000 by and between Crossroads Incubator Corporation, as sublessor, and Epimed International, Inc., as sublessee, as amended by Amendment to Sublease dated April 4, 2011 by and between STAG II Albany, LLC as sublessor, and Epimed International, Inc., as sublessee.

 

	
Ground   Lease:
    	
 
    	
Lease   Agreement dated as of August 1, 2000 by and between Fulton County Industrial   Development Agency, as lessor, and 
    

 

D-2

 

	
 
    	
 
    	
Crossroads   Incubator Corporation, as lessee.
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement
    	
 
    	
Yes   (for Ground Lease and Payment in Lieu of Taxes Agreement dated August 1, 2000   by and between Fulton County Industrial Development Agency and Crossroads   Incubator Corporation)
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
Yes
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

Gloversville II Lease

 

122 Balzano Drive

 

Lease Agreement dated July 16, 2009 by and between STAG II Albany, LLC, as landlord, and New York State Industries for the Disabled, Inc. (“NYSID”), as tenant, as affected by letter dated February 29, 2012 regarding right to extend lease term pursuant to Article II, 2.3 of the Lease.

 

Lease Agreement by and between STAG II Albany, LLC, as landlord and Euphrates, Inc., as tenant dated March 21, 2012.

 

	
Ground   Lease:
    	
 
    	
None.
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement
    	
 
    	
None.
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
First   offer for additional building leasing space
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$18,738   - cash.
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Lease   commissions due to Pyramid Brokerage Co. Inc. in the amount of $3,773.25 per   Exclusive Broker Leasing Agreement dated September 9, 2011 by and between   STAG II Albany, LLC and Pyramid Brokerage Co., Inc. (Euphrates deal)
    

 

D-3

 

Gloversville III Lease

 

125 Balzano Drive

 

Sublease Agreement dated as of March 1, 2001 by and between Crossroads Incubator Corporation, as landlord, and Empire Architectural Systems, Inc., as tenant, as amended by Amendment No. 1 Amendment No. 1 to Sublease Agreement dated as of February 8, 2007 by and between Crossroads Incubator Corporation, as landlord, and Empire Architectural Systems, Inc., as tenant, as amended by Amendment No. 2 to Sublease Agreement dated as of March 24, 2010 by and between STAG II Albany, LLC, as landlord, and Empire Architectural Systems, Inc., as tenant, and as amended by Amendment No. 3 to Sublease Agreement dated as of December 14, 2010, as affected by the Unconditional Guaranty of Northern Building Products, Inc. dated March 31, 2010, as affected by General Assignment and Assumption Agreement between Empire Architectural Systems and Northern Architectural Systems, LLC (regarding assignment of the Sublease from Empire Architectural Systems to Northern Architectural Systems), as affected by that certain Fourth Amendment to Sublease Agreement by and between STAG II Albany, LLC and Northern Architectural Systems dated January 31, 2012.

 

	
Ground   Lease:
    	
 
    	
None.  Fee conveyed in 2011 at which time Sublease   became the Lease.
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement
    	
 
    	
None.
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None.
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None.
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None.
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None.
    

 

Gloversville IV Lease

 

109 Balzano Drive:

 

Lease Agreement dated as of January 1, 2005 by and between Crossroads Incubator Corporation, as landlord, and Sysco Corporation, as tenant, as amended by a Letter Agreement dated October 8, 2009 by STAG II Albany, LLC, as Landlord and Sysco Corporation, as tenant.

 

	
Ground   Lease:
    	
 
    	
None.  
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    

 

D-4

 

	
Modifications   to Representations:
    	
 
    	
Tax   abatement expected to commence for 2012 tax assessment, the cost (and   savings) of which will be shared by the parties pro rata.
    

 

4.                                      Greenwood Property:

 

Greenwood I Lease

 

308 Maxwell Avenue:

 

Unrecorded Lease Agreement dated June 12, 2006 by and between Chippewa Properties, LLC, as landlord, and Eaton Electrical Inc., as tenant, as amended or affected by Assignment of Lease dated June 26, 2006 and recorded August 18, 2006, as amended by First Amendment to Lease dated June 19, 2006, as further amended by Second Amendment to Lease dated March 24, 2009 by and between STAG II Greenwood, LLC and Eaton Corporation, as further amended by Third Amendment to Lease dated March 16, 2012.

 

Greenwood II Lease

 

310 Maxwell Avenue:

 

Unrecorded Lease Agreement dated May 31, 2006 by and between Chippewa Properties, LLC, as landlord, and Eaton Electrical Inc., as tenant, as amended or affected by First Amendment to Lease Agreement dated June 19, 2006 and Assignment of Lease dated June 26, 2006 and recorded August 18, 2006, as further amended by Second Amendment to Lease Agreement dated as of April 30, 2012.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

Greenwood III Lease

 

215 Mill Ave.:

 

Lease dated February 25, 2005 by and between Greenwood Fabricating & Plating, Inc., as landlord, and Greenwood Acquisition Company, LLC, as tenant, as amended or affected by Assignment of Lease dated February 3, 2006 and the Greenwood II Sublease.

 

D-5

 

Greenwood II Sublease

 

215 Mill Ave.:

 

Lease Agreement dated March 28, 2001 by and between Greenwood Fabricating & Plating, Inc., as landlord, and Cutler Hammer, Inc., now known as Eaton Electrical Inc., as tenant, as amended or affected by First Amendment to Lease dated February 16, 2005 and Second Amendment to Lease dated March 1, 2006 and Third Amendment to Lease dated March 24, 2011.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$33,073   – cash
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

5.                                      Holland Property:

 

Holland Lease:

 

Lease dated September 24, 2001, by and between Grooters Land Development, L.C. and J.B. Laboratories, Inc., as amended or affected by First Amendment to Lease dated as of April 15, 2002 by Grooters Land Development, L.C. and J.B. Laboratories, Inc., Second Amendment to Lease dated as of July 1, 2002, Third Amendment to Lease dated as of December 9, 2002, Fourth Amendment to Lease dated as of November 22, 2004, Fifth Amendment to Lease dated as of March 23, 2006, Assignment and Assumption of Lease by and between Grooters Land Development, L.C., and 4757 128th Ave., L.C. dated as of December 12, 2001 and the Holland Sublease, Sixth Amendment to Lease dated June 15, 2010 by and between STAG II Holland, LLC, as lessee and Perrigo Holland, Inc., f/k/a J.B. Laboratories.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
Yes
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$25,000.00
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Lessor’s   Consent dated April 17, 2003 by 4757 128B Ave., L.L.C. for the benefit of the   
    

 

D-6

 

	
 
    	
 
    	
Huntington   National Bank.

 

Tax   abatement expected to commence for 2012 tax year, the cost (and savings) of   which will be shared by the parties pro rata.
    

 

6.                                      Intentionally Omitted.

 

7.                                      Independence Property:

 

Independence Lease

 

One Michelin Drive:

 

Sublease dated as of May 12, 2000, by and between LeRoi International, a Delaware corporation, and Michelin North America, Inc., a New York corporation, which sublease incorporates by reference certain provisions of that certain Lease dated as of March 25, 1996, by and between Bradley Independence Limited Partnership, an Illinois limited partnership, and LeRoi International, Inc., a Delaware corporation, and which sublease was amended as a direct lease pursuant to the terms of that certain Tri Party Agreement dated as of October 25, 2006, by and among Siebe America Inc., a Delaware corporation, successor-in-interest to Bradley Independence Limited Partnership, an Illinois limited partnership, Siebe Properties LLC, a Delaware limited liability company, as successor-in-interest to LeRoi International, Inc., a Delaware corporation and Michelin North America, Inc., a New York corporation. Sublease was thereafter amended by a certain First Amendment to Sublease dated December 20, 2006 by and between Siebe America, Inc., as landlord and Michelin North America, Inc., as tenant, as amended by Assignment and Assumption Agreement dated December 22, 2006 whereas Siebe America, Inc. transfers its rights and interest to STAG II Independence, LLC, as amended by First Lease Modification dated March 9, 2009 by and between STAG II Independence, LLC, as Landlord and Michelin North America, Inc., as tenant, as amended by Second Lease Modification dated January 30, 2012.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

D-7

 

8.                                      Jackson Property:

 

Jackson Lease

 

1094 Flex Drive:

 

Sublease Agreement dated December 16, 2003, by and between Aegean Properties, as landlord, and Perseus Distribution, Inc. (f/k/a Client Distribution Services, Inc.), as tenant, as amended or affected by Amendment to Sublease dated as of July 22, 2005, as amended by First Amendment to Sublease Agreement dated January 9, 2009 by and between STAG II Jackson, LLC as landlord, and Perseus Distribution, Inc., as tenant.  License Agreement dated as of July 3, 2012 by and between STAG II Jackson, LLC,  as licensor and Perseus Distribution, Inc., as licensee.

 

	
Ground   Lease:
    	
 
    	
Industrial   Lease Agreement [Plant Facility] dated December 31, 2003, by and between The   Industrial Development Board of the City of Jackson, as lessor, and Aegean   Properties, as lessee, as modified by that certain Amendment to Lease dated   as of                     ,   2005, terminated May 28, 2008, effectively making the sublease the lease for   the property.
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
None.
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Tenant   changed name to Perseus Distribution, Inc.
    

 

9.                                      Johnstown Property:

 

Johnstown I Lease

 

123 Union Street:

 

Lease Agreement dated as of August 1, 2002 by and between Crossroads Incubator Corporation, as lessor, and ETA Transportation, Inc., as lessee, as amended or affected by Amendment No. 1 to Lease Agreement dated as of November 1, 2003 NYK Logistics (ETA), Inc., formerly known as ETA Transport,  Inc. and Amendment No. 2 to Lease Agreement dated as of May 31, 2007 NYK Logistics (Americas) Inc., successor in interest to NYK Logistics (ETA), Inc., formerly known as ETA Transport,  Inc..

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    

 

D-8

 

	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

Johnstown III Lease

 

6 Clermont:

 

Sublease Agreement dated as of December 1, 1993 by and between Crossroads Incubator Company, as sublessor, and The Coast Distribution Systems, as sublessee, as amended or affected by Amendment No. 1 to Sublease Agreement dated as of July 1, 2004 and Second Amendment to Sublease Agreement dated as of May 31, 2007.

 

	
Ground   Lease:
    	
 
    	
None   - Fee conveyed in 2011, rendering the Sublease now the lease
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Coast   Distribution System, Inc. has proposed a 5-year renewal of 26,000 rsf.
    

 

Johnstown IV Lease

 

150 Enterprise:

 

Sublease Agreement dated as of November 1, 1991 by and between Crossroads Incubator Corporation, as sublessor, and Kramer Chemicals, Inc., as sublessee, as amended or affected by:  Amendment No. 1 to Sublease Agreement dated as of December 1, 2001 Crossroads Incubator Corporation, as sublessor, and Vopak USA, Inc., successor by merger to Kramer Chemicals, Inc., as sublessee and Amendment No. 2 to Sublease Agreement dated as of November 1, 2003 Crossroads Incubator Corporation, as sublessor, and Univar (USA), Inc. f/k/a. Vopak USA, Inc., as sublessee.

 

	
Ground   Lease:
    	
 
    	
None   - Fee conveyed in 2011, rendering the Sublease now the lease.
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
None
    

 

D-9

 

	
Right   of First Refusal:
    	
 
    	
Tenant   has a right of first refusal to purchase the premises
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
At   end of lease term and renewal terms.
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

Johnstown VIII Lease

 

231 Enterprise:

 

Sublease Agreement dated as of March 1, 1995 by and between Crossroads Incubator Corporation, as sublessor, and Electro-Metrics, Incorporated, as sublessee, as amended or affected by Amendment No. 1 to Sublease Agreement dated as of June 14, 2005 by and between Crossroads Incubator Corporation, as sublessor, and Electro-Metrics, Incorporated, as sublessee,  and Amendment to Sublease Agreement dated as of November 15, 2005 by and between Crossroads Incubator Corporation, as sublessor, and Electro-Metrics, Incorporated, as sublessee,  as amended by Amendment No. 2 to Sublease Agreement dated as of July 22, 2010 by and between STAG II Albany, LLC, as sublessor, and Electro-Metrics, Corporation, as sublessee,

 

	
Ground   Lease:
    	
 
    	
None   – fee conveyed in 2011
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Landlord   Agreement dated September 12, 2008 by and between STAG II Albany, LLC and NBT   Bank, National Association
    

 

10.                               Kansas City Property:

 

Kansas City Lease

 

636 South 66th Street:

 

Lease dated October       , 2005 by and between STAG II Kansas City, LLC, as landlord, and Dayton Superior Corporation, as tenant.

 

	
Ground   Lease:
    	
 
    	
None
    

 

D-10

 

	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$87,300   — letter of credit
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Landlord   Agreement dated September 1, 2010 by STAG II Kansas, LLC for the benefit of   Silver Point Finance, LLC

 

STAG   II Kansas, LLC has received a request from the adjacent landowner for   permission to tie into the drainage channel on the Kansas City Property.
    

 

11.                               Lafayette Property:

 

Lafayette Lease

 

1521 Kepner:

 

Lease dated April 27, 2006 by and between The Warehouse of Lafayette as agent for Warehouse Leasing Co., LLC, as landlord and Toyota Tsusho America, Inc., as tenant, as amended or affected by the Lafayette Sublease, as amended by First Modification of Lease dated September 30, 2009  by and between STAG II Lafayette, LLC and Toyota Tsusho America, Inc., as tenant, as amended by Second Modification of Lease dated June 1, 2011  by and between STAG II Lafayette, LLC and Toyota Tsusho America, Inc., as tenant.

 

1521 Kepner:

 

Lease Agreement, dated September 30, 2007, by and between STAG II Lafayette, LLC, as landlord, and Wingard Wheel Works, LLC, as tenant, as amended by First Amendment to Lease dated June 1, 2011.

 

1540-1530 Kepner

 

Lease dated July 1, 2004 by and between Warehouse Leasing Co., LLC, as landlord, and Caterpillar Logistics Services, Inc., as tenant, as amended or affected by First Amendment to Lease dated January 19, 2005 as amended or affected by Second Amendment to Lease dated August 2, 2007 by and between STAG II Lafayette, LLC, as landlord and Caterpillar Logistic Services, Inc., as tenant, as amended or affected by Third Amendment to Lease dated June 30, 2010, as amended or affected by Fourth Amendment to Lease dated March 9, 2012 (collectively, the “Caterpillar Lease”).

 

D-11

 

1520 Kepner

 

Lease dated February 9, 2001 by and between Warehouse Leasing Co., LLC, as landlord, and Heartland Automotive, LLC, as tenant, as amended or affected by First Amendment to Lease dated December 28, 2005, Second Amendment to Lease dated June 30, 2006 and Third Amendment to Lease dated June 30, 2006, Fourth Amendment to Lease dated June 29, 2009 by and between STAG II Lafayette, LLC, as landlord and Heartland Automotive, LLC, as tenant, Fifth Amendment to Lease dated November 22, 2011.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$12,762   cash (Heartland Automotive)
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
$30,000   tenant improvement allowance granted under the Caterpillar Lease (Fourth   Amendment) expires March 31, 2013

 

Satellite   Dish Approval letter dated November 16, 2007 from STAG II Lafayette, LLC to   Toyota Tsusho America, Inc.

 

Tax   abatement expected to commence for 2011 tax year.
    

 

12.                               Lansing Property:

 

Lansing Lease

 

5640 Pierson Highway:

 

Lease dated December 22, 2006 by and between STAG II Lansing, LLC, as landlord, and Woodbridge Ventures, Inc., as tenant, as amended by First Amendment to Lease dated April 15, 2011 by and between STAG II Lansing, LLC, as landlord, and Woodbridge Ventures, Inc., as tenant, as amended by Second Amendment to Lease dated December 21, 2011 by and between STAG II Lansing, LLC, as landlord, and Woodbridge Ventures, Inc., as tenant and as amended or affected by Landlord Agreement dated as of August 17, 2009 between STAG II Lansing, LLC and The Bank of Nova Scotia, as agent for lenders.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None   but right of first offer to lease additional 
    

 

D-12

 

	
 
    	
 
    	
space
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
Letter   of Credit in the amount of $1,288,015.00
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

13.                               Marion Property:

 

Marion Lease

 

2201 E. Loew Road:

 

Lease by and between iStar HQ 2003 LP, successor-in-interest to Greenwalt Development, Inc., as landlord and Dunham’s Athleisure Corporation, as tenant, dated February 8, 1994, as amended or affected by First Amendment to Lease dated March 21, 1995, by Second Amendment to Net Lease Agreement by and between Trinet Essential Facilities x, Inc., as landlord and Dunham’s Athleisure Corporation, as tenant, dated November 21, 2002, by Third Amendment to Net Lease Agreement by and between STAG II Marion, LLC, as landlord and Dunham’s Athleisure Corporation, as tenant, dated January 26, 2009, by Fourth Amendment to Net Lease Agreement dated December 16, 2009, by Fifth Amendment to Lease dated December 13, 2010, by Guaranty of Lease, dated February 25, 1994, by and between Greenwalt Development, Inc., and American Specialty Retailing Group, Inc., as guarantor and Landlord’s Agreement (Distribution Facility) dated March 16, 1993 by and between Greenwalt Development, Inc. and Barclays Business Credit Inc.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

14.                               Mishawaka Property:

 

Mishawaka Lease

 

400 S. Byrkit:

 

Office Lease dated April 12, 2002, as amended or affected by Lease Amendment No. 1 dated May 31, 2002, by Lease Amendment No. 2 dated September 7, 2005, each by and between 

 

D-13

 

Holladay Mishawaka I, LLC, as successor in interest to WF Associates, L.P., as landlord, and AAA General Corporation, predecessor in interest to AM General, LLC, as tenant.

 

Warehouse Lease dated April 12, 2002 and Improvement Lease dated May 31, 2002, as amended or affected by Improvement Lease No. 1 dated September 7, 2005, each by and between Holladay Mishawaka I, LLC, as successor-in-interest to W F Associates, L.P., as landlord, and AM General Corporation, predecessor in interest to AM General LLC, as tenant.

 

(Cell Tower) Lease dated April 18, 1996, by and between Holladay Mishawaka I, LLC, successor-in-interest to W F Associates, L.P. as landlord, and Charles S. Hayes, Inc. as tenant, as amended or affected by Lease Amendment No. 1, dated October 17, 2001, and by Amendment No. 2 by and between STAG II Mishawaka, LLC, as landlord and Charles S. Hayes, Inc., as tenant, dated July 18, 2006, as affected by letter agreement dated May 2, 2011 pursuant to which Hayes, as tenant, exercised its option to extend the lease.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Pending   tax abatement for 2010 tax year; tax abatement expected to commence for 2011   tax year.

 

Covenant   Not to Sue dated November 11, 2006 by Governor of the State of Indiana.
    

 

15.                               Novi Property

 

Novi Lease

 

22925 Venture Drive, Novi, Michigan:

 

Lease dated as of November 18, 1996, as supplemented by Certificate of Commencement of Rentals dated September 25, 1997 (Sellers do not have a copy of the Certificate of Commencement), as amended or affected by First Amendment to Lease dated as of March 21, 2006, by and between Venture Nine, L.L.C., as landlord, and Harada Industry of America, Inc., as tenant and by Second Amendment to Lease dated as of December 8, 2009 by STAG II Novi, LLC as landlord and Harada Industry of America, Inc., as tenant and by Third Amendment dated January 30, 2012.

 

D-14

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

16.                               O’Hara Property:

 

O’Hara Lease:

 

GENCO I: Lease Agreement dated February 28, 1994 by and between First Pennsylvania Funding Company, Inc., as landlord, and General Commodities Warehouse and Distributing Company, LP, as tenant, as amended or affected by:  Letter Agreement dated December 30, 1996 (Sellers do not have a copy of this Letter Agreement), Letter Agreement dated May 2, 1997, Amended Lease Agreement dated April 13, 1998 by and between First Pennsylvania Funding Company, Inc., as landlord and Genco, Inc., as tenant, Second Amended Lease Agreement dated June 30, 1998, Third Amended Lease Agreement dated February 12, 2001 by and between First Pennsylvania Funding Company, Inc., as landlord and Genco I, Inc., as tenant, Fourth Amended Lease Agreement dated January 10, 2002, Fifth Amended Lease Agreement dated November 14, 2005, and by Sixth Amended Lease Agreement dated April 30, 2008 by and between STAG II O’Hara, LLC, as landlord and Genco I, Inc., as tenant.

 

GENCO I: Lease Agreement dated April 1, 1993, by and between Pittsburgh Business Park, LP, as successor in interest to Second Pennsylvania Real Estate Corporation, as landlord, and GENCO I, successor by merger to GENCO Company, successor by merger to General Commodities Warehouse and Distributing Company, LP, as tenant, as amended by or affected by letter agreements dated February 6, 1995, April 21, 1995, November 30, 1995, August 27, 1996, December 13, 1996, May 2, 1997 and February 28, 1998, Written Consent (Assignment) dated July 1, 1995 and Amended Lease Agreement dated March 6, 2003 and by Second Amended Lease Agreement, dated September 1, 2008.

 

American Beverage Corporation: Lease Agreement dated February 24, 1997 by and between First Pennsylvania Funding Company, Inc., as landlord, and American Beverage Corporation, as tenant, as amended or affected by Amended Lease Agreement dated September 30, 1997, by Second Amendment to Lease Agreement dated December 3, 1999, by Third Amendment to Lease Agreement dated August 6, 2001, by Fourth Amendment to Lease Agreement dated August 10, 2004, by Fifth Amendment to Lease Agreement dated November 16, 2007 by and between STAG II O’Hara, LLC, as landlord and American Beverage Corporation, and by Sixth Amendment to Lease Agreement September 12, 2008.

 

D-15

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Tax   abatement expected to commence for 2012 tax year, the cost (and savings) of   which will be shared by the parties pro rata.
    

 

18.                               Parsons Property:

 

Parsons Lease

 

1900 Wilson:

 

Lease dated October       , 2005 by and between STAG II Parsons, LLC, as landlord, and Dayton Superior Corporation, as tenant.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$92,150   – letter of credit
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Landlord   Agreement dated September 1, 2010 by STAG II Parsons, LLC for the benefit of   Silver Pointe Finance, LLC
    

 

19.                               Phenix City Property:

 

Phenix City Lease:

 

Amended and Restated Lease dated July 6, 2004 between 16 Downing, LLC, as landlord, and Gekko Brands, LLC, as tenant, as amended or affected by First Amendment to Amended and Restated Lease, dated December 30, 2005, as amended by Consent to Assignment dated March 26, 2009 by STAG II Phenix City, LLC to assignment to To the Game, LLC, as amended by Second Amendment to Amended and Restated Lease dated May 31, 2009 by and between STAG II Phenix, LLC, as landlord, and To the Game, LLC, as tenant, and Guaranty of Lease Payments, dated July 6, 2004, by Ashworth Acquisition Corp., a Delaware corporation and wholly owned 

 

D-16

 

subsidiary of Ashworth, Inc., a Delaware corporation, as guarantor and Lease Guaranty dated March 30, 2009 by Delta Apparel, Inc., as guarantor.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

20.                               Portage Property:

 

Portage Master Lease

 

725 George Nelson Drive:

 

Lease and Metals Warehouse Development and Operating Agreement dated as of October 28, 1996 between the Indiana Port Commission, as landlord, and Indiana Stevedoring and Development Corporation, as tenant, as amended or affected by: (a) Addendum to Lease Agreement dated as of November 21, 2001, (b) First Amendment to Lease and Metals Warehouse Development and Operating Agreement dated as of December 2, 2004, (c) Indiana Port Commission Consent and Agreement dated as of December 22, 2004, (d) Joint and Several Guaranty Agreement dated October 28, 1996 by and among the Indiana Port Commission, FEDNAV Limited and Alternative Distribution Systems, Inc. and (e) First Amendment to Joint and Several Guaranty Agreement dated December 2, 2004 by and among the Indiana Port Commission, FEDNAV Limited and Alternative Distribution Systems, Inc.

 

Portage Ground Lease:

 

Sublease (Amending and Restating Subcontract) dated as of December 2, 2004 by and between Indiana Stevedoring and Development Corporation, as sublandlord and ADS Logistics, LLC, as subtenant, as assigned to SCP Green Portage, LLC by Assignment and Assumption of Sublease dated as of January 31, 2005 between ADS Logistics, as assignor, and SCP Green Portage, LLC, as assignee, pursuant to which SCP Green Portage, LLC leases the Property from Indiana Stevedoring and Development Corporation, which Sublease is subject to the Master Lease.

 

Portage Lease:

 

Sub-sublease dated as of January 31, 2005 by and between SCP Green Portage, LLC, as landlord, and ADS Logistics, LLC, as tenant, as amended by First Amendment to Sub-Sublease Agreement dated as of November 30, 2009.  This lease is subject to the terms and provisions of 

 

D-17

 

the Ground Lease and the Master Lease.

 

ADS Logisitics, LLC has requested a landlord estoppel certificate and landlord lien waiver from SCP Green Portage, LLC in the forms provided in the Due Diligence Materials.

 

Portage Sublease:

 

Multi-Tenant Industrial Building Lease dated as of June 27, 2000, by and between Roll & Hold Warehousing & Distribution Corp., as landlord, and Precision Strip, Inc. (f/k/a Flat Rock Metal Processing, LLC), as tenant, as modified by Letter Agreement dated September 1, 2003.

 

	
Ground   Lease Consent Requirement:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Master   Lease Consent Requirement:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$300,000   – cash
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

21.                               Sterling Heights Property:

 

Sterling Heights Lease

 

42600 Merrill Street:

 

Building Lease dated April 10, 1989 by and between Cunningham-Limp Construction Company, Inc., as landlord and Aetna Industries, Inc., as tenant; as amended or affected by First Amendment to Building Lease dated June 13, 1989; Second Amendment to Building Lease dated August 18, 1989; Assignment of Lease between Cunningham-Limp Construction Company, Inc. and Merrill Street Corporation dated as of December 14, 1989; Third Amendment to Building Lease dated January 31, 1994; Assignment and Assumption of Lease by and between Merrill Street Corporation and James S. Smith as trustee of the Great Lakes Property Group Trust dated August 31, 1994; Assumption of Lease dated May 2, 1997 between Aetna Industries, Inc., a Delaware corporation and Aetna Industries, Inc., a Michigan corporation; Fourth Amendment to Lease dated as of September 8, 1999; Assignment and Assumption of Lease dated as of June 14, 2002 by and between Aetna Industries, Inc., and AZ Automotive Corp.; Fifth Amendment to Lease dated as of July 30, 2004 by and between Great Lakes Property Group Trust, as landlord, and AZ Automotive Corp, as tenant, Sixth Amendment to Lease dated as of February 2009 by and between STAG II Sterling Heights, LLC as landlord and AZ Automotive Corp, as tenant.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    

 

D-18

 

	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Current/Pending   Lease Negotiations:
    	
 
    	
None.
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
Landlord’s   Waiver, License and Agreement dated June 12, 2002 by Great Lakes Property   Group Trust for the benefit of GMAC Business Credit, LLC

 

Pending   tax abatement for 2010 and 2011 tax years.
    

 

22.          Ware Shoals Property:

 

Ware Shoals Lease:

 

100 Holloway Road:

 

Unrecorded Lease dated February 25, 2005 by and between Greenwood Fabricating & Plating, Inc., as landlord, and Greenwood Acquisition Company, LLC, as tenant.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$4,948   — cash
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

23.          Wichita Property:

 

Wichita Lease:

 

Lease dated January 1, 2009 between STAG II Wichita II, LLC, as landlord and Thyssen Krupp Materials, LLC, as amended by First Amendment to Lease dated December 24, 2011.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    

 

D-19

 

	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
$32,685   — cash
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

D-20

 

EXHIBIT D-1

 

RENT ROLL
 as of August 1, 2012

 

	
1.   Auburn Hills Property:
    	
 
    
	
 
    	
 
    
	
Auburn   Hills Lease:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Northern   Wire & Supply, LLC
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
December   31, 2012
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   5 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$16,207.24
    
	
 
    	
 
    
	
2. El   Paso Property:
    	
 
    
	
 
    	
 
    
	
El   Paso Lease:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
American   Yazaki Corporation
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
August   31, 2012
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$33,000
    
	
 
    	
 
    
	
3.   Gloversville Property:
    	
 
    
	
 
    	
 
    
	
Gloversville   I Lease
    	
 
    
	
 
    	
 
    
	
141   Sal Landro Drive:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
EPIMED   International, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
August   31, 2016
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   5 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$17,575
    
	
 
    	
 
    
	
Gloversville   II Lease
    	
 
    
	
 
    	
 
    
	
122   Balzano Drive:
    	
 
    
	
 
    	
 
    
	
Tenant:                                             (1)
    	
New   York State Industries for the Disabled, Inc.
    

 

D-1

 

	
Term   Expiration Date:
    	
August   31, 2014
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$18,738
    
	
 
    	
 
    
	
Tenant:                                             (2)
    	
Euphrates,   Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
March   31, 2015
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   3 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$2,096.25
    
	
 
    	
 
    
	
Gloversville   III Lease
    	
 
    
	
 
    	
 
    
	
125   Balzano Drive:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Northern   Architectural Systems, LLC
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
February   28, 2013
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$13,958
    
	
 
    	
 
    
	
Gloversville   IV Lease
    	
 
    
	
 
    	
 
    
	
109   Balzano Drive:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Sysco   Corporation
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
February   28, 2015
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$17,090
    
	
 
    	
 
    
	
4.   Greenwood Property:
    	
 
    
	
 
    	
 
    
	
Greenwood   I Lease
    	
 
    
	
 
    	
 
    
	
308   Maxwell Avenue:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Eaton   Electrical, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
June   30, 2017
    

 

D-2

 

	
Available   Renewal Options:
    	
One,   5 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$18,215.21
    
	
 
    	
 
    
	
Greenwood   II Lease
    	
 
    
	
 
    	
 
    
	
310   Maxwell Avenue:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Eaton   Electrical, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
June   30, 2017
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   5 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$10,479.79
    
	
 
    	
 
    
	
Greenwood   III Lease
    	
 
    
	
 
    	
 
    
	
215   Mill Ave.:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Greenwood   Acquisition Company, LLC
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
February   28, 2015
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
Two,   5 year options
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$33,806.86
    
	
 
    	
 
    
	
5.   Holland Property:
    	
 
    
	
 
    	
 
    
	
Holland   Lease:
    	
 
    
	
 
    	
 
    
	
Perrigo   Holland, Inc.
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Perrigo   Holland, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
November   30, 2013
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
Two,   3 year options
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$47,125
    
	
 
    	
 
    
	
6.   Intentionally Omitted.
    	
 
    
	
 
    	
 
    
	
7.   Independence Property:
    	
 
    
	
 
    	
 
    
	
Independence   Lease
    	
 
    

 

D-3

 

	
One   Michelin Drive:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Michelin   North America, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
January   31, 2015
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   3 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$33,500.00
    
	
 
    	
 
    
	
8.   Jackson Property:
    	
 
    
	
 
    	
 
    
	
License   Agreement
    	
 
    
	
 
    	
 
    
	
1094   Flex Drive:
    	
 
    
	
 
    	
 
    
	
Licensee:
    	
Perseus   Distribution, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
Month-to-Month
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   License Fee:
    	
$1,044.80
    
	
 
    	
 
    
	
9.   Johnstown Property:
    	
 
    
	
 
    	
 
    
	
Johnstown   I Lease
    	
 
    
	
 
    	
 
    
	
123   Union Street:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
NYK   Logistics (ETA), Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
April   30, 2013
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
Two,   10 year options
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$18,750.00
    
	
 
    	
 
    
	
Johnstown   III Lease
    	
 
    
	
 
    	
 
    
	
6   Clermont:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
The   Coast Distribution Systems, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
November   30, 2012
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   3 year option
    

 

D-4

 

	
Monthly   Rent:
    	
$12,075
    
	
 
    	
 
    
	
Johnstown   IV Lease
    	
 
    
	
 
    	
 
    
	
150   Enterprise:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Univar   USA, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
March   31, 2022
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
Two,   5 year options
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$24,648.00
    
	
 
    	
 
    
	
Johnstown   VIII Lease
    	
 
    
	
 
    	
 
    
	
231   Enterprise:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Electro-Metrics,   Corporation
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
July   31, 2015
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$15,872
    
	
 
    	
 
    
	
10.   Kansas City Property:
    	
 
    
	
 
    	
 
    
	
Kansas   City Lease
    	
 
    
	
 
    	
 
    
	
636   South 66th Street:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Dayton   Superior Corporation
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
October   31, 2015
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
Two,   5 year options
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$21,239
    
	
 
    	
 
    
	
11.   Lafayette Property:
    	
 
    
	
 
    	
 
    
	
Lafayette   Lease
    	
 
    
	
 
    	
 
    
	
1521   Kepner:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Toyota   Tsusho America, Inc.
    

 

D-5

 

	
Term   Expiration Date:
    	
May   31, 2014
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$80,663
    
	
 
    	
 
    
	
Lafayette   Lease
    	
 
    
	
 
    	
 
    
	
1521   Kepner:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Wingard   Wheel Works, LLC
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
May   31, 2014
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$12,150
    
	
 
    	
 
    
	
Lafayette   Lease
    	
 
    
	
 
    	
 
    
	
1540-1530   Kepner
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Caterpillar   Logistic Services, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
June   30, 2014
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$47,500.00
    
	
 
    	
 
    
	
Lafayette   Lease
    	
 
    
	
 
    	
 
    
	
1520   Kepner
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Heartland   Automotive, LLC
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
June   30, 2013
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$32,725.00
    
	
 
    	
 
    
	
12.   Lansing Property:
    	
 
    
	
 
    	
 
    
	
Lansing   Lease
    	
 
    
	
 
    	
 
    
	
5640   Pierson Highway:
    	
 
    

 

D-6

 

	
Tenant:
    	
Woodbridge   Ventures, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
February   28, 2019
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   5 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$63,750
    
	
 
    	
 
    
	
Lansing   Lease
    	
 
    
	
 
    	
 
    
	
5640   Pierson Highway:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Woodbridge   Ventures, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
December   31, 2016
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   5 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$26,700
    
	
 
    	
 
    
	
13.   Marion Property:
    	
 
    
	
 
    	
 
    
	
Marion   Lease
    	
 
    
	
 
    	
 
    
	
2201   E. Loew Road:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Dunham’s   Althleisure Corporation
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
January   31, 2014
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   1 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$42,640
    
	
 
    	
 
    
	
14.   Mishawaka Property:
    	
 
    
	
 
    	
 
    
	
Mishawaka   Lease
    	
 
    
	
 
    	
 
    
	
400   S. Byrkit:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
AM   General Corporation (Office)
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
January   31, 2013
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$21,849
    

 

D-7

 

	
Mishawaka   Lease
    	
 
    
	
 
    	
 
    
	
400   S. Byrkit:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
AM   General Corporation (Warehouse)
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
January   31, 2013
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$43,698
    
	
 
    	
 
    
	
Mishawaka   Lease
    	
 
    
	
 
    	
 
    
	
400   S. Byrkit:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Charles   S. Hayes, Inc. (Cell Tower)
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
March   31, 2016
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
Six,   5 year options
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$252
    
	
 
    	
 
    
	
15.   Novi  Property
    	
 
    
	
 
    	
 
    
	
Novi  Lease
    	
 
    
	
 
    	
 
    
	
22925   Venture Drive, Novi, Michigan:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Harada   Industry of America, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
September   30, 2016
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
Two,   5 year options
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$49,326.67
    
	
 
    	
 
    
	
16.   O’Hara Property:
    	
 
    
	
 
    	
 
    
	
O’Hara   Lease:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Genco   I, Inc. (Office)
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
May   31, 2016
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   5 year option
    

 

D-8

 

	
Monthly   Rent:
    	
$23,725
    
	
 
    	
 
    
	
O’Hara   Lease:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Genco   I, Inc. (Warehouse)
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
May   31, 2013
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$58,066.25
    
	
 
    	
 
    
	
O’Hara   Lease:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
American   Beverage Corporation
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
July   31, 2014
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   5 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$153,300
    
	
 
    	
 
    
	
17.   Intentionally Omitted.
    	
 
    
	
 
    	
 
    
	
18.   Parsons Property:
    	
 
    
	
 
    	
 
    
	
Parsons   Lease
    	
 
    
	
 
    	
 
    
	
1900   Wilson:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Dayton   Superior Corporation
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
October   31, 2018
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
Two,   5 year options
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$22,523
    
	
 
    	
 
    
	
19.   Phenix City Property:
    	
 
    
	
 
    	
 
    
	
Phenix   City Lease:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
To   The Game, LLC
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
June   30, 2015
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    

 

D-9

 

	
Monthly   Rent:
    	
$29,560
    
	
 
    	
 
    
	
20.   Portage Property:
    	
 
    
	
 
    	
 
    
	
Portage   Lease:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
ADS   Logistics, LLC
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
November   30, 2029
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$70,285
    
	
 
    	
 
    
	
21.   Sterling Heights Property:
    	
 
    
	
 
    	
 
    
	
Sterling   Heights Lease
    	
 
    
	
 
    	
 
    
	
42600   Merrill Street:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
AZ   Automotive Corporation
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
December   31, 2012
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$55,710
    
	
 
    	
 
    
	
22.   Ware Shoals Property:
    	
 
    
	
 
    	
 
    
	
Ware   Shoals Lease:
    	
 
    
	
 
    	
 
    
	
100   Holloway Road:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Greenwood   Acquisition Company, LLC
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
February   28, 2015
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
Two,   5 year options
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$5,946.31
    
	
 
    	
 
    
	
23.   Wichita Property:
    	
 
    
	
 
    	
 
    
	
Wichita   Lease:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Thyssen   Krupp Materials, LLC
    

 

D-10

 

	
Term   Expiration Date:
    	
December   31, 2013
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   5 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$26,950
    
	
 
    	
 
    
	
Wichita   Lease:
    	
 
    
	
 
    	
 
    
	
Tenant:
    	
Thyssen   Krupp Materials, LLC
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
December   31, 2013
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
One,   5 year option
    
	
 
    	
 
    
	
Monthly   Rent:
    	
$14,920
    
	
 
    	
 
    
	
Wichita   License (2510 and 2652 S. Eastmoor)
    	
 
    
	
 
    	
 
    
	
Licensee:
    	
Spirit   AeroSystems, Inc.
    
	
 
    	
 
    
	
Term   Expiration Date:
    	
Month-to-month
    
	
 
    	
 
    
	
Available   Renewal Options:
    	
None
    
	
 
    	
 
    
	
Monthly   License Fee:
    	
$43,912.50
    

 

D-11

 

EXHIBIT E

 

GENERAL ASSIGNMENT

 

KNOW ALL PEOPLE BY THESE PRESENTS, that                                                          , with an address at c/o                                                      (“Seller”), for and in consideration of the sum of Ten and No/100 Dollars ($10.00) lawful money of the United States, and other good and valuable consideration to Seller in hand paid, at or before the ensealing and delivery of these presents, by                                                     , a                                                         whose post office address is                                     (“Purchaser”), the receipt and sufficiency of which is hereby acknowledged, has bargained and sold, and by these presents does grant, bargain, sell, convey, set over, transfer, assign and deliver unto the Purchaser, its successors and assigns, the following:

 

(a)                                 All of Seller’s right, title and interest in and to all those permits, licenses, certificates, approvals, authorizations, variances and consents (including any and all presently pending applications therefor) affecting the Land and the buildings and improvements thereon issued to Seller or to its predecessors in interest in the Premises as holder, claimant, licensee, permitee, successor in interest, applicant and/or owner or lessor of the Premises, by any and all federal, state, county, municipal and local governments, and all departments, commissions, boards, bureaus and offices thereof, having or claiming jurisdiction over the Premises, whether or not the same may presently be in full force and effect, all to the extent that Seller may lawfully transfer the same to Purchaser;  and

 

(b)                                 All of Seller’s right, title and interest in and to all unexpired warranties and guaranties affecting the Premises and/or the Personalty, all to the extent that Seller may lawfully transfer the same to Purchaser (it being agreed that nothing in this Section (b) shall be construed to affect Seller’s rights under such warranties and guaranties with respect to periods prior to the date hereof).

 

Notwithstanding the foregoing, the Excluded Items (as defined in the Real Estate Purchase and Sale Agreement dated              between Seller and                ) are not included in this assignment.

 

To have and to hold the same unto Purchaser, its successors and assigns forever.

 

This general assignment is made without any warranties, express or implied, except for those representations and warranties, if any, expressly set forth in that Real Estate Purchase and Sale Agreement between Seller and                                                dated as of                                  , 2012 (the “Agreement”), all of which are subject to the limitations set forth in the Agreement.

 

IN WITNESS WHEREOF, this General Assignment has been duly signed and sealed by the Seller as of the              day of                       , 2012.

 

	
 
    	
SELLER:
    

 

E-12

 

	
 
    	
[Name]
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    

 

E-13

 

EXHIBIT A

 

(to General Assignment)

 

Property Description

 

E-14

 

EXHIBIT F-1

 

ASSIGNMENT AND ASSUMPTION AGREEMENT

 

THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (this “Assignment”) is executed as of                                     , 2012 by and between                                                      (“Assignor”), and                                                       (“Assignee”).

 

Background

 

Assignor has this day conveyed to the Assignee the Properties located in                             ,                             County,                           , more particularly described in Exhibit A hereto (the “Premises”) and, in connection with the conveyance of the Premises, Assignor and Assignee intend that Assignor’s right, title, interests, powers, and privileges in and under all leases and security deposits affecting the Premises and other matters stated herein be assigned and transferred to Assignee.

 

Agreement

 

In consideration of the mutual covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

 

1.                                      Leases.  Assignor hereby transfers and assigns to Assignee any and all right, title and interest which Assignor may have, as landlord or otherwise, in leases with tenants covering spaces in the Premises (collectively the “Leases”) which leases are listed on Exhibit B attached hereto and made a part hereof.  Assignee hereby (a) assumes all liabilities and obligations of Assignor under the Leases arising or accruing from and after the date hereof and (b) agrees to indemnify, defend and hold harmless Assignor from and against all damages, losses, costs, claims, liabilities, expenses, demands and obligations under or with respect to the Leases arising or accruing from and after the date hereof.  Assignor hereby agrees to indemnify, defend and hold harmless Assignee from and against all damages, losses, costs, claims, liabilities, expenses, demands and obligations under or with respect to the Leases arising or accruing prior to the date hereof.

 

2.                                      Security Deposits.  Assignor hereby transfers and assigns to Assignee all security deposits held by the Assignor relative to the Leases.

 

3.                                      Contracts.  Assignor hereby transfers and assigns to Assignee any and all right, title and interest which Assignor may have in the contracts, if any, listed in Exhibit C attached hereto and made a part hereof (collectively, the “Contracts”).  Assignee hereby (a) assumes all liabilities and obligations of Assignor under the Contracts arising or accruing from and after the date hereof, and (b) agrees to indemnify, defend and hold harmless Assignor from any and all damages, losses, costs, claims, 

 

F-1-1

 

liabilities, expenses, demands and obligations under or with respect to the Contracts arising or accruing from and after the date hereof.  Assignor hereby agrees to indemnify, defend and hold harmless Assignee from any and all damages, losses, costs, claims, liabilities, expenses, demands and obligations under or with respect to the Contracts arising or accruing prior to the date hereof.

 

4.                                      Successors and Assigns.  This Assignment shall inure to the benefit of, and be binding upon, the successors, executors, administrators, legal representatives and assigns of the parties hereto.

 

5.                                      No Representations.  This assignment is made without any representation or warranty, express or implied, except for those representations and warranties, if any, expressly set forth in that Real Estate Purchase and Sale Agreement between Assignor and                                dated as of                            , 2012 (the “Agreement”), all of which, together with Assignor’s and Assignee’s respective indemnification obligations hereunder, are subject to the limitations set forth in the Agreement.

 

IN WITNESS WHEREOF, this Assignment has been duly signed and sealed by the parties as of the date set forth above.

 

 

	
 
    	
ASSIGNOR:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
[Name]
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
ASSIGNEE:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
[Name]
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    

 

F-1-2

 

EXHIBIT A

 

(to Assignment and Assumption)

 

Property Description

 

F-1-3

 

EXHIBIT B

 

(to Assignment and Assumption)

 

Lease Schedule

 

F-1-4

 

EXHIBIT C

 

(to Assignment and Assumption)

 

Assigned Contracts

 

F-1-5

 

EXHIBIT F-2

 

RECORDING REQUESTED BY AND

 

WHEN RECORDED RETURN TO:

 

 

 

ASSIGNMENT AND ASSUMPTION OF GROUND LEASE

 

In consideration of the mutual covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

 

1.                                      Assignment.                                              , a                                          (“Assignor”), hereby transfers and assigns to                          , a                           (“Assignee”) all of Assignor’s right, title and interest as ground lessee in and to the [Amended and Restated] [Ground Lease Agreement] dated as of                          ,           between                                           and                              recorded in the                           at                           (the “Ground Lease”).  Assignee hereby (a) assumes all liabilities and obligations of Assignor under the Ground Lease arising or accruing from and after the date hereof and (b) agrees to indemnify, defend and hold harmless Assignor from and against all damages, losses, costs, claims, liabilities, expenses, demands and obligations under or with respect to the Ground Lease arising or accruing from and after the date hereof.  Assignor hereby agrees to indemnify, defend and hold harmless Assignee from and against all damages, losses, costs, claims, liabilities, expenses, demands and obligations under or with respect to the Ground Lease arising or accruing prior to the date hereof.

 

2.                                      Successors and Assigns.  This Assignment shall inure to the benefit of, and be binding upon, the successors, executors, administrators, legal representatives and assigns of the parties hereto.

 

3.                                      No Representations.  This assignment is made without any representation or warranty, express or implied, except for those representations and warranties, if any, expressly set forth in that Real Estate Purchase and Sale Agreement between Assignor and                            dated as of                           , 2007 (the “Agreement”), all of which, together

 

F-2-1

 

with Assignor’s indemnification obligations hereunder, are subject to the limitations set forth in the Agreement.

 

[The balance of this page has intentionally been left blank;  signature pages follow.]

 

IN WITNESS WHEREOF, this Assignment has been duly signed and sealed by the parties as of                 , 2012.

 

 

	
 
    	
ASSIGNOR:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
Date: 
    	
 
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
ASSIGNEE:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
Date:
    	
 
    	
 
    
							

 

[Notary blocks and property description to be added]

 

F-2-2

 

EXHIBIT F-3

 

ASSIGNMENT AND ASSUMPTION OF MEMBERSHIP INTERESTS

 

THIS ASSIGNMENT AND ASSUMPTION OF MEMBERSHIP INTERESTS (this “Assignment”) is made as of this         day of                  , 2012 by and between STAG Investments Holdings II, LLC, a Delaware limited liability company (“Holdings,” or “Assignor”) and                                    , a                              (“Assignee”).

 

W I T N E S S E T H:

 

WHEREAS, Holdings is the managing member and owner of one hundred percent (100%) of the membership interests in SCP Green Portage, LLC, a Delaware limited liability company (the “Company”);

 

WHEREAS, the Company is the tenant under that certain Sublease (Amending and Restating SubContract) dated as of December 2, 2004 by and between Indiana Stevedoring and Distribution Corporation, an Indiana corporation, as sublandlord, and ADS Logistics, LLC, a Delaware limited liability company (“ADS”), as subtenant, a certified copy of which was recorded February 10, 2005 as Document No. 2005-003680 in the office of the Recorder of Porter County (the “Recorder”), as assigned to the Company by an Assignment and Assumption of Sublease dated January 31, 2005 by and between ADS, as assignor, and the Company, as assignee, a copy of which is recorded with said Recorder as Document No. 2005-003681 (the “Sublease”), with respect to the property located at 725 George Nelson Drive, Portage, Indiana, more particularly described on Exhibit A attached hereto (the “Property”)

 

WHEREAS, the Company is the landlord under that certain Sub-Sublease dated as of January 31, 2005 by and between the Company, as landlord and ADS, as tenant (the “Sub-Sublease”);

 

WHEREAS, Assignor and Assignee, among others, entered into that certain Purchase and Sale Agreement dated as of                        , 2012 (as amended, the “Purchase Agreement”) pursuant to which the Assignor agreed to sell the Assignor’s right, title and interest in the Company (the “Membership Interests”) as hereinafter provided and Assignor has agreed to transfer the Membership Interests to Assignee; and

 

WHEREAS, as a result of this Assignment, Assignee will be the sole member of the Company.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the payment set forth in the Purchase Agreement and other good and valuable consideration, the receipt of which are hereby acknowledged by Assignor, the parties hereto agree as follows:

 

1.                                      Recitals.  The recitals set forth above are incorporated herein by reference.

 

F-3-1

 

2.                                      Assignment and Assumption of Membership Interest.  Assignor hereby assigns, transfers and sets over unto Assignee, and Assignee hereby accepts and assumes, the Membership Interests, including, but not limited to, all right, title and interest in and to all distributions, capital account, capital, income, gain, loss and deductions of the Company, relating to or allocable to the Membership Interests arising from and after the date hereof.  Assignee hereby (a) assumes all liabilities and obligations of Assignor with respect to the Membership Interests and (b) agrees to indemnify, defend and hold harmless Assignor from and against all damages, losses, costs, claims, liabilities, expenses, demands and obligations under or with respect to the Membership Interests.

 

3.                                      Effective Date.  The assignment herein made is effective as of the date hereof, and from and after such date that portion of the capital, distributions, income, gain, loss and deductions of the Company allocable to the Membership Interests shall be credited, charged distributed, as the case may be, to the Assignee and not to the Assignor.

 

4.                                      Governing Law.

 

(a)                                 THIS ASSIGNMENT SHALL BE DEEMED TO BE A CONTRACT ENTERED INTO PURSUANT TO THE LAWS OF THE COMMONWEALTH OF MASSACHUSETTS AND SHALL IN ALL RESPECTS BE GOVERNED, CONSTRUED, APPLIED AND ENFORCED IN ACCORDANCE WITH THE LAWS OF THE COMMONWEALTH OF MASSACHUSETTS (WITHOUT REGARD TO PRINCIPLES OF CONFLICTS OF LAWS).

 

(b)                                 WITH RESPECT TO ANY CLAIM OR ACTION ARISING UNDER THIS ASSIGNMENT, ASSIGNOR AND ASSIGNEE EACH: (A) IRREVOCABLY SUBMIT TO THE EXCLUSIVE JURISDICTION OF THE COURTS OF THE COMMONWEALTH OF MASSACHUSETTS, THE STATE OF NEW YORK, THE STATE OF DELAWARE AND THE UNITED STATES DISTRICT COURT LOCATED THEREIN AND APPELLATE COURTS FROM ANY THEREOF, AND (B) IRREVOCABLY WAIVE ANY OBJECTION WHICH IT HAVE AT ANY TIME TO THE LAYING ON VENUE OF ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT BROUGHT IN ANY SUCH COURT, IRREVOCABLY WAIVES ANY CLAIM THAT ANY SUCH SUIT, ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT HAS BEEN BROUGHT IN AN INCONVENIENT FORUM.

 

5.                                      Further Instruments.  Assignor and Assignee from time to time shall each execute and deliver to the other such further instruments reasonably requested or appropriate to evidence or give effect to the provisions of this Assignment and which are consistent with the provisions of this Assignment.

 

6.                                      Miscellaneous.  This Assignment shall be binding upon and inure to the benefit of Assignor and Assignee and their respective successors and assigns.  Signatures to this Assignment, any amendment hereof and any notice given hereunder, transmitted by telecopy shall be valid and effective to bind the party so signing.  This Assignment may be executed in any number of counterparts and it shall be sufficient that the signature of each party appear on one or more such counterparts.  All counterparts shall collectively constitute a single agreement.

 

F-3-2

 

No modification of this Assignment shall be deemed effective unless in writing and signed by both Assignee and Assignor.

 

[SIGNATURE PAGE FOLLOWS]

 

IN WITNESS WHEREOF, this Assignment is executed as of the date and year first written above.

 

 

	
 
    	
Assignor:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENTS HOLDINGS II, LLC
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
Assignee:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
						

 

F-3-3

 

EXHIBIT A

 

Legal Description of the Property

 

F-3-4

 

EXHIBIT F-4

 

ASSIGNMENT AND ASSUMPTION OF LIMITED PARTNERSHIP INTERESTS

 

THIS ASSIGNMENT AND ASSUMPTION OF LIMITED PARTNERSHIP INTERESTS (this “Assignment”) is made as of this          day of                       , 2012 by and between STAG Investments Holdings II, LLC, a Delaware limited liability company (“Holdings,” or “Assignor”) and                                           ,   a                                    (“Assignee”).

 

W I T N E S S E T H:

 

WHEREAS, Holdings is the sole limited partner and owner of one hundred percent (100%) of the limited partnership interests in STAG II El Paso, LP, a Delaware limited partnership (the “Limited Partnership”);

 

WHEREAS, the Limited Partnership is the tenant under that certain Butterfield Trail Industrial Park Lease dated as of August 1, 1994 between the City of El Paso, as lessor and BK Fisher Limited Partnership, as lessee, as amended or affected by Lease Amendment dated as of February 11, 1997 (the “Ground Lease”), with respect to the property located at 12 Leigh Fisher Boulevard and 47 Butterfield Circle, El Paso, Texas, more particularly described on Exhibit A attached hereto (the “Property”)

 

WHEREAS, the Limited Partnership is the landlord under that certain Industrial Building Lease dated July 14, 1994 by and between BK Fisher Limited Partnership, as landlord and American Yazaki Corporation, as tenant, as amended or affected by Lease Amendment dated June 30, 1995, Second Lease Amendment dated January 31, 1997, Third Amendment dated as of May 20, 1997, Fourth Lease Amendment dated as of December 1, 1997, Fifth Lease Amendment dated as of August 8, 2005, letter agreement dated February 7, 2007 and Sixth Lease Amendment dated as of July 31, 2010 by and between the Limited Partnership and American Yazaki Corporation, as tenant dated as of January 31, 2005 by and between the Company, as landlord and ADS, as tenant (the “Lease”);

 

WHEREAS, Assignor and Assignee, among others, entered into that certain Purchase and Sale Agreement dated as of                           , 2012 (as amended, the “Purchase Agreement”) pursuant to which the Assignor agreed to sell the Assignor’s right, title and interest in the Limited Partnership (the “Limited Partnership Interests”) as hereinafter provided and Assignor has agreed to transfer the Limited Partnership Interests to Assignee; and

 

WHEREAS, as a result of this Assignment, Assignee will be the sole limited partner of the Limited Partnership.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the payment set forth in the Purchase Agreement and other good and valuable consideration, the receipt of which are hereby acknowledged by Assignor, the parties hereto agree as follows:

 

F-4-1

 

1.                                      Recitals.  The recitals set forth above are incorporated herein by reference.

 

2.                                      Assignment and Assumption of Limited Partnership Interest.  Assignor hereby assigns, transfers and sets over unto Assignee, and Assignee hereby accepts and assumes, the Limited Partnership Interests, including, but not limited to, all of Assignor’s right, title and interest in and to all distributions, capital account, capital, income, gain, loss and deductions of the Limited Partnership, relating to or allocable to the Limited Partnership Interests arising from and after the date hereof.  Assignee hereby  (a) assumes all liabilities and obligations of Assignor with respect to the Limited Partnership Interests and (b) agrees to indemnify, defend and hold harmless Assignor from and against all damages, losses, costs, claims, liabilities, expenses, demands and obligations under or with respect to the Limited Partnership Interests.

 

3.                                      Effective Date.  The assignment herein made is effective as of the date hereof, and from and after such date that portion of the capital, distributions, income, gain, loss and deductions of the Limited Partnership allocable to the Limited Partnership Interests shall be credited, charged distributed, as the case may be, to the Assignee and not to the Assignor.

 

4.                                      Governing Law.

 

(a)                                 THIS ASSIGNMENT SHALL BE DEEMED TO BE A CONTRACT ENTERED INTO PURSUANT TO THE LAWS OF THE COMMONWEALTH OF MASSACHUSETTS AND SHALL IN ALL RESPECTS BE GOVERNED, CONSTRUED, APPLIED AND ENFORCED IN ACCORDANCE WITH THE LAWS OF THE COMMONWEALTH OF MASSACHUSETTS (WITHOUT REGARD TO PRINCIPLES OF CONFLICTS OF LAWS).

 

(b)                                 WITH RESPECT TO ANY CLAIM OR ACTION ARISING UNDER THIS ASSIGNMENT, ASSIGNOR AND ASSIGNEE EACH: (A) IRREVOCABLY SUBMIT TO THE EXCLUSIVE JURISDICTION OF THE COURTS OF THE COMMONWEALTH OF MASSACHUSETTS, THE STATE OF NEW YORK, THE STATE OF DELAWARE AND THE UNITED STATES DISTRICT COURT LOCATED THEREIN AND APPELLATE COURTS FROM ANY THEREOF, AND (B) IRREVOCABLY WAIVE ANY OBJECTION WHICH IT HAVE AT ANY TIME TO THE LAYING ON VENUE OF ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT BROUGHT IN ANY SUCH COURT, IRREVOCABLY WAIVES ANY CLAIM THAT ANY SUCH SUIT, ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT HAS BEEN BROUGHT IN AN INCONVENIENT FORUM.

 

5.                                      Further Instruments.  Assignor and Assignee from time to time shall each execute and deliver to the other such further instruments reasonably requested or appropriate to evidence or give effect to the provisions of this Assignment and which are consistent with the provisions of this Assignment.

 

6.                                      Miscellaneous.  This Assignment shall be binding upon and inure to the benefit of Assignor and Assignee and their respective successors and assigns.  Signatures to this Assignment, any amendment hereof and any notice given hereunder, transmitted by telecopy shall be valid and effective to bind the party so signing.  This Assignment may be executed in

 

F-4-2

 

any number of counterparts and it shall be sufficient that the signature of each party appear on one or more such counterparts.  All counterparts shall collectively constitute a single agreement.  No modification of this Assignment shall be deemed effective unless in writing and signed by both Assignee and Assignor.

 

[SIGNATURE PAGE FOLLOWS]

 

F-4-3

 

IN WITNESS WHEREOF, this Assignment is executed as of the date and year first written above.

 

 

	
 
    	
Assignor:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENTS HOLDINGS II, LLC
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
	
 
    	
 
    
	
 
    	
Assignee:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
					

 

F-4-4

 

EXHIBIT A

 

Legal Description of the Property

 

F-4-5

 

EXHIBIT F-5

 

ASSIGNMENT AND ASSUMPTION OF GENERAL PARTNERSHIP INTERESTS

 

THIS ASSIGNMENT AND ASSUMPTION OF GENERAL PARTNERSHIP INTERESTS (this “Assignment”) is made as of this          day of                       , 2012 by and between STAG Investments GP, LLC, a Delaware limited liability company (“GP,” or “Assignor”) and                                           , a                                    (“Assignee”).

 

W I T N E S S E T H:

 

WHEREAS, GP is the sole general partner and owner of one hundred percent (100%) of the general partnership interests in STAG II El Paso, LP, a Delaware limited partnership (the “Limited Partnership”);

 

WHEREAS, the Limited Partnership is the tenant under that certain Butterfield Trail Industrial Park Lease dated as of August 1, 1994 between the City of El Paso, as lessor and BK Fisher Limited Partnership, as lessee, as amended or affected by Lease Amendment dated as of February 11, 1997 (the “Ground Lease”), with respect to the property located at 12 Leigh Fisher Boulevard and 47 Butterfield Circle, El Paso, Texas, more particularly described on Exhibit A attached hereto (the “Property”)

 

WHEREAS, the Limited Partnership is the landlord under that certain Industrial Building Lease dated July 14, 1994 by and between BK Fisher Limited Partnership, as landlord and American Yazaki Corporation, as tenant, as amended or affected by Lease Amendment dated June 30, 1995, Second Lease Amendment dated January 31, 1997, Third Amendment dated as of May 20, 1997, Fourth Lease Amendment dated as of December 1, 1997, Fifth Lease Amendment dated as of August 8, 2005, letter agreement dated February 7, 2007 and Sixth Lease Amendment dated as of July 31, 2010 by and between the Limited Partnership and American Yazaki Corporation, as tenant dated as of January 31, 2005 by and between the Company, as landlord and ADS, as tenant (the “Lease”);

 

WHEREAS, Assignor and Assignee, among others, entered into that certain Purchase and Sale Agreement dated as of                           , 2012 (as amended, the “Purchase Agreement”) pursuant to which the Assignor agreed to sell the Assignor’s right, title and interest in the Limited Partnership (the “General Partnership Interests”) as hereinafter provided and Assignor has agreed to transfer the General Partnership Interests to Assignee; and

 

WHEREAS, as a result of this Assignment, Assignee will be the sole general partner of the Limited Partnership.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the payment set forth in the Purchase Agreement and other good and valuable consideration, the receipt of which are hereby acknowledged by Assignor, the parties hereto agree as follows:

 

F-5-1

 

1.                                      Recitals.  The recitals set forth above are incorporated herein by reference.

 

2.                                      Assignment and Assumption of General Partnership Interest.  Assignor hereby assigns, transfers and sets over unto Assignee, and Assignee hereby accepts and assumes, the General Partnership Interests, including, but not limited to, all of Assignor’s right, title and interest in and to all distributions, capital account, capital, income, gain, loss and deductions of the Limited Partnership, relating to or allocable to the General Partnership Interests arising from and after the date hereof.  Assignee hereby (a) assumes all liabilities and obligations of Assignor with respect to the General Partnership Interests and (b) agrees to indemnify, defend and hold harmless Assignor from and against all damages, losses, costs, claims, liabilities, expenses, demands and obligations under or with respect to the General Partnership Interests.

 

3.                                      Effective Date.  The assignment herein made is effective as of the date hereof, and from and after such date that portion of the capital, distributions, income, gain, loss and deductions of the Limited Partnership allocable to the General Partnership Interests shall be credited, charged distributed, as the case may be, to the Assignee and not to the Assignor.

 

4.                                      Governing Law.

 

(a)                                 THIS ASSIGNMENT SHALL BE DEEMED TO BE A CONTRACT ENTERED INTO PURSUANT TO THE LAWS OF THE COMMONWEALTH OF MASSACHUSETTS AND SHALL IN ALL RESPECTS BE GOVERNED, CONSTRUED, APPLIED AND ENFORCED IN ACCORDANCE WITH THE LAWS OF THE COMMONWEALTH OF MASSACHUSETTS (WITHOUT REGARD TO PRINCIPLES OF CONFLICTS OF LAWS).

 

(b)                                 WITH RESPECT TO ANY CLAIM OR ACTION ARISING UNDER THIS ASSIGNMENT, ASSIGNOR AND ASSIGNEE EACH: (A) IRREVOCABLY SUBMIT TO THE EXCLUSIVE JURISDICTION OF THE COURTS OF THE COMMONWEALTH OF MASSACHUSETTS, THE STATE OF NEW YORK, THE STATE OF DELAWARE AND THE UNITED STATES DISTRICT COURT LOCATED THEREIN AND APPELLATE COURTS FROM ANY THEREOF, AND (B) IRREVOCABLY WAIVE ANY OBJECTION WHICH IT HAVE AT ANY TIME TO THE LAYING ON VENUE OF ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT BROUGHT IN ANY SUCH COURT, IRREVOCABLY WAIVES ANY CLAIM THAT ANY SUCH SUIT, ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT HAS BEEN BROUGHT IN AN INCONVENIENT FORUM.

 

5.                                      Further Instruments.  Assignor and Assignee from time to time shall each execute and deliver to the other such further instruments reasonably requested or appropriate to evidence or give effect to the provisions of this Assignment and which are consistent with the provisions of this Assignment.

 

6.                                      Miscellaneous.  This Assignment shall be binding upon and inure to the benefit of Assignor and Assignee and their respective successors and assigns.  Signatures to this Assignment, any amendment hereof and any notice given hereunder, transmitted by telecopy shall be valid and effective to bind the party so signing.  This Assignment may be executed in

 

F-5-2

 

any number of counterparts and it shall be sufficient that the signature of each party appear on one or more such counterparts.  All counterparts shall collectively constitute a single agreement.  No modification of this Assignment shall be deemed effective unless in writing and signed by both Assignee and Assignor.

 

[SIGNATURE PAGE FOLLOWS]

 

F-5-3

 

IN WITNESS WHEREOF, this Assignment is executed as of the date and year first written above.

 

 

	
 
    	
Assignor:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENTS GP, LLC
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
Assignee:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
					

 

F-5-4

 

EXHIBIT A

 

Legal Description of the Property

 

F-5-5

 

EXHIBIT G

 

REPRESENTATION CERTIFICATE

 

The undersigned [                             ], as Seller (“Seller”) under a Real Estate Purchase and Sale Agreement (“Purchase Agreement”) dated as of                                   , 2012 with                                                            as Purchaser (“Purchaser”), and STAG Investment Holdings II, LLC, a Delaware limited liability company, do hereby certify to Purchaser as follows:

 

Except as otherwise disclosed in writing to Purchaser, the representations and warranties set forth in Section 7.2 of the Purchase Agreement are hereby reaffirmed as of the date hereof.

 

Seller’s liability hereunder shall be subject to the limitations set forth in the Purchase Agreement.

 

Dated as of this          day of                         , 2012.

 

	
 
    	
Seller:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
[Name]
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENT HOLDINGS II, LLC, a Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
					

 

G-1

 

EXHIBIT H

 

LIST OF EXISTING SURVEYS

 

1.                                      Auburn Hills Property:  “ALTA/ACSM Land Title Survey of Energy Electric, Part of the Southeast 1/4 of Section 26, T.3N, R.10E, City of Auburn Hills, Oakland County, Michigan,” prepared by Lehner Associates, Inc. Professional Engineers & Surveyors, dated February 9, 2007, last revised February 23, 2007.

 

2.                                      El Paso Property:  “ALTA Land Title Survey of Lots 1 and 2, Block 9 and Lots 10 and 11, Block 11, Butterfield Trail Industrial Park, Unit Two, City of El Paso, El Paso County, Texas,” prepared by Cutts Land Surveying, Inc., dated February 23, 2007, last revised March 15, 2007.

 

3.                                      Gloversville Property:  The following surveys: (i) “ALTA/ACSM Land Title Survey, Fulton County Industrial Development Agency, 141 Sal Landrio Drive, City of Gloversville, County of Fulton, State of New York,” prepared by ABD Engineers & Surveyors, dated April 11, 2007, last revised May 22, 2007; (ii) “ALTA/ACSM Land Title Survey of Lands Now or Formerly of Fulton County Industrial Development Agency Part of Lots 8 & 9, Being the Former Pioneer Facility, Now Empire Architectural Systems, City of Gloversville, County of Fulton, State of New York,” prepared by Stantec (formerly Vollmer Associates LLP), dated March 27, 2007, last revised June 8, 2007; (iii) “ALTA/ACSM Land Title Survey, Lands Now or Formerly of Fulton County Industrial Development Agency Lots 4, 6 & 7, Being the Crossroads Incubator Facility, City of Gloversville, County of Fulton, State of New York,” prepared by Stantec (formerly Vollmer Associates LLP), dated March 27, 2007, last revised June 8, 2007; and (iv) “ALTA/ACSM Land Title Survey, Lands Now or Formerly of Swany Corporation, Crossroads Industrial Park, City of Gloversville, County of Fulton, State of New York,” prepared by Stantec (formerly Vollmer Associates LLP), dated March 27, 2007, last revised June 8, 2007.

 

4.                                      Greenwood Property:  The following surveys: (i) “ALTA/ACSM Land Title Survey, 308-310 Maxwell Avenue, Greenwood, SC, Made at the Request of STAG II Greenwood, LLC,” prepared by Heaner Inc., dated February 14, 2007, last revised March 7, 2007; and (ii) “ALTA/ACSM Land Title Survey, 215 Mill Avenue, Greenwood, SC, Made at the Request of STAG II Greenwood, LLC,” prepared by Heaner Inc., dated February 14, 2007, last revised March 7, 2007.

 

5.                                      Holland Property:  “ALTA/ACSM Land Title Survey of part of NE 1/4, Section 5, Town 5 North, Range 15 West Holland Township, Ottawa County, Michigan,” prepared by Moore & Bruggink, Inc., dated April 4, 2006, last revised November 10, 2006.

 

6.                                      Intentionally Omitted.

 

7.                                      Independence Property:  “ALTA/ACSM Land Title Survey, Michelin North America, Inc., Address: One Compare Way, Hwy 58 West, Independence, VA 24348, Town of

 

H-1

 

Independence and Elk Creek Magisterial District, Grayson County, Virginia,” prepared by D.B. Dudley and Associates, not dated.

 

8.                                      Jackson Property:  “ALTA\ACSM Survey, Scale 1” = 100’, 3rd Civil District, Madison County, Tennessee, Tax Map 79, Parcel 20.01 — Deed Book 648, Page 159,” prepared by Aegean Properties, dated July 27, 2005.

 

9.                                     Johnstown Property:  The following surveys: (i) “ALTA/ACSM Land Title Survey, NYK Logistics and Megacarriers, 123 Union Avenue Ext., City of Johnstown, Fulton County, State of New York,” prepared by ABD Engineers & Surveyors, dated April 11, 2007, last revised June 20, 2007; (ii) “ALTA/ACSM Land Title Survey Lots 1 & 2, Johnstown Industrial Park, 200 Union Avenue, City of Johnstown, County of Fulton, State of New York,” prepared by ABD Engineers & Surveyors, dated April 11, 2007, last revised May 22, 2007; (iii) “ALTA/ACSM Land Title Survey, Lands Now or Formerly of Johnstown Industrial Park — Lot 5, Being the Coast Distribution Systems, City of Johnstown, County of Fulton, State of  New York,” prepared by Stantec (formerly Vollmer Associates LLP), dated March 27, 2007, last revised June 8, 2007; (iv)  “ALTA/ACSM Land Title Survey, Johnstown Industrial Park, Lot 6, 150 Enterprise Road, City of Johnstown, County of Fulton, State of New York,” prepared by ABD Engineers & Surveyors, dated April 11, 2007, last revised May 22, 2007; (v) “ALTA/ACSM Land Title Survey, Lot 8 Johnstown Industrial Park, 190 Enterprise Road, City of Johnstown, County of Fulton, State of New York,” prepared by ABD Engineers & Surveyors, dated April 11, 2007, last revised May 22, 2007; (vi) “ALTA/ACSM Land Title Survey, Lot 18 Johnstown Industrial Park, 199 Enterprise Road, City of Johnstown, County of Fulton, State of New York,” prepared by ABD Engineers & Surveyors, dated April 11, 2007, last revised June 28, 2007; and (vii) “ALTA/ACSM Land Title Survey, Lot 17 Johnstown Industrial Park, 231 Enterprise Road, City of Johnstown, County of Fulton, State of New York,” prepared by ABD Engineers & Surveyors, dated April 11, 2007, last revised July 10, 2007.

 

10.                               Kansas City Property:  “ALTA/ACSM Land Title Survey, Warehouse, 636 S. 66th Terrace, Kansas City, Kansas,” prepared by Kaw Valley Engineering, Inc., dated August 17, 2005.

 

11.                               Lafayette Property:  “ALTA/ACSM Land Title Survey of Lot 1 PT 1; Lot 1 PT 3; Lot 2 & 3 & PT of Lot 1 of PT 7 of Lafayette Industrial Subdivision,” prepared by Robert R. Grove, dated April 13, 2007.

 

12.                               Lansing Property:  “ALTA/ACSM Land Title Survey of Tower Automotive, 5640 Pierson Highway, Lansing, MI,” prepared by Ledy Survey Group, dated October 30, 2006, last revised November 21, 2006.

 

13.                               Marion Property:  “ALTA/ACSM Land Title Survey,” prepared by Randall Miller & Associates, Inc., dated February 3, 2006.

 

14.                               Mishawaka Property:  “ALTA/ACSM Land Title Survey,” prepared by Palm & Associates, Inc., dated March 21, 2006.

 

H-2

 

15.                               Novi  Property:  “ALTA/ACSM Land Title Survey of part of SE 1/4, Section 26, T. 1N., R.8E, City of Novi, Oakland County, Michigan,” prepared by Professional Engineering Associates, dated October 11, 2006.

 

16.                               O’Hara Property:  “ALTA/ACSM Land Title Survey Prepared for Genco/American Beverage Project,” prepared by Bock & Clark’s National Surveyors Network, dated March 19, 2007, last revised April 9, 2007

 

17.                              Parsons Property:  “ALTA/ACSM Land Title Survey, 1900 Wilson, Parsons, Kansas,” prepared by Kaw Valley Engineering, Inc., dated August 18, 2005.

 

18.                               Phenix City Property:  “Plat of ALTA/ACSM Land Title Survey for STAG II Phenix City, LLC, Connecticut General Life Insurance Company, Stewart Title Guaranty Company, 16 Downing Drive, Lot 40, Phenix Industrial Park, located in the Southwest Quarter of Section 8, Township 16 North, Range 30 East, Phenix City, Russell County, Alabama,” prepared by Barrett-Simpson, Inc., dated May 3, 2006.

 

19.                               Portage Property:  “ALTA/ACSM Land Title Survey, Roll and Hold, Port of Indiana For: STAG Capital Partners, LLC,” prepared by DLZ Industrial, LLC, dated December 28, 2006.

 

20.                               Sterling Heights Property:  “AETNA INDUSTRIES, ALTA/ACSM Land Title Survey, Part of the Northwest 1/4 of Section 9, T2N, R12E, City of Sterling Heights, Macomb County, MI,” prepared by Lehner Associates, dated January 25, 2007.

 

21.                               Ware Shoals Property:  “ALTA/ACSM Land Title Survey, 100 Holloway Street, Ware Shoals, SC, Made at the Request of Stag II Greenwood, LLC,” prepared by Heaner Inc., dated January 30, 2007, last revised March 7, 2007.

 

22.                               Wichita Property:  The following surveys: (i) Tract II and Tract VI: “ALTA/ACSM Land Title Survey,” prepared by Armstrong Land Survey, P.A., dated November 2, 2006; (ii) Tract IV and Tract V: “ALTA/ACSM Land Title Survey,” prepared by Armstrong Land Survey, P.A., dated November 2, 2006; (iii) Tract I: “ALTA/ACSM Land Title Survey,” prepared by Armstrong Land Survey, P.A., dated November 2, 2006; and (iv) Tract III: “ALTA/ACSM Land Title Survey,” prepared by Armstrong Land Survey, P.A., dated November 2, 2006.

 

H-3

 

EXHIBIT I

 

LIST OF EXISTING TITLE POLICIES

 

1.                                      Auburn Hills Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-3502-202490, in the amount of $4,075,000.00, with an Effective Date of April 3, 2007

 

2.                                      El Paso I Property:  Owner’s Leasehold Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-5893-52666, in the amount of $7,100,000.00, with an Effective Date of March 28, 2007.

 

3.                                      El Paso II Property:  Owner’s Leasehold Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-5893-52666, in the amount of $7,100,000.00, with an Effective Date of March 28, 2007.

 

4.                                      Gloversville Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-8901-001092, in the amount of $31,295,000.00, with an Effective Date of June 29, 2007 (note: ground leased properties already designated by endorsement).

 

5.                                      Greenwood I Property:  ProForma Title Insurance Policy issued by Stewart Title Guaranty Company, Policy Order #07-008, in the amount of $5,725,000.00, with an Effective Date of March 20, 2007.

 

6.                                      Greenwood II Property:  ProForma Title Insurance Policy issued by Stewart Title Guaranty Company, Policy Order #07-009, in the amount of $5,725,000.00, with an Effective Date of March 20, 2007.

 

7.                                      Holland Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-3502-202476, in the amount of $5,700,000.00, with an Effective Date of December 4, 2006.

 

8.                                      Intentionally Omitted.

 

9.                                      Independence Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-9701-001739137, in the amount of $3,400,000.00, with an Effective Date of December 29, 2006.

 

10.                               Jackson Property:  Owner’s Leasehold Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-9708-13991, in the amount of $4,560,000.00, with an Effective Date of August 29, 2005.

 

11.                               Johnstown Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-8901-001092, in the amount of $31,295,000.00, with an Effective Date of June 29, 2007 (note: ground leased properties already designated by endorsement and Property does not include 161 Enterprise Drive).

 

I-1

 

12.                               Kansas City Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-9701-1495775, in the amount of $2,100,000.00, with an Effective Date of October 14, 2005.

 

13.                               Lafayette Property:  ProForma Title Insurance Policy issued by Stewart Title Guaranty Company, Policy Order #O-9701-760000520, in the amount of $15,700,000.00, with an Effective Date of March 16, 2007.

 

14.                               Lansing Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # M-9994-8545939, in the amount of $13,600,000.00, with an Effective Date of January 5, 2007.

 

15.                               Marion Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-9993-4041057, in the amount of $4,200,000.00, with an Effective Date of March 29, 2006.

 

16.                               Mishawaka Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-9701-677814, in the amount of $7,800,000.00, with an Effective Date of May 18, 2006.

 

17.                               Novi Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-3504-21284, in the amount of $6,700,000.00, with an Effective Date of December 14, 2006.

 

18.                               O’Hara Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-9993-2136365, in the amount of $19,725,000.00, with an Effective Date of May 2, 2007.

 

19.                               Parsons Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-9701-1495771, in the amount of $2,500,000.00, with an Effective Date of October 17, 2005.

 

20.                               Phenix City Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-9993-1861322, in the amount of $3,750,000.00, with an Effective Date of April 17, 2006.

 

21.                               Portage Property:  Owner’s Leasehold Title Insurance Policy issued by Chicago Title Insurance Company, Policy # 520041449, in the amount of $7,600,000.00, with an Effective Date of February 10, 2004.

 

22.                               Sterling Heights Property:  Owner’s Title Insurance Policy issued by Stewart Title Guaranty Company, Policy # O-3502-202491, in the amount of $5,600,000.00, with an Effective Date of April 24, 2007.

 

23.                               Ware Shoals Property:  ProForma Title Insurance Policy issued by Stewart Title Guaranty Company, Policy #O-9993-2971966, in the amount of $575,000.00, with an Effective Date of March 20, 2007.

 

I-2

 

24.                               Wichita Property:  Owner’s Title Insurance Policy issued by LandAmerica Lawyers Title Insurance Corporation, Policy # 261145136, in the amount of $8,000,000.00, with an Effective Date of November 8, 2006.

 

I-3

 

EXHIBIT J

 

LIST OF CONTRACTS

 

	
Property
    	
 
    	
Contracts
    
	
 
    	
 
    	
 
    
	
Auburn   Hills, MI
    	
 
    	
Property   Management Contract between STAG II Sterling Heights, LLC and   Finsilver/Friedman Management Corporation dated June 1, 2008 for services at   260-272 Rex Boulevard, Auburn Hills, MI.
    
	
 
    	
 
    	
 
    
	
Auburn   Hills, MI
    	
 
    	
Service   Agreement between Elite Fire Safety and STAG II Sterling Heights, LLC and   Finsilver/Friedman Management Company dated July 22, 2008.
    
	
 
    	
 
    	
 
    
	
Auburn   Hills, MI
    	
 
    	
Vendor   Contract between Green Meadows Lawnscape, Inc. and STAG II Sterling Heights,   LLC dated April 1, 2011.
    
	
 
    	
 
    	
 
    
	
Auburn   Hills, MI
    	
 
    	
Snow   and Ice Removal Contract between Green Meadows Lawnscape, Inc. and STAG II   Sterling Heights, LLC dated November 1, 2011.
    
	
 
    	
 
    	
 
    
	
Auburn   Hills, MI
    	
 
    	
Inspection   Service Agreement between Witt Mechanical, Inc. and STAG II Sterling Heights,   LLC dated July 7, 2009.
    
	
 
    	
 
    	
 
    
	
El   Paso, TX
    	
 
    	
Property   Management Contract between STAG II El Paso, LP and NDH Property Management,   LLC dated January 15, 2008 for services at 47 Butterfield Road, El Paso, TX.
    
	
 
    	
 
    	
 
    
	
El   Paso, TX
    	
 
    	
Sonitrol   Verified Electronic Security FireAlarm/Sprinkler System dated September 2,   2011 at 47 Butterfield Rd., El Paso, TX.
    
	
 
    	
 
    	
 
    
	
Holland,   MI
    	
 
    	
Property   Management Contract between STAG II Grand Rapids, LLC and SJ Wisinski &   Company dated November 8, 2006 for services at 4757 128th Street, Holland,   MI.
    
	
 
    	
 
    	
 
    
	
Holland,   MI
    	
 
    	
Service   Agreement between Western Tel-Com, Inc. and STAG Capital dated September 8,   2011.
    
	
 
    	
 
    	
 
    
	
Johnstown,   NY
    	
 
    	
Commercial   Sales Agreement between ADT Security Services, Inc. and STAG II Albany, LLC   dated March 10, 2008 for property located at 122 Balzano Drive.
    
	
 
    	
 
    	
 
    
	
Johnstown,   NY and 
   Gloversville, NY
    	
 
    	
 

Property   Management Contract between STAG II Albany, LLC and CBRE-Albany Property   Management, LLC dated October
    

 

K-1

 

	
 
    	
 
    	
2010   amended by Extension Agreement dated November 1, 2011 for services at:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
122   Balzano Drive
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
125   Balzano Drive
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
109   Balzano Drive
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
141   Sal Landrio Drive
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
123   Union Avenue
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
200   Union Avenue
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
161   Enterprise Road (to be excluded from contract)
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
6   Clermont Street
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
150   Enterprise Drive
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
190   Enterprise Drive
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
231   Enterprise Drive
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
199   Enterprise Drive
    
	
 
    	
 
    	
 
    
	
Johnstown,   NY
    	
 
    	
Exclusive   Broker Leasing Agreement between STAG II Albany, LLC and Pyramid Brokerage   Co., Inc. dated September 9, 2011 for 122 & 125 Balzano Drive, Johnstown,   NY.
    
	
 
    	
 
    	
 
    
	
Johnstown,   NY
    	
 
    	
Service   Agreement between Albany Management Property and TSB Contracting dated   September 20, 2011 for property located at 109  and 122 Balzano Drive .
    
	
 
    	
 
    	
 
    
	
Lafayette,   IN
    	
 
    	
Exclusive   Broker Leasing Agreement between STAG II Lafayette LLC and F.C. Tucker, dated   October 28, 2011 for 1530-1540 Kepner Drive, Lafayette, IN.
    
	
 
    	
 
    	
 
    
	
Mishawaka,   IN
    	
 
    	
Management   Agreement between STAG Capital Partners and Holladay Property Services   Midwest dated May 12, 2006 for services at 400 S. Byrkit Avenue, Mishawaka,   IN.
    
	
 
    	
 
    	
 
    
	
Mishawaka,   IN
    	
 
    	
Service   Agreement between ADT & Holladay Property Services dated December 15,   1999.
    
	
 
    	
 
    	
 
    
	
Mishawaka,   IN
    	
 
    	
Service   Agreement between ADT & Holladay Property Services
    

 

K-2

 

	
 
    	
 
    	
dated   December 9, 2002.
    
	
 
    	
 
    	
 
    
	
Mishawaka,   IN
    	
 
    	
Service   Agreement with Performance Plus .
    
	
 
    	
 
    	
 
    
	
Mishawaka,   IN
    	
 
    	
Snowplowing   Agreement between Thompson Landscape and Holladay Corporation dated October   3, 2011.
    
	
 
    	
 
    	
 
    
	
Mishawaka,   IN
    	
 
    	
Lawn   Care Agreement between Thompson Landscape and Holladay Corporation dated   February 13, 2012.
    
	
 
    	
 
    	
 
    
	
O’Hara,   PA
    	
 
    	
Commercial   Agreement between Jones Lang LaSalle and Guardian Protection Services, Inc.   dated March 11, 2011.
    
	
 
    	
 
    	
 
    
	
O’Hara,   PA
    	
 
    	
Full   Requirements Service Agreement between STAG II O’Hara, LLC and Duquesne Light   Energy, Inc. dated July 15, 2008, as amended by First Amendment dated May   2010.
    
	
 
    	
 
    	
 
    
	
O’Hara,   PA
    	
 
    	
Natural   Gas Contract between STAG II O’Hara, LLC and EQT Energy, LLC d/b/a Equitable   Energy dated April 8, 2010.
    
	
 
    	
 
    	
 
    
	
O’Hara,   PA
    	
 
    	
Property   Management Contract between STAG II O’Hara, LLC and Jones Lang LaSalle   America, Inc., dated February 1, 2011 for services at 100 Papercraft Park,   O’Hara Township, PA.
    
	
 
    	
 
    	
 
    
	
O’Hara,   PA
    	
 
    	
Service   Contractor Agreement between STAG Properties and Mechanical Operations   Company, Inc. dated January 27, 2011.
    
	
 
    	
 
    	
 
    
	
O’Hara,   PA
    	
 
    	
Service   Contractor Agreement between STAG Properties and Mele Landscaping Company   dated March 1, 2011.
    
	
 
    	
 
    	
 
    
	
O’Hara,   PA
    	
 
    	
Service   Contractor Agreement between STAG Properties and Michel Landscaping Company   dated February 1, 2011.
    
	
 
    	
 
    	
 
    
	
O’Hara,   PA
    	
 
    	
Equitable   Gas Company Delivery Service Agreement between Equitable Gas Company, LLC and   STAG II O’Hara, LLC dated March 22, 2012.
    
	
 
    	
 
    	
 
    
	
Wichita,   KS
    	
 
    	
Property   Management Contract between STAG II Wichita, LLC and Weigand-Omega   Management, Inc. dated December 19, 2011 for services at 2510 and 2562 S.   Eastmoor Street, Wichita, KS.
    

 

K-3

 

EXHIBIT K

 

LIST OF WARRANTIES

 

	
Property
    	
 
    	
Warranty
    
	
 
    	
 
    	
 
    
	
Auburn Hills, MI
    	
 
    	
Firestone Building Products Red Shield   Warranty 7/17/06
    
	
 
    	
 
    	
 
    
	
El Paso, TX
    	
 
    	
Haley Architectural Doors 9/9/97
    
	
 
    	
 
    	
 
    
	
El Paso, TX
    	
 
    	
Carlisle Syntec Incorporated 10/28/97
    
	
 
    	
 
    	
 
    
	
Greenwood, SC
    	
 
    	
CE Bourne Gutter Replacement Warranty -   Standard Guaranty Form Disclaimers Waivers and Release Agreement 2/19/10
    
	
 
    	
 
    	
 
    
	
Holland, MI
    	
 
    	
CentiMark Acrylic Systems & Roof   Coatings 12/7/11
    
	
 
    	
 
    	
 
    
	
Jackson, TN
    	
 
    	
Strickland Roofing Co, Inc. 8/29/03
    
	
 
    	
 
    	
 
    
	
O’Hara, PA
    	
 
    	
Johns Manville Ultra Guard Roofing Guarantee   3/22/02
    
	
 
    	
 
    	
 
    
	
O’Hara, PA
    	
 
    	
Johns Manville Ultra Guard Roofing Guarantee   7/24/03
    
	
 
    	
 
    	
 
    
	
O’Hara, PA
    	
 
    	
Johns Manville Ultra Guard Roofing Guarantee   9/15/04
    
	
 
    	
 
    	
 
    
	
Portage, IN
    	
 
    	
Butler Manufacturing Company (Roof panels)   7/7/97
    
	
 
    	
 
    	
 
    
	
Portage, IN
    	
 
    	
Butler Manufacturing Company (Roof panels)   12/28/99
    
	
 
    	
 
    	
 
    
	
Wichita, KS
    	
 
    	
Insurance Services Office of Kansas Roof   Deck Wind Uplift Cert. 6/02
    

 

K-1

 

EXHIBIT L

FORM OF AGREEMENT RE LETTER OF CREDIT

 

[Insert Purchaser Address]

 

             ,    , 2012

 

[Insert Seller Address]

 

RE:         Real Estate Purchase and Sale Agreement dated        between                  and                 (the “Purchase Agreement”)

 

Dear           :

 

Reference is made to the following facts which constitute the background to this agreement:

 

A.                            (“Seller”) is the owner of certain property known as                       (the “Property”);

 

B.            Pursuant to the terms of the Purchase Agreement,                           (“Purchaser”) is acquiring title to the Property on the date hereof.  Capitalized terms used herein and not defined herein shall have the meanings ascribed to them under the terms of the Purchase Agreement.

 

C.            Pursuant to the Assignment and Assumption of Leases being executed and delivered pursuant to the Purchase Agreement, Seller has assigned to Purchaser all of Seller’s right, title and interest in all tenant security deposits with respect to the Property (whether held i cash or in the form of letters of credit).

 

D.            In lieu of a cash security deposit,                  (“Tenant”) has furnished Seller with a certain letter of credit dated                in the amount of $           , issued by                 (Irrevocable Standby Letter of Credit Number             ) for the account of              and naming Seller as the beneficiary (such letter of credit, and any extension or replacement thereof, being referred to herein as the “Letter of Credit”).

 

E.            Although Seller and Purchaser are this date closing the transaction contemplated under the Purchase Agreement, Seller has not yet completed the process of having the Letter of Credit assigned or amended to name Purchaser as beneficiary, or replaced with a replacement letter of credit in form and substance reasonably satisfactory to Purchaser and issued by an institution acceptable to Purchaser (any such assignment, amendment or replacement being referred to herein as the Assignment of the Letter of Credit).

 

F.             Seller and Purchaser have made certain agreements with respect to the Assignment of the Letter of Credit and, until such Assignment is accomplished, with

 

M-1

 

respect to the administration of the Letter of Credit, all as more particularly hereinafter set forth.

 

NOW, THEREFORE, for good and valuable consideration in hand this day paid by each of the parties hereto to the other, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby agree as follows with respect to the Letter of Credit:

 

1.             Seller agrees to exercise reasonably diligent efforts to accomplish the Assignment of the Letter of Credit in a form and manner reasonably acceptable to Purchaser on or before the date which is 30 days following the date hereof.  Seller agrees to execute and deliver such instruments the issuer of the Letter of Credit shall reasonably request to assign such Letter of Credit to Purchaser provided that Seller does not incur any material cost or liability in connection therewith.

 

2.             Until the date on which the Assignment of the Letter of Credit has been accomplished (the “Assignment Date”), Purchaser hereby appoints Seller as Purchaser’s agent for purposes of holding and administering the Letter of Credit strictly in accordance with Purchaser’s direction, and Seller hereby accepts such appointment and acknowledges that the Letter of Credit is being held by Seller in Seller’s name in its capacity as agent for Purchaser and Seller hereby irrevocably disclaims any claim to the Letter of Credit or the proceeds of any draw thereunder.

 

3.             Seller agrees that until the Assignment Date:

 

(i)            Seller shall present and draw upon the Letter of Credit promptly upon the written demand of Purchaser and furnish Purchaser with the full proceeds of any such draw or draws;

 

(ii)           Seller shall not draw on the Letter of Credit nor consent to any amendment, modification or termination of the Letter of Credit without the prior written consent of Purchaser (which consent Purchaser may grant or withhold in its sole discretion); and

 

(iii)          Seller shall promptly forward to Purchaser (in the manner provided for notice under the Purchase Agreement) any correspondence received by Seller with respect to the Letter of Credit.

 

Purchaser shall indemnify and hold Seller harmless from and against any and all loss, cost, damage and expense incurred by Seller arising out of any action taken by Seller under this Paragraph 3 based upon Purchaser’s instructions (except to the extent arising from Seller’s gross negligence or willful misconduct).

 

4.             On the Assignment Date, Seller shall furnish Purchaser with originals of the Letter of Credit and any amendment, assignment or replacement thereof effecting the Assignment, and upon Purchaser’s written confirmation of its receipt thereof this agreement shall terminate and be of no further force or effect.

 

M-2

 

5.             This agreement shall be binding on and inure to the benefit of the parties hereto and their respective successors and assigns.

 

Kindly confirm your agreement with the foregoing by countersigning this letter agreement in the space indicated below, whereupon this agreement shall take effect as an instrument under seal for all purposes.

 

	
 
    	
 
    
	
 
    	
Sincerely,
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
[Insert   Purchaser Name]
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
CONFIRMED   AND AGREED:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
[Insert   Seller Name]
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
					

 

M-3

 

EXHIBIT M

 

FORM OF GAP INDEMNITY

 

Escrow No.

 

Title Order No.             

 

WHEREAS, STEWART TITLE GUARANTY COMPANY (the “Title Company”) has been asked to issue its owner’s policy of title insurance in the amount of $                       in favor of [INSERT NAME OF PURCHASER], [INSERT ORGANIZATIONAL INFO FOR PURCHASER] (“Purchaser”) covering premises being acquired from                   , a Delaware limited liability company, as more particularly described in Exhibit A attached hereto (the “Real Property”);

 

WHEREAS, the Title Company is unwilling to give title insurance coverage to Purchaser with respect to the Real Property until the instruments under which Purchaser acquires title are filed for record in the appropriate land registry;

 

WHEREAS, the parties to the transaction have requested that the Title Company disburse amounts to Seller that the Title Company holds in escrow prior to such time as the deed for the Real Property is recorded with the appropriate land registry;

 

NOW, THEREFORE, it is agreed that in consideration of the Title Company issuing its title insurance policy to Purchaser effective as of the date closing occurs without making exception therein to matters which may arise between the date of closing and the date the documents creating the interest being insured have been filed for record and which matters may constitute an encumbrance on or affect said title, Seller agrees to promptly defend, remove, bond or otherwise dispose of any encumbrance, lien or objectionable matter to title caused by the acts of Seller, its agents or representatives which may arise or to be filed, as the case may be, against the Real Property during the period of time between last effective date of the title insurance commitment issued by the Title Company in connection with Purchaser’s title insurance and the date of recording of all closing instruments, and to hold harmless, and indemnify the Title Company against all expenses, costs, and reasonable attorneys’ fees, which may arise out of Seller’s failure to so remove, bond or otherwise dispose of any said liens, encumbrances or objectionable matters caused by the acts of Seller, its agents or representatives; provided, however, that the Title Company shall use good faith and diligent efforts to cause all documents to be recorded as soon as possible but, in any event, no later than three (3) business days after the date hereof and Seller shall have no obligations or liability hereunder with respect to any objections to title which may arise or be filed after such three (3) business day period nor shall Seller have any obligations or liability hereunder with respect to any objections to title which may arise or be filed as a result of the acts or by permission of Purchaser, its agents or representatives.

 

M-1

 

IN WITNESS WHEREOF, Owner has executed this affidavit as of                      , 2012.

 

 

	
 
    	
OWNER:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
[Name]
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
					

 

M-2

 

EXHIBIT M-2

 

FORM OF TITLE AFFIDAVIT

 

Escrow No.

 

Title Order No.                          

 

The undersigned (“Owner’) hereby represents and warrants as follows to and for the benefit of Stewart Title Guaranty Company (the “Title Company”):

 

1.                                      Representatives of Owner have reviewed the preliminary report/commitment with an effective date of                          , 2012 (the “Title Report”).

 

2.                                      To the knowledge of Owner, there are no unrecorded leases or occupancy agreements affecting the property described in Schedule A of the Title Report (the “Property”), or other parties in possession of the Property, except for leases with the tenants shown on Exhibit A attached hereto.

 

3.                                      To the knowledge of Owner, there are no unrecorded claims against the Property, nor any set of facts by reason of which Owner’s title to the Property might be disputed or questioned except for (a) the leases with the tenants shown on Exhibit A, (b) matters shown on the Title Report, (c) matters as disclosed on the survey previously delivered to the Title Company, and (d) current taxes not delinquent.  Owner has been in peaceable and undisputed possession of the Property since title was acquired.

 

4.                                      Except as set forth on Exhibit B attached hereto:

 

(a)                                 within the last six (6) months, Owner has not (i) made, ordered or contracted for any construction, repairs, alterations or improvements to be made on or to the Property which have not been paid for in full, (ii) ordered materials for any such construction, repairs, alterations or improvements which have not been paid for in full, and (iii) attached any fixtures to the Property which have not been paid for in full; and

 

(b)                                 there are no outstanding or disputed claims for any work or item referred to in subparagraph (a).

 

5.                                      To the knowledge of Owner, there has been no violation of any covenants, conditions or restrictions of record affecting the Property and there are no disputes with any adjoining property owners as to the location of property lines, or the encroachment of any improvements.

 

M-2-1

 

All references herein to the “knowledge” of Owner or words of similar import shall refer only to the actual knowledge of Benjamin Butcher, and shall not be construed to refer to the knowledge of any other officer, owner, manager, director, shareholder, employee, adviser, agent or representative of Owner, its owners, or any affiliate of any of the foregoing, or to impose or have imposed upon such individuals any duty to investigate the matters to which such knowledge, or the absence thereof, pertains.  There shall be no personal liability on the part of the aforementioned individuals arising out of any representations or warranties made herein.

 

This affidavit is made for the purpose of aiding the Title Company in determining the insurability of title to the Property, and to induce the Title Company to issue its policy of title insurance.  This affidavit may be relied upon by the Title Company but may not be relied upon by any other person or entity.

 

[Remainder of page intentionally blank]

 

M-2-2

 

IN WITNESS WHEREOF, Owner has executed this affidavit as of                          , 2012.

 

 

	
 
    	
OWNER:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
[Name]
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    
					

 

M-2-3

 

EXHIBIT N

 

SELLERS’ WORK

 

None.

 

N-1

 

EXHIBIT O

 

DUE DILIGENCE MATERIALS

 

1.                                 a copy of a current ALTA survey(s) of the Property and any as-built plans, unit maps and specifications for all portions of the Property including a listing, with descriptions, of security, surveillance and other equipment and appurtenances relevant to the operations of the business at the Property;

 

2.                                 copies of third party reports with respect to the Property, including, without limitation, an environmental assessment, including hazardous/toxic substances reviews, plans, specifications, architectural drawings, development plans and similar materials pertaining to the Property;

 

3.                                 copies of any and all leases, subleases and other occupancy agreements, including billboard and wireless antenna lease agreements, and ground leases, and ground subleases, currently in effect with respect to the Property (including all amendments and modifications thereto);

 

4.                                 any and all evidence of compliance with, or violation of, zoning, local restrictions, parking requirements and building permits for all portions of the Properly, including, without limitation, copies of certificates of occupancy, zoning letters from local zoning or municipal authorities;

 

5.                                 any and all information pertaining to any pending or threatened litigation involving any portion of the Property;

 

6.                                 copies of any and all service and maintenance contracts and warranties employment agreements, collective bargaining agreements, equipment leases, utility agreements, management agreements (including any correspondence relating to any deficiencies amounting to more than $15,000 that are either uncured, or that have been cured within the past two years, that Seller has identified at the Property), parking agreements, ground leases and other agreements of any kind or nature relating to, or affecting any portion of, the Property;

 

7.                                 copies of the current real estate tax bill and of any and all real estate tax bills for the three tax years preceding the date hereof, and copies of all documentation relating to pending tax certiorari proceedings;

 

8.                                 copies of any and all documentation, including copies of insurance policies, with respect to any pending claims made under such insurance policies;

 

9.                                 copies of any and all pending agreements that will be binding upon Purchaser after Closing;

 

10.                          copies of any and all (other than self-storage tenant type) proposals, letters of intent for leasing) of the Property, leases, or occupancy agreements or arrangements out for signature with respect to the Property;

 

11.                          a copy of the most current rent roll for the Property (including a list of parties in possession of the Property, the space occupied by such parties, and the material financial terms on which such parties occupy such space);

 

12,                          current and 3-year historical income statements for all portions of the Property; and 

 

13.                          a copy of the title documentation within the reasonable possession or control of seller, including, without limitation, copies of easement agreements and underlying title documentation that would appear in a title commitment with respect to the Property.; and

 

14.                          copies of any and all entity formation documents, tax returns, state licenses and other documentation necessary to maintain a good standing for the entity that will be transferred as part of this transaction.

 

O-1

 

FIRST AMENDMENT TO

REAL ESTATE PURCHASE AND SALE AGREEMENT

 

This First Amendment to Real Estate Purchase and Sale Agreement (this “Amendment”) is made as of September 24, 2012 (the “Amendment Effective Date”) by and among the Persons executing this Amendment as Sellers (collectively, the “Sellers” and each individually, a “Seller”), and STAG Industrial Holdings, LLC, a Delaware limited liability company (the “Purchaser”).

 

BACKGROUND

 

A.            Sellers and Purchaser are parties to a Real Estate Purchase and Sale Agreement dated as of August 9, 2012 (the “Agreement”), which relates to the Property described in the Agreement.  Capitalized terms used in this Amendment without definition have the meaning given to them in the Agreement.

 

B.            Sellers and Purchaser desire to amend the Agreement as provided for below.

 

AGREEMENT

 

NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Sellers and Purchaser agree as follows:

 

1.                                      Mishawaka Property.  With respect to the Mishawaka Property, the Study Period shall be extended until 5:00 p.m. (Boston time) on October 19, 2012 (“Extended Study Period Expiration”) for the sole purpose of the Purchaser’s completion of certain environmental testing, which has been approved by Sellers, and its review of the results thereof.  Notwithstanding anything to the contrary contained in the Agreement, if (and only if) Purchaser is not satisfied with the results of such environmental testing in its sole discretion, then on or prior to the Extended Study Period Expiration, Purchaser shall have the right to terminate the Agreement with respect to the Mishawaka Property and thereupon the Agreement shall terminate with respect to the Mishawaka Property,  and, except for Purchaser’s Surviving Obligations and Seller’s Surviving Obligations, Sellers and Purchaser shall have no further obligations or liabilities to each other under the Agreement with respect to the Mishawaka Property.  Purchaser hereby acknowledges and agrees that, except for the environmental testing and the results thereof, Purchaser has completed its due diligence with respect to the Mishawaka Property and accepts the Mishawaka Property in its as-is condition.  Notwithstanding anything to the contrary contained in the Agreement, including without limitation Section 3.1 thereof, in the event that Purchaser elects to terminate the Agreement with respect to the Mishawaka Property as aforesaid, a portion of the Deposit equal to $177,196.60 (the “Mishawaka Deposit”), being a pro rata portion of Deposit based on the Allocated Purchase Price of the Properties, shall be returned to

 

 

Purchaser promptly following Purchaser’s request for same.  The Mishawaka Deposit shall become completely nonrefundable upon the Extended Study Period Expiration, except as otherwise expressly provided in the Agreement.

 

2.                                      Sterling Heights Property.  With respect to the Sterling Heights Property, the Study Period shall be extended until the Extended Study Period Expiration for the sole purpose of Purchaser’s investigation into certain monitoring wells at the Sterling Heights Property.  Notwithstanding anything to the contrary contained in the Agreement, if (and only if) Purchaser is not satisfied with the results of such investigation in its sole discretion, then on or prior to the Extended Study Period Expiration, Purchaser shall have the right to terminate the Agreement with respect to the Sterling Heights Property and thereupon the Agreement shall terminate with respect to the Sterling Heights Property and, except for Purchaser’s Surviving Obligations and Seller’s Surviving Obligations, Sellers and Purchaser shall have no further obligations or liabilities to each other under the Agreement with respect to the Sterling Heights Property.  Purchaser hereby acknowledges and agrees that, except for the monitoring well investigation and the results thereof, Purchaser has completed its due diligence with respect to the Sterling Heights Property and accepts the Sterling Heights Property in its as-is condition.  Notwithstanding anything to the contrary contained in the Agreement, including without limitation Section 3.1 thereof, in the event that Purchaser elects to terminate the Agreement with respect to the Sterling Heights Property as aforesaid, a portion of the Deposit equal to $144,803.40 (the “Sterling Heights Deposit”), being a pro rata portion of Deposit based on the Allocated Purchase Price of the Properties, shall be returned to Purchaser promptly following Purchaser’s request for same.  The Sterling Heights Deposit shall become completely nonrefundable upon the Extended Study Period Expiration, except as otherwise expressly provided in the Agreement.

 

3.                                      Consent Properties.   Section 6.1(a)(v) of the Agreement is hereby deleted in its entirety and the following is substituted in lieu thereof:

 

“(v) At least five (5) Business Days prior to the applicable Closing Date, Sellers shall have received from the applicable ground landlord or other relevant party and delivered copies to Purchaser of such consents (collectively, the “Consents”) that may be expressly required pursuant to a Ground Lease or Lease in connection with (i) the assignment of the applicable Seller’s interest in such Ground Lease or Lease to Purchaser or (ii) the conveyance of the fee interest in the applicable Property to Purchaser (collectively, the “Consent Properties” or singly, the “Consent Property”).  If one or more Consents are not delivered to Purchaser at least five (5) Business Days before the Initial Closing Date, then the Closing Date for such Property shall automatically be extended to the Second Closing Date and the terms and provisions of Section 6.1(a)(ix) shall apply;”

 

 

4.                                      Amendments to Exhibits.  Exhibit A-2 of the Agreement is hereby deleted in its entirety and is substituted with Exhibit A-2 attached hereto.  Item 13 of Exhibit D of the Agreement is hereby deleted and is substituted with the information contained on Exhibit B attached hereto.

 

5.                                      Time of the Essence.  Time is of the essence in the performance of the Agreement, as modified by this Amendment.

 

6.                                      Binding Effect.  The terms, covenants, conditions and provisions contained in this Amendment shall be binding upon and inure to the benefit of Sellers and Purchaser, their respective successors and assigns.  Sellers and Purchaser hereby ratify and confirm the terms and provisions of the Agreement, as amended hereby.

 

7.                                      Amendment.  This Amendment may not be modified, amended or terminated nor any of its provisions waived except by written agreement signed by Sellers and Purchaser. Except as expressly set forth in this Amendment, the Agreement shall remain unmodified and in full force and effect and enforceable in accordance with its terms.  In the event of any inconsistency or conflict between this Amendment and the Agreement, the terms of this Amendment shall control.  This Amendment shall be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts.

 

8.                                      Counterparts.  To facilitate execution, this instrument may be executed in as many counterparts as may be convenient or required.  All counterparts shall collectively constitute a single instrument.  Any signature page to any counterpart may be detached from such counterpart without impairing the legal effect of the signatures thereon and thereafter attached to another counterpart identical thereto except having attached to it additional signature pages.

 

9.                                      Form of Signatures.  Purchaser and Sellers each acknowledge, stipulate and agree that delivery of an executed copy of this Amendment via facsimile or electronic transmission shall be valid, binding and enforceable against Purchaser and Sellers, respectively, to the same extent as an original bearing its signature, and no original thereof shall be required as a condition of its validity or enforceability.

 

[The balance of this page is intentionally left blank; signatures follow]

 

 

Executed under seal as of the date first written above.

 

 

	
 
    	
SELLERS:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENTS HOLDINGS II, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:    Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENTS GP, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II ALBANY, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II STERLING HEIGHTS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    

 

 

	
 
    	
STAG   II NOVI, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II HOLLAND, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II GREENWOOD, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II LAFAYETTE, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II LANSING, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    

 

 

	
 
    	
STAG   II O’HARA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II INDEPENDENCE, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II WICHITA 2, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II JACKSON, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II KANSAS CITY, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    

 

 

	
 
    	
STAG   II MARION, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II MISHAWAKA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II PARSONS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II PHENIX CITY, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    

 

[PURCHASER’S SIGNATURE ON NEXT PAGE]

 

 

	
 
    	
PURCHASER:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL HOLDINGS, LLC,
    
	
 
    	
a Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Jeffrey D. Furber
    
	
 
    	
Name:   Jeffrey D. Furber
    
	
 
    	
Title:   Authorized Signatory
    

 

 

EXHIBIT A-2

 

ALLOCATED PURCHASE PRICE FOR PROPERTIES

 

	
PROPERTY
    	
 
    	
TENANT
    	
 
    	
ALLOCATION
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
6   Clermont Street

Johnstown,   New York
    	
 
    	
Coast   Distribution
    	
 
    	
1,226,627
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
122   Balzano Drive

Gloversville,   New York
    	
 
    	
NYSID
    	
 
    	
3,271,194
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
125   Balzano Drive

Gloversville,   New York
    	
 
    	
Northern   Architectural Systems
    	
 
    	
1,233,713
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
123   Union Avenue 

Johnstown,   New York
    	
 
    	
NYK   Logistics
    	
 
    	
2,201,190
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
141   Sal Landrio Drive 

Gloversville,   New York
    	
 
    	
EPIMED
    	
 
    	
2,266,669
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
150   Enterprise Drive 

Johnstown,   New York
    	
 
    	
Univar
    	
 
    	
3,281,028
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
231   Enterprise Drive 

Johnstown,   New York
    	
 
    	
Electro-Metrics
    	
 
    	
1,767,070
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
109   Balzano Drive 

Gloversville,   New York
    	
 
    	
Sysco   Corp
    	
 
    	
1,710,186
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
47   Butterfield Circle 

El   Paso, Texas
    	
 
    	
Vacant/Masterlease
    	
 
    	
2,359,203
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
12   Leigh Fisher Boulevard 

El   Paso, Texas
    	
 
    	
Yazaki   North America
    	
 
    	
2,447,830
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
100   Holloway Road 

Ware   Shoals, South Carolina
    	
 
    	
Greenwood   Fabricating & Plating
    	
 
    	
525,715
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
308-310   Maxwell Avenue 

Greenwood,   South Carolina
    	
 
    	
Eaton   Corporation
    	
 
    	
2,171,265
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
215   Mill Avenue 

Greenwood,   South Carolina
    	
 
    	
Greenwood   Fabricating & Plating
    	
 
    	
3,150,570
    

 

 

	
PROPERTY
    	
 
    	
TENANT
    	
 
    	
ALLOCATION
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
4757   128th Avenue 

Holland,   Michigan
    	
 
    	
Perrigo   Holland
    	
 
    	
5,168,436
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
One   Michelin Drive 

Independence,   Virginia
    	
 
    	
Michelin
    	
 
    	
3,347,267
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
1520   Kepner Drive 

Lafayette, Indiana
    	
 
    	
Heartland   Automotive
    	
 
    	
3,651,787
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
1540-1530   Kepner Drive 

Lafayette, Indiana
    	
 
    	
Caterpillar   Logistics
    	
 
    	
5,033,493
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
1521   Kepner Drive 

Lafayette, Indiana
    	
 
    	
Toyota   Tsusho, Wingard Wheels
    	
 
    	
10,567,678
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
5640   Pierson Highway 

Lansing,   Michigan
    	
 
    	
Woodbridge   Ventures
    	
 
    	
10,072,922
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
22925   Venture Drive 

Novi,   Michigan
    	
 
    	
Harada   Industry
    	
 
    	
5,554,347
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
100   Papercraft Park 

O’Hara   Township, Pennsylvania
    	
 
    	
Genco,   American Beverage
    	
 
    	
24,415,769
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
725   George Nelson Drive 

Portage, Indiana
    	
 
    	
ADS   Logistics
    	
 
    	
8,025,018
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
42600   Merrill Street

Sterling   Heights, Michigan
    	
 
    	
AZ   Automotive
    	
 
    	
5,021,816
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
260-272   Rex Boulevard 

Auburn   Hills, Michigan
    	
 
    	
Northern   Wire & Supply
    	
 
    	
2,520,045
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
2655/2755   Eastmoor 

Wichita,   Kansas
    	
 
    	
Thyssen   Krupp 1
    	
 
    	
2,606,304
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
2652   Eastmoor Drive 

Wichita,   KS
    	
 
    	
Spirit   AeroSystems
    	
 
    	
2,288,660
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
2750   South Rock 

Wichita,   Kansas
    	
 
    	
Thyssen   Krupp 3
    	
 
    	
1,548,527
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
2510   Eastmoor Drive 

Wichita,   KS
    	
 
    	
Spirit   AeroSystems
    	
 
    	
999,593
    

 

 

	
PROPERTY
    	
 
    	
TENANT
    	
 
    	
ALLOCATION
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
1094   Flex Dr Jackson 

Jackson,   TN
    	
 
    	
Perseus   Distribution
    	
 
    	
2,604,220
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
4226   Kansas Avenue 

Kansas   City, KS
    	
 
    	
Dayton   Superior
    	
 
    	
2,374,178
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
1900   Wilson

Parsons,   KS
    	
 
    	
Dayton   Superior
    	
 
    	
2,000,676
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
2201   E Loew Rd 

Marion, IN
    	
 
    	
Dunhams   Athleisure Corp
    	
 
    	
4,571,300
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
13200   McKinley Highway 

Mishawaka, IN
    	
 
    	
AM   General
    	
 
    	
6,154,325
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
16   Downing Drive 

Phenix   City, AL
    	
 
    	
To   The Game
    	
 
    	
2,664,254
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
TOTAL
    	
 
    	
 
    	
 
    	
$
    	
138,802,874
    

 

 

EXHIBIT B

 

MARION LEASE SCHEDULE

 

13.                               Marion Property:

 

Marion Lease

 

2201 E. Loew Road:

 

Lease by and between iStar HQ 2003 LP, successor-in-interest to Greenwalt Development, Inc., as landlord and Dunham’s Athleisure Corporation, as tenant, dated February 8, 1994, as amended or affected by First Amendment to Lease dated March 21, 1995, by Second Amendment to Net Lease Agreement by and between Trinet Essential Facilities x, Inc., as landlord and Dunham’s Athleisure Corporation, as tenant, dated November 21, 2002, by Third Amendment to Net Lease Agreement by and between STAG II Marion, LLC, as landlord and Dunham’s Athleisure Corporation, as tenant, dated January 26, 2009, by Fourth Amendment to Net Lease Agreement dated December 16, 2009, by Fifth Amendment to Lease dated December 13, 2010, by Guaranty of Lease, dated February 25, 1994, by and between Greenwalt Development, Inc., and American Specialty Retailing Group, Inc., as guarantor and Landlord’s Agreement (Distribution Facility) dated March 16, 1993 by and between Greenwalt Development, Inc. and Barclays Business Credit Inc.

 

	
Ground   Lease:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Ground   Lease Consent Requirement:
    	
 
    	
N/A
    
	
 
    	
 
    	
 
    
	
Right   of First Refusal:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Purchase   Option:
    	
 
    	
Tenant   has an option to purchase the property until 12/31/13.
    
	
 
    	
 
    	
 
    
	
Security   Deposit:
    	
 
    	
None
    
	
 
    	
 
    	
 
    
	
Modifications   to Representations:
    	
 
    	
None
    

 

 

SECOND AMENDMENT TO

REAL ESTATE PURCHASE AND SALE AGREEMENT

 

This Second Amendment to Real Estate Purchase and Sale Agreement (this “Amendment”) is made as of October 9, 2012 (the “Amendment Effective Date”) by and among the Persons executing this Amendment as Sellers (collectively, the “Sellers” and each individually, a “Seller”), and STAG Industrial Holdings, LLC, a Delaware limited liability company (the “Purchaser”).

 

BACKGROUND

 

A.                                    Sellers and Purchaser are parties to a Real Estate Purchase and Sale Agreement dated as of August 9, 2012 (the “Original Agreement”), as amended by that certain First Amendment to Real Estate Purchase and Sale Agreement dated as of September 24, 2012 (the “First Amendment” and together, the “Agreement”), which relates to the Property described in the Agreement.  Capitalized terms used in this Amendment without definition have the meaning given to them in the Agreement.

 

B.                                    Sellers and Purchaser desire to amend the Agreement as provided for below.

 

AGREEMENT

 

NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Sellers and Purchaser agree as follows:

 

1.                                      El Paso Property.  Section 6.1(e) of the Agreement is hereby deleted in its entirety.

 

2.                                      Sterling Heights Property.  With respect to the Sterling Heights Property, the Extended Study Period Expiration shall be extended until 11:00 a.m. on October 24, 2012  for the sole purpose of Purchaser’s review of certain public records relating to the environmental condition of the Sterling Heights Property.  If the Purchaser does not terminate the Agreement with respect to the Sterling Heights Property on or prior to the Extended Study Period Expiration as described in the First Amendment, the Closing Date for the Sterling Heights Property shall be October 24, 2012.

 

3.                                      Gloversville Property.  Sellers and Purchaser agree and acknowledge that, in connection with the Closing, the fee interest in the Gloversville Property located at 141 Sal Landrio Drive that is currently subject to a Ground Lease will be conveyed by the Fulton County Industrial Development Agency to Purchaser or its nominee and the Ground Lease will be terminated.

 

 

4.                                      Exhibits G and A-2.  Exhibit G to the Agreement is hereby deleted and replaced with Exhibit G attached hereto.  Exhibit A-2 to the First Amendment is hereby deleted and replaced with Exhibit A-2 attached hereto.

 

5.                                      Time of the Essence.  Time is of the essence in the performance of the Agreement, as modified by this Amendment.

 

6.                                      Binding Effect.  The terms, covenants, conditions and provisions contained in this Amendment shall be binding upon and inure to the benefit of Sellers and Purchaser, their respective successors and assigns.  Sellers and Purchaser hereby ratify and confirm the terms and provisions of the Agreement, as amended hereby.

 

7.                                      Amendment.  This Amendment may not be modified, amended or terminated nor any of its provisions waived except by written agreement signed by Sellers and Purchaser. Except as expressly set forth in this Amendment, the Agreement shall remain unmodified and in full force and effect and enforceable in accordance with its terms.  In the event of any inconsistency or conflict between this Amendment and the Agreement, the terms of this Amendment shall control.  This Amendment shall be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts.

 

8.                                      Counterparts.  To facilitate execution, this instrument may be executed in as many counterparts as may be convenient or required.  All counterparts shall collectively constitute a single instrument.  Any signature page to any counterpart may be detached from such counterpart without impairing the legal effect of the signatures thereon and thereafter attached to another counterpart identical thereto except having attached to it additional signature pages.

 

9.                                      Form of Signatures.  Purchaser and Sellers each acknowledge, stipulate and agree that delivery of an executed copy of this Amendment via facsimile or electronic transmission shall be valid, binding and enforceable against Purchaser and Sellers, respectively, to the same extent as an original bearing its signature, and no original thereof shall be required as a condition of its validity or enforceability.

 

[The balance of this page is intentionally left blank; signatures follow]

 

 

Executed under seal as of the date first written above.

 

	
 
    	
SELLERS:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENTS HOLDINGS II, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENTS GP, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II ALBANY, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II STERLING HEIGHTS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    

 

 

	
 
    	
STAG   II NOVI, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II HOLLAND, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II GREENWOOD, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II LAFAYETTE, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II LANSING, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    

 

 

	
 
    	
STAG   II O’HARA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II INDEPENDENCE, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II WICHITA 2, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II JACKSON, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II KANSAS CITY, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    

 

 

	
 
    	
STAG   II MARION, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II MISHAWAKA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II PARSONS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II PHENIX CITY, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Vice President
    

 

 

[PURCHASER’S SIGNATURE ON NEXT PAGE]

 

 

	
 
    	
PURCHASER:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL HOLDINGS, LLC,
    
	
 
    	
a Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   FX Jacoby
    
	
 
    	
Name:   FX Jacoby
    
	
 
    	
Title:   Authorized Signatory
    

 

 

EXHIBIT G

 

REPRESENTATION CERTIFICATE

 

The undersigned STAG Investment Holdings II, LLC, as a Seller (“Seller”) under a Real Estate Purchase and Sale Agreement (“Purchase Agreement”) dated as of August 9, 2012 with STAG Industrial Holdings, LLC, as Purchaser (“Purchaser”), as amended by First Amendment to Purchase and Sale Agreement dated as of September 24, 2012, as further amended by Second Amendment to Purchase and Sale Agreement dated as of October       , 2012, as further affected by that certain Assignment of Purchase and Sale Agreement dated as of October       , 2012 by and between STAG Industrial Holdings, LLC and the assignees listed on Schedule 1 attached hereto, does hereby certify to Purchaser as follows:

 

Except as otherwise disclosed in writing to Purchaser, the representations and warranties set forth in Section 7.2 of the Purchase Agreement are hereby reaffirmed as of the date hereof.

 

Seller’s liability hereunder shall be subject to the limitations set forth in the Purchase Agreement.

 

Dated as of this          day of October, 2012.

 

	
 
    	
Seller:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   INVESTMENT HOLDINGS II, LLC, a Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    

 

 

Schedule 1

 

List of Assignees

 

STAG Auburn Hills, LLC

 

STAG Gloversville 4, LLC

 

STAG Gloversville 3, LLC

 

STAG Gloversville 2, LLC

 

STAG Gloversville 1, LLC

 

STAG Greenwood 1, LLC

 

STAG Greenwood 2, LLC

 

STAG Holland 3, LLC

 

STAG Independence, LLC

 

STAG Jackson, LLC

 

STAG Johnstown 2, LLC

 

STAG Johnstown 4, LLC

 

STAG Johnstown 3, LLC

 

STAG Johnstown 1, LLC

 

STAG Kansas City, LLC

 

STAG Lafayette 1, LLC

 

STAG Lafayette 3, LLC

 

STAG Lafayette 2, LLC

 

STAG Lansing 3, LLC

 

STAG Marion, LLC

 

STAG Mishawaka, LLC

 

 

STAG Novi, LLC

 

STAG O’Hara, LLC

 

STAG Parsons, LLC

 

STAG Phenix City, LLC

 

STAG Industrial Holdings II, LLC

 

STAG Sterling Heights, LLC

 

STAG Ware Shoals, LLC

 

STAG Wichita 1, LLC

 

STAG Wichita 3, LLC

 

STAG Wichita 4, LLC

 

STAG Wichita 2, LLC

 

 

THIRD AMENDMENT TO

REAL ESTATE PURCHASE AND SALE AGREEMENT

 

This Third Amendment to Real Estate Purchase and Sale Agreement (this “Amendment”) is made as of October 19, 2012 by and among STAG II Sterling Heights, LLC, a Delaware limited liability company (the “Sterling Heights Seller”) and STAG II Mishawaka, LLC, a Delaware limited liability company (the “Mishawaka Seller” and together with the Sterling Heights Seller, the “Remaining Sellers”), and STAG Sterling Heights, LLC, a Delaware limited liability company (the “Sterling Heights Purchaser”) and STAG Mishawaka, LLC, a Delaware limited liability company (the “Mishawaka Purchaser” and, together with the Sterling Heights Purchaser, the “Remaining Purchasers”).

 

BACKGROUND

 

A.                                    The Sellers (as defined in the Agreement), including without limitation the Remaining Sellers, and STAG Industrial Holdings, LLC (“Original Purchaser”) are parties to a Real Estate Purchase and Sale Agreement dated as of August 9, 2012, as amended by that certain First Amendment to Real Estate Purchase and Sale Agreement dated as of September 24, 2012 and that certain Second Amendment to Real Estate Purchase and Sale Agreement dated as of October 9, 2012 (collectively, the “Agreement”), which relates to the Property described in the Agreement (including without limitation the Sterling Heights Property and the Mishawaka Property).  Capitalized terms used in this Amendment without definition have the meaning given to them in the Agreement.

 

B.                                    Pursuant to the terms and conditions of that certain Assignment of Purchase and Sale Agreement dated as of October 9, 2012 (the “Assignment”), Original Purchaser transferred and assigned to the Assignees (as defined in Exhibit A of the Assignment), including without limitation the Remaining Purchasers, all of the terms, covenants, obligations and conditions of the Agreement on the part of the purchaser therein required to be performed.

 

C.                                    The Closing Date with respect to the Properties other than the Sterling Heights Property and the Mishawaka Property (the “Transferred Properties”) occurred on October 9, 2012 (the “Transferred Properties Closing Date”).  The Transferred Properties were sold pursuant to the terms of the Agreement on the Transferred Properties Closing Date.

 

D.                                    The Remaining Sellers and the Remaining Purchasers desire to amend the Agreement as provided for below.

 

AGREEMENT

 

NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Remaining Sellers and the Remaining Purchasers agree as follows:

 

 

1.                                      Sterling Heights Property.  With respect to the Sterling Heights Property, the Extended Study Period Expiration shall be extended until 5:00 p.m. (Boston time) on October 30, 2012 for the sole purpose of the Sterling Heights Purchaser’s review of certain public records relating to the environmental condition of the Sterling Heights Property.  If the Sterling Heights Purchaser does not terminate the Agreement with respect to the Sterling Heights Property on or prior to the expiration of the Extended Study Period Expiration (as hereby extended) as described in the First Amendment, the Closing Date for the Sterling Heights Property shall be November 1, 2012.

 

2.                                      Mishawaka Property.  With respect to the Mishawaka Property, the Extended Study Period Expiration shall be extended until 5:00 p.m. (Boston time) on December 14, 2012 for the sole purpose of the Mishawaka Purchaser’s completion of certain environmental testing, which has been approved by Sellers, and its review of the results thereof.  If the Mishawaka Purchaser does not terminate the Agreement with respect to the Mishawaka Property on or prior to the expiration of the Extended Study Period Expiration (as hereby extended) as described in the First Amendment, the Closing Date for the Mishawaka Property shall be December 28, 2012.

 

3.                                      Time of the Essence.  Time is of the essence in the performance of the Agreement, as modified by this Amendment.

 

4.                                      Binding Effect.  The terms, covenants, conditions and provisions contained in this Amendment shall be binding upon and inure to the benefit of the Remaining Sellers and the Remaining Purchasers, their respective successors and assigns.  the Remaining Sellers and the Remaining Purchasers hereby ratify and confirm the terms and provisions of the Agreement, as amended hereby.

 

5.                                      Amendment.  This Amendment may not be modified, amended or terminated nor any of its provisions waived except by written agreement signed by the Remaining Sellers and the Remaining Purchasers. Except as expressly set forth in this Amendment, the Agreement shall remain unmodified and in full force and effect and enforceable in accordance with its terms.  In the event of any inconsistency or conflict between this Amendment and the Agreement, the terms of this Amendment shall control.  This Amendment shall be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts.

 

6.                                      Counterparts.  To facilitate execution, this instrument may be executed in as many counterparts as may be convenient or required.  All counterparts shall collectively constitute a single instrument.  Any signature page to any counterpart may be detached from such counterpart without impairing the legal effect of the signatures thereon and thereafter attached to another counterpart identical thereto except having attached to it additional signature pages.

 

 

7.                                      Form of Signatures.  The Remaining Purchasers and the Remaining Sellers each acknowledge, stipulate and agree that delivery of an executed copy of this Amendment via facsimile or electronic transmission shall be valid, binding and enforceable against the Remaining Purchasers and the Remaining Sellers, respectively, to the same extent as an original bearing its signature, and no original thereof shall be required as a condition of its validity or enforceability.

 

[The balance of this page is intentionally left blank; signatures follow]

 

 

Executed under seal as of the date first written above.

 

 

	
 
    	
SELLERS:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II STERLING HEIGHTS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Benjamin S. Butcher
    
	
 
    	
Name:   Benjamin S. Butcher
    
	
 
    	
Title:   President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II MISHAWAKA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/ Benjamin S. Butcher
    
	
 
    	
Name:   Benjamin S. Butcher
    
	
 
    	
Title:   President
    

 

 

[PURCHASERS’ SIGNATURE ON NEXT PAGE]

 

 

	
 
    	
PURCHASERS:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   STERLING HEIGHTS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Kathryn Arnone
    
	
 
    	
Name:   Kathryn Arnone
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   MISHAWAKA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Kathryn Arnone
    
	
 
    	
Name:   Kathryn Arnone
    
	
 
    	
Title:   Authorized Officer
    

 

 

FOURTH AMENDMENT TO

REAL ESTATE PURCHASE AND SALE AGREEMENT

 

This Fourth Amendment to Real Estate Purchase and Sale Agreement (this “Amendment”) is made as of October 30, 2012 by and among STAG II Sterling Heights, LLC, a Delaware limited liability company (the “Sterling Heights Seller”) and STAG II Mishawaka, LLC, a Delaware limited liability company (the “Mishawaka Seller” and together with the Sterling Heights Seller, the “Remaining Sellers”), and STAG Sterling Heights, LLC, a Delaware limited liability company (the “Sterling Heights Purchaser”) and STAG Mishawaka, LLC, a Delaware limited liability company (the “Mishawaka Purchaser” and, together with the Sterling Heights Purchaser, the “Remaining Purchasers”).

 

BACKGROUND

 

A.                                    The Sellers (as defined in the Agreement), including without limitation the Remaining Sellers, and STAG Industrial Holdings, LLC (“Original Purchaser”) are parties to a Real Estate Purchase and Sale Agreement dated as of August 9, 2012, as amended by that certain First Amendment to Real Estate Purchase and Sale Agreement dated as of September 24, 2012, as further amended by that certain Second Amendment to Real Estate Purchase and Sale Agreement dated as of October 9, 2012 and by that certain Third Amendment to Real Estate Purchase and Sale Agreement dated as of October 19, 2012 by and among Remaining Sellers and Remaining Purchasers (collectively, the “Agreement”), which relates to the Property described in the Agreement (including without limitation the Sterling Heights Property and the Mishawaka Property).  Capitalized terms used in this Amendment without definition have the meaning given to them in the Agreement.

 

B.                                    Pursuant to the terms and conditions of that certain Assignment of Purchase and Sale Agreement dated as of October 9, 2012 (the “Assignment”), Original Purchaser transferred and assigned to the Assignees (as defined in Exhibit A of the Assignment), including without limitation the Remaining Purchasers, all of the terms, covenants, obligations and conditions of the Agreement on the part of the purchaser therein required to be performed.

 

C.                                    The Closing Date with respect to the Properties other than the Sterling Heights Property and the Mishawaka Property (the “Transferred Properties”) occurred on October 9, 2012 (the “Transferred Properties Closing Date”).  The Transferred Properties were sold pursuant to the terms of the Agreement on the Transferred Properties Closing Date.

 

D.                                    The Remaining Sellers and the Remaining Purchasers desire to amend the Agreement as provided for below.

 

AGREEMENT

 

NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Remaining Sellers and the Remaining Purchasers agree as follows:

 

 

1.                                      Sterling Heights Property.  With respect to the Sterling Heights Property, the Extended Study Period Expiration shall be extended until 5:00 p.m. (Boston time) on November 1, 2012 for the sole purpose of the Sterling Heights Purchaser’s review of certain public records relating to the environmental condition of the Sterling Heights Property.  If the Sterling Heights Purchaser does not terminate the Agreement with respect to the Sterling Heights Property on or prior to the expiration of the Extended Study Period Expiration (as hereby extended) as described in the First Amendment, the Closing Date for the Sterling Heights Property shall be November 1, 2012.

 

2.                                      Time of the Essence.  Time is of the essence in the performance of the Agreement, as modified by this Amendment.

 

3.                                      Binding Effect.  The terms, covenants, conditions and provisions contained in this Amendment shall be binding upon and inure to the benefit of the Remaining Sellers and the Remaining Purchasers, their respective successors and assigns.  the Remaining Sellers and the Remaining Purchasers hereby ratify and confirm the terms and provisions of the Agreement, as amended hereby.

 

4.                                      Amendment.  This Amendment may not be modified, amended or terminated nor any of its provisions waived except by written agreement signed by the Remaining Sellers and the Remaining Purchasers. Except as expressly set forth in this Amendment, the Agreement shall remain unmodified and in full force and effect and enforceable in accordance with its terms.  In the event of any inconsistency or conflict between this Amendment and the Agreement, the terms of this Amendment shall control.  This Amendment shall be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts.

 

5.                                      Counterparts.  To facilitate execution, this instrument may be executed in as many counterparts as may be convenient or required.  All counterparts shall collectively constitute a single instrument.  Any signature page to any counterpart may be detached from such counterpart without impairing the legal effect of the signatures thereon and thereafter attached to another counterpart identical thereto except having attached to it additional signature pages.

 

6.                                      Form of Signatures.  The Remaining Purchasers and the Remaining Sellers each acknowledge, stipulate and agree that delivery of an executed copy of this Amendment via facsimile or electronic transmission shall be valid, binding and enforceable against the Remaining Purchasers and the Remaining Sellers, respectively, to the same extent as an original bearing its signature, and no original thereof shall be required as a condition of its validity or enforceability.

 

[The balance of this page is intentionally left blank; signatures follow]

 

 

Executed under seal as of the date first written above.

 

 

	
 
    	
SELLERS:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II STERLING HEIGHTS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   II MISHAWAKA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
Name:   Stephen C. Mecke
    
	
 
    	
Title:   Authorized Officer
    

 

 

[PURCHASERS’ SIGNATURE ON NEXT PAGE]

 

 

	
 
    	
PURCHASERS:
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   STERLING HEIGHTS, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Kathryn Arnone
    
	
 
    	
Name:   Kathryn Arnone
    
	
 
    	
Title:   Executive Vice President
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
STAG   MISHAWAKA, LLC,
    
	
 
    	
a   Delaware limited liability company
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Kathryn Arnone
    
	
 
    	
Name:   Kathryn Arnone
    
	
 
    	
Title:   Executive Vice PresidentExhibit 10.2

 

 

Published CUSIP Number:                       

 

CREDIT AGREEMENT

 

Dated as of September 10, 2012

 

among

 

STAG INDUSTRIAL OPERATING PARTNERSHIP, L.P.,

as Borrower,

 

STAG INDUSTRIAL, INC.,

as a Guarantor,

 

BANK OF AMERICA, N.A.,

as Administrative Agent, L/C Issuer, and Swing Line Lender

 

and

 

The Other Lenders Party Hereto

 

MERRILL LYNCH, PIERCE, FENNER AND SMITH INCORPORATED

as

Lead Arranger and Sole Bookrunner

 

ROYAL BANK OF CANADA

 

And

 

WELLS FARGO BANK NATIONAL ASSOCIATION

 

as Co-Syndication Agents

 

 

 

TABLE OF CONTENTS

 

	
Section
    	
 
    	
Page
    
	
 
    	
 
    	
 
    
	
Article I. Definitions and   Accounting Terms
    	
 
    	
1
    
	
 
    	
 
    	
 
    
	
1.01
    	
Defined Terms
    	
 
    	
1
    
	
1.02
    	
Other Interpretive Provisions
    	
 
    	
31
    
	
1.03
    	
Accounting Terms
    	
 
    	
31
    
	
1.04
    	
Rounding
    	
 
    	
32
    
	
1.05
    	
Times of Day
    	
 
    	
32
    
	
1.06
    	
Letter of Credit Amounts
    	
 
    	
32
    
	
 
    	
 
    	
 
    
	
Article II. The Commitments   and Credit Extensions
    	
 
    	
32
    
	
 
    	
 
    	
 
    
	
2.01
    	
Committed Loans
    	
 
    	
32
    
	
2.02
    	
Borrowings, Conversions and Continuations of Committed   Loans
    	
 
    	
33
    
	
2.03
    	
Letters of Credit
    	
 
    	
34
    
	
2.04
    	
Swing Line Loans
    	
 
    	
43
    
	
2.05
    	
Prepayments
    	
 
    	
46
    
	
2.06
    	
Termination, Reduction, or Increase of Commitments and   Loans
    	
 
    	
46
    
	
2.07
    	
Repayment of Loans
    	
 
    	
48
    
	
2.08
    	
Interest
    	
 
    	
48
    
	
2.09
    	
Fees
    	
 
    	
49
    
	
2.10
    	
Computation of Interest and Fees; Retroactive Adjustments   of Applicable Rate
    	
 
    	
50
    
	
2.11
    	
Evidence of Debt
    	
 
    	
51
    
	
2.12
    	
Payments Generally; Administrative Agent’s Clawback
    	
 
    	
51
    
	
2.13
    	
Sharing of Payments by Lenders
    	
 
    	
53
    
	
2.14
    	
Extension of Revolving Maturity Date
    	
 
    	
54
    
	
2.15
    	
Cash Collateral
    	
 
    	
54
    
	
2.16
    	
Defaulting Lenders
    	
 
    	
55
    
	
2.17
    	
Guaranties
    	
 
    	
58
    
	
 
    	
 
    	
 
    
	
Article III. Taxes, Yield   Protection and Illegality
    	
 
    	
58
    
	
 
    	
 
    	
 
    
	
3.01
    	
Taxes
    	
 
    	
58
    
	
3.02
    	
Illegality
    	
 
    	
62
    
	
3.03
    	
Inability to Determine Rates
    	
 
    	
63
    
	
3.04
    	
Increased Costs; Reserves on Eurodollar Rate Loans
    	
 
    	
63
    
	
3.05
    	
Compensation for Losses
    	
 
    	
65
    
	
3.06
    	
Mitigation Obligations; Replacement of Lenders
    	
 
    	
65
    
	
3.07
    	
Survival
    	
 
    	
66
    
	
 
    	
 
    	
 
    
	
Article IV. Borrowing Base
    	
 
    	
66
    
	
 
    	
 
    	
 
    
	
4.01
    	
Initial Borrowing Base
    	
 
    	
66
    
	
4.02
    	
Changes in Borrowing Base Calculation
    	
 
    	
66
    
	
4.03
    	
Requests for Admission into Borrowing Base
    	
 
    	
66
    
	
4.04
    	
Eligibility
    	
 
    	
66
    
	
4.05
    	
Approval of Borrowing Base Properties
    	
 
    	
67
    
	
4.06
    	
Guaranty/Property Information
    	
 
    	
67
    
	
4.07
    	
Notice of Admission of New Borrowing Base Properties
    	
 
    	
67
    
	
4.08
    	
RESERVED
    	
 
    	
67
    
	
4.09
    	
Release of Borrowing Base Property/Guarantors
    	
 
    	
67
    

 

 

	
Section
    	
 
    	
Page
    
	
 
    	
 
    	
 
    
	
4.10
    	
Exclusion Events
    	
 
    	
69
    
	
4.11
    	
Documentation Required with Respect to Borrowing Base   Properties
    	
 
    	
70
    
	
 
    	
 
    	
 
    
	
Article V. Conditions   Precedent to Credit Extensions
    	
 
    	
70
    
	
 
    	
 
    	
 
    
	
5.01
    	
Conditions of Initial Credit Extension
    	
 
    	
70
    
	
5.02
    	
Conditions to all Credit Extensions
    	
 
    	
72
    
	
 
    	
 
    	
 
    
	
Article VI. Representations   and Warranties
    	
 
    	
73
    
	
 
    	
 
    	
 
    
	
6.01
    	
Existence, Qualification and Power; Compliance with Laws
    	
 
    	
73
    
	
6.02
    	
Authorization; No Contravention
    	
 
    	
73
    
	
6.03
    	
Governmental Authorization; Other Consents
    	
 
    	
73
    
	
6.04
    	
Binding Effect
    	
 
    	
73
    
	
6.05
    	
Financial Statements; No Material Adverse Effect
    	
 
    	
73
    
	
6.06
    	
Litigation
    	
 
    	
74
    
	
6.07
    	
No Default
    	
 
    	
74
    
	
6.08
    	
Ownership of Property; Liens; Equity Interests
    	
 
    	
74
    
	
6.09
    	
Environmental Compliance
    	
 
    	
74
    
	
6.10
    	
Insurance
    	
 
    	
75
    
	
6.11
    	
Taxes
    	
 
    	
75
    
	
6.12
    	
ERISA Compliance
    	
 
    	
75
    
	
6.13
    	
Subsidiaries; Equity Interests
    	
 
    	
76
    
	
6.14
    	
Margin Regulations; Investment Company Act
    	
 
    	
76
    
	
6.15
    	
Disclosure
    	
 
    	
77
    
	
6.16
    	
Compliance with Laws
    	
 
    	
77
    
	
6.17
    	
Taxpayer Identification Number
    	
 
    	
77
    
	
6.18
    	
Intellectual Property; Licenses, Etc.
    	
 
    	
77
    
	
6.19
    	
Representations Concerning Leases
    	
 
    	
77
    
	
6.20
    	
Solvency
    	
 
    	
77
    
	
6.21
    	
REIT Status of Parent
    	
 
    	
78
    
	
6.22
    	
Labor Matters
    	
 
    	
78
    
	
6.23
    	
Ground Lease Representation
    	
 
    	
78
    
	
6.24
    	
Borrowing Base Properties
    	
 
    	
78
    
	
6.25
    	
OFAC
    	
 
    	
79
    
	
 
    	
 
    	
 
    
	
Article VII. Affirmative   Covenants
    	
 
    	
79
    
	
 
    	
 
    	
 
    
	
7.01
    	
Financial Statements
    	
 
    	
79
    
	
7.02
    	
Certificates; Other Information
    	
 
    	
80
    
	
7.03
    	
Notices
    	
 
    	
81
    
	
7.04
    	
Payment of Obligations
    	
 
    	
82
    
	
7.05
    	
Preservation of Existence, Etc.
    	
 
    	
82
    
	
7.06
    	
Maintenance of Properties
    	
 
    	
83
    
	
7.07
    	
Maintenance of Insurance
    	
 
    	
83
    
	
7.08
    	
Compliance with Laws
    	
 
    	
83
    
	
7.09
    	
Books and Records
    	
 
    	
83
    
	
7.10
    	
Inspection Rights
    	
 
    	
83
    
	
7.11
    	
Use of Proceeds
    	
 
    	
84
    
	
7.12
    	
Environmental Matters
    	
 
    	
84
    
	
7.13
    	
Condemnation, Casualty and Restoration
    	
 
    	
85
    
	
7.14
    	
Ground Leases
    	
 
    	
86
    
	
7.15
    	
Borrowing Base Properties
    	
 
    	
87
    
	
7.16
    	
Subsidiary Guarantor Organizational Documents
    	
 
    	
87
    

 

ii

 

	
Section
    	
 
    	
Page
    
	
 
    	
 
    	
 
    
	
Article VIII. Negative   Covenants
    	
 
    	
88
    
	
 
    	
 
    	
 
    
	
8.01
    	
Liens
    	
 
    	
88
    
	
8.02
    	
Indebtedness
    	
 
    	
89
    
	
8.03
    	
Investments
    	
 
    	
90
    
	
8.04
    	
Fundamental Changes
    	
 
    	
90
    
	
8.05
    	
Dispositions
    	
 
    	
91
    
	
8.06
    	
Restricted Payments
    	
 
    	
91
    
	
8.07
    	
Change in Nature of Business
    	
 
    	
91
    
	
8.08
    	
Transactions with Affiliates
    	
 
    	
91
    
	
8.09
    	
Burdensome Agreements
    	
 
    	
92
    
	
8.10
    	
Use of Proceeds
    	
 
    	
92
    
	
8.11
    	
Borrowing Base Properties; Ground Leases
    	
 
    	
92
    
	
8.12
    	
Environmental Matters
    	
 
    	
93
    
	
8.13
    	
Negative Pledge; Indebtedness
    	
 
    	
94
    
	
8.14
    	
Financial Covenants
    	
 
    	
94
    
	
 
    	
 
    	
 
    
	
Article IX. Events of   Default and Remedies
    	
 
    	
94
    
	
 
    	
 
    	
 
    
	
9.01
    	
Events of Default
    	
 
    	
94
    
	
9.02
    	
Remedies Upon Event of Default
    	
 
    	
97
    
	
9.03
    	
Application of Funds
    	
 
    	
97
    
	
 
    	
 
    	
 
    
	
Article X. Administrative   Agent
    	
 
    	
98
    
	
 
    	
 
    	
 
    
	
10.01
    	
Appointment and Authority
    	
 
    	
98
    
	
10.02
    	
Rights as a Lender
    	
 
    	
98
    
	
10.03
    	
Exculpatory Provisions
    	
 
    	
98
    
	
10.04
    	
Reliance by Administrative Agent
    	
 
    	
99
    
	
10.05
    	
Delegation of Duties
    	
 
    	
100
    
	
10.06
    	
Resignation of Administrative Agent
    	
 
    	
100
    
	
10.07
    	
Non-Reliance on Administrative Agent and Other Lenders
    	
 
    	
101
    
	
10.08
    	
No Other Duties, Etc.
    	
 
    	
101
    
	
10.09
    	
Administrative Agent May File Proofs of Claim
    	
 
    	
101
    
	
10.10
    	
Guaranty Matters
    	
 
    	
102
    
	
 
    	
 
    	
 
    
	
Article XI. Miscellaneous
    	
 
    	
102
    
	
 
    	
 
    	
 
    
	
11.01
    	
Amendments, Etc.
    	
 
    	
102
    
	
11.02
    	
Notices; Effectiveness; Electronic Communication
    	
 
    	
103
    
	
11.03
    	
No Waiver; Cumulative Remedies; Enforcement
    	
 
    	
105
    
	
11.04
    	
Expenses; Indemnity; Damage Waiver
    	
 
    	
106
    
	
11.05
    	
Payments Set Aside
    	
 
    	
108
    
	
11.06
    	
Successors and Assigns
    	
 
    	
108
    
	
11.07
    	
Treatment of Certain Information; Confidentiality
    	
 
    	
113
    
	
11.08
    	
Right of Setoff
    	
 
    	
114
    
	
11.09
    	
Interest Rate Limitation
    	
 
    	
114
    
	
11.10
    	
Counterparts; Integration; Effectiveness
    	
 
    	
114
    
	
11.11
    	
Survival of Representations and Warranties
    	
 
    	
115
    
	
11.12
    	
Severability
    	
 
    	
115
    
	
11.13
    	
Replacement of Lenders
    	
 
    	
115
    
	
11.14
    	
Governing Law; Jurisdiction; Etc.
    	
 
    	
116
    
	
11.15
    	
No Advisory or Fiduciary Responsibility
    	
 
    	
117
    
	
11.16
    	
Electronic Execution of Assignments and Certain Other   Documents
    	
 
    	
117
    

 

iii

 

	
Section
    	
 
    	
Page
    
	
 
    	
 
    	
 
    
	
11.17
    	
USA PATRIOT ACT
    	
 
    	
118
    
	
11.18
    	
ENTIRE AGREEMENT
    	
 
    	
118
    

 

iv

 

	
Section
    	
 
    	
Page
    
	
 
    	
 
    	
 
    
	
SCHEDULES
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
2.01
    	
Commitments   and Applicable Percentages
    	
 
    	
 
    
	
4.01
    	
Initial   Borrowing Base Properties
    	
 
    	
 
    
	
6.06
    	
Litigation
    	
 
    	
 
    
	
6.09
    	
Environmental   Matters
    	
 
    	
 
    
	
6.13
    	
Subsidiaries   and Other Equity Investments and Equity Interests in Borrower and Each   Subsidiary Guarantor
    	
 
    	
 
    
	
6.18
    	
Intellectual   Property Matters
    	
 
    	
 
    
	
8.01
    	
Existing   Liens
    	
 
    	
 
    
	
8.13
    	
Indebtedness
    	
 
    	
 
    
	
11.02
    	
Administrative   Agent’s Office; Certain Addresses for Notices
    	
 
    	
 
    
	
RO
    	
Responsible   Officers
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
EXHIBITS
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
Form of
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
A
    	
Committed   Loan Notice|
    	
 
    	
 
    
	
A-1
    	
Swing   Line Loan Notice
    	
 
    	
 
    
	
B-1
    	
Form of   Revolving Note
    	
 
    	
 
    
	
B-2
    	
Form of   Term Note
    	
 
    	
 
    
	
B-3
    	
Form of   Swing Line Note
    	
 
    	
 
    
	
C
    	
Compliance   Certificate
    	
 
    	
 
    
	
D-1
    	
Assignment   and Assumption
    	
 
    	
 
    
	
D-2
    	
Administrative   Questionnaire
    	
 
    	
 
    
	
E
    	
Borrowing   Base Report
    	
 
    	
 
    
	
F-1
    	
Form of   Parent Guaranty
    	
 
    	
 
    
	
F-2
    	
Form of   Subsidiary Guaranty
    	
 
    	
 
    
	
G
    	
Borrowing   Base Addition Report
    	
 
    	
 
    
	
H-1
    	
U.S.   Tax Compliance Certificate
    	
 
    	
 
    
	
H-2
    	
U.S.   Tax Compliance Certificate
    	
 
    	
 
    
	
H-3
    	
U.S.   Tax Compliance Certificate
    	
 
    	
 
    
	
H-4
    	
U.S.   Tax Compliance Certificate
    	
 
    	
 
    

 

v

 

 

CREDIT AGREEMENT

 

This CREDIT AGREEMENT (“Agreement”) is entered into as of September 10, 2012,  among STAG INDUSTRIAL OPERATING PARTNERSHIP, L.P., a Delaware limited partnership (“Borrower”), STAG INDUSTRIAL, INC., a Maryland corporation and the sole member of the sole general partner of Borrower (“Parent”), each lender from time to time party hereto (collectively, the “Lenders” and individually, a “Lender”), and BANK OF AMERICA, N.A.,  as Administrative Agent, Swing Line Lender and L/C Issuer.

 

Borrower has requested that the Lenders provide a term and revolving credit facility, and the Lenders are willing to do so on the terms and conditions set forth herein.

 

In consideration of the mutual covenants and agreements herein contained, the parties hereto covenant and agree as follows:

 

ARTICLE I.

DEFINITIONS AND ACCOUNTING TERMS

 

1.01                        Defined Terms.  As used in this Agreement, the following terms shall have the meanings set forth below:

 

“Acceptable Ground Lease” means a ground lease with respect to an Acceptable Property executed by a Subsidiary Guarantor, as lessee, that has a remaining lease term (including extension or renewal rights) of at least thirty-five (35) years, calculated as of the date such Acceptable Property is admitted into the Borrowing Base, and that Administrative Agent determines, in its sole discretion, is a financeable ground lease and is otherwise acceptable.

 

“Acceptable Property” means a Property (a) that is approved by Administrative Agent and Required Lenders, or (b) that is approved by Administrative Agent and meets the following requirements:

 

(i)                                     such Property is wholly-owned by, or ground leased pursuant to an Acceptable Ground Lease to, Borrower or a Subsidiary Guarantor free and clear of any Liens (other than Liens permitted by Section 8.01);

 

(ii)                                  such Property is an industrial, manufacturing, warehouse/distribution and/or office property located within the United States; and

 

(iii)                               if such Property is owned by a Subsidiary Guarantor, or is ground leased pursuant to an Acceptable Ground Lease to a Subsidiary Guarantor, then the Equity Interests of such Subsidiary Guarantor are owned, directly or indirectly by Borrower, free and clear of any Liens other than Liens permitted by Section 8.01.

 

“Adjusted NOI” means, with respect to any Property for the prior quarter, annualized, an amount equal to (a) the aggregate gross revenues from the operations of such Property during such period, minus (b) the sum of (i) all expenses and other proper charges incurred in connection with the operation of such Property during such period (including real estate taxes, but excluding any property and asset management fees, debt service charges, income taxes, depreciation, amortization and other non-cash expenses and excluding capital expenditures), (ii) a management fee equal to the greater of (A) two percent (2%) of the aggregate net revenues from the operations of such Property during such period and (B) actual management fees paid, and (iii) a replacement reserve of $0.10 per square foot.  Adjusted NOI shall be reduced by the amount of any revenues from the lease of any Property as to which the lease has 

 

 

terminated, the tenant is not in occupancy or Borrower is not recognizing revenue from such tenant in accordance with GAAP, or as to which the lease is set to expire in the next calendar quarter and has not yet been extended, (and for the purposes of calculating the Borrowing Base Value only, adding back any related expenses from such Property) and increased by annualized projected revenues for the first three months from any new lease which went into effect with the tenant taking occupancy and Borrower is recognizing revenue from such tenant in accordance with GAAP during such prior quarter, or any new lease which is to go into effect with the tenant taking occupancy and paying rent during the current quarter.

 

“Administrative Agent” means Bank of America in its capacity as administrative agent under any of the Loan Documents, or any successor administrative agent.

 

“Administrative Agent’s Office” means Administrative Agent’s address and, as appropriate, account as set forth on Schedule 11.02, or such other address or account as Administrative Agent may from time to time notify Borrower and the Lenders.

 

“Administrative Questionnaire” means an Administrative Questionnaire in substantially the form of Exhibit D-2 or any other form approved by Administrative Agent.

 

“Affiliate” means, with respect to any 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; provided in no event shall Agent or any Lender be deemed to be an Affiliate of the Borrower.

 

“Aggregate Commitments” means the Commitments of all the Lenders, which, as of the Closing Date, total THREE HUNDRED FIFTY MILLION DOLLARS ($350,000,000.00).

 

“Aggregate Revolving Commitments” means the Revolving Loan Commitments of all the Lenders as adjusted from time to time in accordance with the terms hereof.  The initial amount of the Aggregate Revolving Commitments in effect on the Closing Date is TWO HUNDRED MILLION DOLLARS ($200,000,000.00).

 

 “Agreement” means this Credit Agreement.

 

“Applicable Percentage” means, with respect to any Lender at any time, the percentage (carried out to the ninth decimal place) of the Aggregate Commitments represented by such Lender’s Loan Commitment at such time, subject to adjustment as provided in Section 2.16.  If the commitment of each Lender to make Loans, the Swing Line Lender to make Swing Line Loans, and the obligation of L/C Issuer to make L/C Credit Extensions have been terminated pursuant to Section 9.02 or if the Aggregate Revolving Commitments have expired, then the Applicable Percentage of each Lender shall be determined based on the Applicable Percentage of such Lender most-recently in effect, giving effect to any subsequent assignments.  The initial Applicable Percentage of each Lender is set forth opposite the name of such Lender on Schedule 2.01 or in the Assignment and Assumption pursuant to which such Lender becomes a party hereto, as applicable.

 

“Applicable Rate” means the following:

 

A. Unless and until the Rating Conditions have been satisfied, with respect to any Loan, the following percentages  per annum determined according to the Consolidated Leverage Ratio as set forth in the most recent Compliance Certificate received by Administrative Agent pursuant to Section 7.02(a):

 

2

 

Leveraged Based Pricing Grid:

 

	
Applicable Rate
    	
 
    
	
Pricing
   Level
    	
 
    	
Consolidated
   Leverage Ratio
    	
 
    	
Eurodollar Rate
   and Letter of
   Credit
   Applicable
   Margin
    	
 
    	
Base Rate
   Applicable
   Margin
    	
 
    
	
1
    	
 
    	
< 40%
    	
 
    	
1.65
    	
%
    	
.65
    	
%
    
	
2
    	
 
    	
> 40% but < 50%
    	
 
    	
1.75
    	
%
    	
.75
    	
%
    
	
3
    	
 
    	
> 50% but <    55%
    	
 
    	
2.00
    	
%
    	
1.00
    	
%
    
	
4
    	
 
    	
> 55%
    	
 
    	
2.25
    	
%
    	
1.25
    	
%
    

 

Any increase or decrease in the Applicable Rate resulting from a change in the Consolidated Leverage Ratio shall become effective as of the first (1st) Business Day immediately following the date a Compliance Certificate is delivered pursuant to Section 7.02(a)  provided that if a Compliance Certificate is not delivered when due in accordance with such Section, then, upon the request of Required Lenders, Pricing Level 4 shall apply as of the first (1st) Business Day after the date on which such Compliance Certificate was required to have been delivered, provided that if such request is not delivered within thirty (30) days of the date such Compliance Certificate was due, Pricing Level 4 shall apply as of the date of delivery of such request, and shall remain in effect until the date on which such Compliance Certificate is delivered.  The Applicable Rate in effect from the Closing Date until adjusted as set forth above shall be set at Pricing Level 1.

 

Notwithstanding anything to the contrary contained in this definition, the determination of the Applicable Rate for any period shall be subject to the provisions of Section 2.10(b).

 

or

 

B.                                    If and when the Rating Conditions have been satisfied:

 

(i)                                     with respect to any Revolving Loan, the following percentages per annum, based upon the Debt Rating as set forth below (determined in accordance with the Revolving Loan Pricing Grid set forth below);

 

(ii)                                  with respect to any Term Loan, the following percentages per annum, based upon the Debt Rating as set forth below (determined in accordance with the Term Loan Pricing Grid set forth below); and

 

(iii)                               with respect to each Letter of Credit, the Eurodollar Rate Applicable Margin (Revolver), based upon the Debt Rating as set forth below (determined in accordance with the Revolving Loan Pricing Grid set forth below);

 

3

 

Revolving Loan Pricing Grid:

 

	
Debt Rating
    	
 
    	
Pricing
   Level
    	
 
    	
Letters
   of
   Credit
    	
 
    	
Eurodollar
   Rate
   Applicable
   Margin
   (Revolver)
    	
 
    	
Base Rate
   Applicable
   Margin
   (Revolver)
    	
 
    	
Facility Fee
   Rate
   (Revolver)
    	
 
    
	
>A-/A3
    	
 
    	
1
    	
 
    	
1.00
    	
%
    	
1.00
    	
%
    	
0.00
    	
%
    	
0.15
    	
%
    
	
>BBB+/Baa1
    	
 
    	
2
    	
 
    	
1.05
    	
%
    	
1.05
    	
%
    	
0.05
    	
%
    	
0.20
    	
%
    
	
>BBB/Baa2
    	
 
    	
3
    	
 
    	
1.20
    	
%
    	
1.20
    	
%
    	
0.20
    	
%
    	
0.25
    	
%
    
	
>BBB-/Baa3
    	
 
    	
4
    	
 
    	
1.45
    	
%
    	
1.45
    	
%
    	
0.45
    	
%
    	
0.30
    	
%
    
	
<BBB-/Baa3
    	
 
    	
5
    	
 
    	
1.85
    	
%
    	
1.85
    	
%
    	
0.85
    	
%
    	
0.40
    	
%
    

 

Term Loan Pricing Grid:

 

	
Applicable Rate
    	
 
    
	
Debt Rating
    	
 
    	
Pricing
   Level
    	
 
    	
Base Rate
   Applicable
   Margin
   (Term)
    	
 
    	
Eurodollar
   Rate
   (Term)
    	
 
    
	
>A-/A3
    	
 
    	
1
    	
 
    	
0.15
    	
%
    	
1.15
    	
%
    
	
>BBB+/Baa1
    	
 
    	
2
    	
 
    	
0.25
    	
%
    	
1.25
    	
%
    
	
>BBB/Baa2
    	
 
    	
3
    	
 
    	
0.45
    	
%
    	
1.45
    	
%
    
	
>BBB-/Baa3
    	
 
    	
4
    	
 
    	
0.75
    	
%
    	
1.75
    	
%
    
	
<BBB-/Baa3
    	
 
    	
5
    	
 
    	
1.25
    	
%
    	
2.25
    	
%
    

 

Each change in the Applicable Rate resulting from a publicly announced change in the Debt Rating shall be effective, in the case of an upgrade, during the period commencing on the date of delivery by the Borrower to the Administrative Agent of notice thereof pursuant to Section 7.03(e) and ending on the date immediately preceding the effective date of the next such change and, in the case of a downgrade, during the period commencing on the date of the public announcement thereof and ending on the date immediately preceding the effective date of the next such change.

 

“Approved Fund” means any Fund 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.

 

“Assignee Group” means two (2) or more Eligible Assignees that are Affiliates of one another or two (2) or more Approved Funds managed by the same investment advisor.

 

“Assignment and Assumption” means an assignment and assumption entered into by a Lender and an Eligible Assignee (with the consent of any party whose consent is required by Section 11.06(b)), and accepted by Administrative Agent, in substantially the form of Exhibit D-1 or any other form

 

4

 

(including electronic documentation generated by MarkitClear or other electronic platform) approved by Administrative Agent.

 

“Attributable Indebtedness” means, on any date in respect of any Capital Lease of any Person, the capitalized amount thereof that would appear on a balance sheet of such Person prepared as of such date in accordance with GAAP.

 

“Audited Financial Statements” means after the delivery of the financial statements of Parent required pursuant to Section 7.01(a) for the fiscal year ending December 31, 2012, the most-recent financial statements furnished pursuant to Section 7.01(a).

 

“Availability Period” means with respect to Revolving Loan Commitments, the period from and including the Closing Date to the earliest of (a) the then applicable Maturity Date with respect to the Revolving Loan, (b) the date of termination of the Aggregate Revolving Commitments pursuant to Section 2.06, and (c) the date of termination of the commitment of each Lender to make Loans, the commitment of the Swing Line Lender to make Swing Line Loans, and of the obligation of L/C Issuer to make L/C Credit Extensions pursuant to Section 9.02.

 

“Available Loan Amount” means, as of any date of determination, the lesser of (a) the Aggregate Commitments, and (b) the Borrowing Base.

 

“Available Revolving Loan Amount” means, as of any date of determination, the lesser of (a) the Aggregate Revolving Commitments, and (b) (i) the Borrowing Base less (ii) the outstanding principal balance of the Term Loans.

 

“Award” means any compensation paid by any Governmental Authority in connection with a Condemnation in respect of all or any part of any Borrowing Base Property.

 

“Balloon Payments” shall mean with respect to any loan constituting Indebtedness, any required principal payment of such loan which is payable at the maturity of such Indebtedness, provided, however, that the final payment of a fully amortized loan shall not constitute a Balloon Payment.

 

“Bank of America” means Bank of America, N.A. and its successors.

 

“Base Rate” means for any day a fluctuating rate per annum equal to the highest of (a) the Federal Funds Rate plus one half of one percent (1/2 of 1%), (b) the rate of interest in effect for such day as publicly announced from time to time by Bank of America as its “prime rate,” and (c) the one month Eurodollar Rate plus one percent (1.00%).  The “prime rate” is a rate set by Bank of America based upon various factors including Bank of America’s costs and desired return, general economic conditions and other factors, and is used as a reference point for pricing some loans, which may be priced at, above, or below such announced rate.  Any change in such prime rate announced by Bank of America shall take effect at the opening of business on the day specified in the public announcement of such change.

 

“Base Rate Loan” means a Loan that bears interest based on the Base Rate.

 

“Borrower” has the meaning specified in the introductory paragraph hereto.

 

“Borrower Materials” has the meaning specified in Section 7.02.

 

“Borrowing” means a Committed Borrowing or a Swing Line Borrowing, as the context may require.

 

5

 

“Borrowing Base” means, as of any date of determination, the lesser of (a) the product of (i) sixty percent (60%) times (ii) the aggregate Borrowing Base Values of the Borrowing Base Properties, and (b) the Implied Loan Amount.  Notwithstanding the foregoing, the amount of the Borrowing Base attributable to any individual Borrowing Base Property shall not exceed twenty five percent (25%) of the Borrowing Base.

 

“Borrowing Base Properties” means each Acceptable Property that either (a) is an Initial Borrowing Base Property or (b) becomes a Borrowing Base Property pursuant to Section 4.03, but excluding any Acceptable Properties that have been released from the Borrowing Base pursuant to Section 4.09, and “Borrowing Base Property” means any one of the Borrowing Base Properties.

 

“Borrowing Base Report” means a report in substantially the form of Exhibit E (or such other form approved by Administrative Agent) certified by a Responsible Officer of Borrower.

 

“Borrowing Base Value” means the aggregate Adjusted NOI of the Borrowing Base Properties divided by the Capitalization Rate.

 

“Business Day” means any day other than a Saturday, Sunday or other day on which commercial banks are authorized to close under the Laws of, or are in fact closed in, the state where Administrative Agent’s Office is located or the State of New York, and, if such day relates to any Eurodollar Rate Loan, means any such day that is also a London Banking Day.

 

“Capital Lease” means, with respect to any Person, 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.

 

“Capital Lease Obligations” means, with respect to any Person for any period, the capitalized amount of obligations under Capital Leases for such Person for such period as determined in accordance with GAAP.

 

“Capitalization Rate” means eight and 50/100 percent (8.50%).

 

“Cash Collateralize” means to pledge and deposit with or deliver to Administrative Agent, for the benefit of Administrative Agent, Swing Line Lender, or L/C Issuer (as applicable) and the Lenders, as collateral for L/C Obligations or Swing Line Loans or obligations of Lenders to fund participations in respect thereof (as the context may require), cash or deposit account balances or, if L/C Issuer or Swing Line Lender benefitting from such collateral shall agree in its sole discretion, other credit support, in each case pursuant to documentation in form and substance reasonably satisfactory to (a) Administrative Agent and (b) L/C Issuer or the Swing Line Lender (as applicable).  The term “Cash Collateral” shall have a meaning correlative to the foregoing and shall include the proceeds of such cash collateral and other credit support.

 

“Cash Equivalents” means any of the following types of Investments, to the extent owned by Guarantor, Borrower or any of their Subsidiaries free and clear of all Liens (other than Liens permitted hereunder):

 

(a)                                 readily marketable obligations issued or directly and fully guaranteed or insured by the United States of America or any agency or instrumentality thereof having maturities of not more than 360 days from the date of acquisition thereof; provided that the full faith and credit of the United States of America is pledged in support thereof;

 

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(b)                                 demand or time deposits with, or insured certificates of deposit or bankers’ acceptances of, any commercial bank that (A) is a Lender or (B) (i) is organized under the laws of the United States of America, any state thereof or the District of Columbia or is the principal banking subsidiary of a bank holding company organized under the laws of the United States of America, any state thereof or the District of Columbia, and is a member of the Federal Reserve System, (ii) issues (or the parent of which issues) commercial paper rated as described in clause (c) of this definition and (iii) has combined capital and surplus of at least $1,000,000,000, in each case with maturities of not more than 90 days from the date of acquisition thereof;

 

(c)                                  commercial paper in an aggregate amount of no more than $5,000,000 per issuer outstanding at any time issued by any Person organized under the laws of any state of the United States of America and rated at least “Prime-1” (or the then equivalent grade) by Moody’s or at least “A-1” (or the then equivalent grade) by S&P, in each case with maturities of not more than 180 days from the date of acquisition thereof;

 

(d)                                 Investments, classified in accordance with GAAP as current assets of the Parent or any of its Subsidiaries, in money market investment programs registered under the Investment Company Act of 1940, which are administered by financial institutions that have the highest rating obtainable from either Moody’s or S&P, and the portfolios of which are limited solely to Investments of the character, quality and maturity described in clauses (a), (b) and (c) of this definition; and

 

(e)                                  Other liquid or readily marketable investments in an amount not to exceed five percent (5%) of Total Asset Value.

 

“Casualty” has the meaning specified in Section 7.13(b).

 

“Change in Law” means the occurrence, after the date of this Agreement, of any of the following: (a) the adoption or taking effect of any Law, rule, regulation or treaty; (b) any change in any Law, rule, regulation or treaty or in the administration, interpretation, implementation or application thereof by any Governmental Authority; or (c) the making or issuance of any request, rule, guideline or directive (whether or not having the force of law) by any Governmental Authority; provided that notwithstanding anything herein to the contrary, (x) the Dodd-Frank Wall Street Reform and Consumer Protection Act and all requests, rules, guidelines or directives thereunder or issued in connection therewith and (y) all requests, rules, guidelines or directives promulgated by the Bank for International Settlements, the Basel Committee on Banking Supervision (or any successor or similar authority) or the United States or foreign regulatory authorities, in each case pursuant to Basel III, shall in each case be deemed to be a “Change in Law”, regardless of the date enacted, adopted or issued.

 

“Change of Control” means an event or series of events by which:

 

(a)                                 any “person” or “group” (as such terms are used in Sections 13(d) and 14(d) of the Securities Exchange Act of 1934, but excluding any employee benefit plan of such person or its Subsidiaries, and any person or entity acting in its capacity as trustee, agent or other fiduciary or administrator of any such plan) becomes the “beneficial owner” (as defined in Rules 13d-3 and 13d-5 under the Securities Exchange Act of 1934, except that a person or group shall be deemed to have “beneficial ownership” of all Equity Interests that such person or group has the right to acquire, whether such right is exercisable immediately or only after the passage of time (such right, an “option right”)), directly or indirectly, of thirty-five percent (35%) or more of the Equity Interests of Parent entitled to vote for members of the board of directors or equivalent governing body of Parent on a fully-diluted basis (and taking into account all such Equity Interests that such person or group has the right to acquire pursuant to any option right);

 

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(b)                                 during any period of twelve (12) consecutive months, a majority of the members of the board of directors or other equivalent governing body of Parent cease to be composed of individuals (i) who were members of that board or equivalent governing body on the first day of such period, (ii) whose election or nomination to that board or equivalent governing body was approved by individuals referred to in clause (i) above constituting at the time of such election or nomination at least a majority of that board or equivalent governing body or (iii) whose election or nomination to that board or other equivalent governing body was approved by individuals referred to in clauses (i) and (ii) above constituting at the time of such election or nomination at least a majority of that board or equivalent governing body; or

 

(c)                                  Parent shall cease to (i) either be the sole general partner of, or wholly own and control the general partner of, Borrower or (ii) own, directly or indirectly, greater than fifty percent (50%) of the Equity Interests of Borrower.

 

“Closing Date” means the first date all the conditions precedent in Section 5.01 are satisfied or waived in accordance with Section 11.01.

 

“Closing Date Term Loan” has the meaning specified in Section 2.01(b)(i).

 

“Code” means the Internal Revenue Code of 1986.

 

“Commitment” means, as to each Lender, its obligation to (a) make Committed Loans to the Borrower pursuant to Section 2.01, (b) purchase participations in L/C Obligations, and (c) purchase participations in Swing Line Loans, in an aggregate principal amount at any one time outstanding not to exceed the amount set forth opposite such Lender’s name on Schedule 2.01 or in the Assignment and Assumption pursuant to which such Lender becomes a party hereto, as applicable, as such amount may be adjusted from time to time in accordance with this Agreement.

 

“Committed Borrowing” means a borrowing consisting of simultaneous Committed Loans of the same Type and, in the case of Eurodollar Rate Loans, having the same Interest Period made by each of the Lenders pursuant to Section 2.01.

 

“Committed Loan” shall mean each loan made pursuant to a Committed Revolving Loan and the Committed Term Loan and “Committed Loans” shall mean collectively, the Committed Revolving Loan and the Committed Term Loan.

 

“Committed Revolving Loan” has the meaning specified in Section 2.01(a).

 

“Committed Term Loan” has the meaning specified in Section 2.01 (b).

 

“Committed Loan Notice” means a notice of (a) a Committed Borrowing, (b) a conversion of Committed Loans from one Type to the other, or (c) a continuation of Eurodollar Rate Loans, pursuant to Section 2.02(a), which, if in writing, shall be substantially in the form of Exhibit A.

 

“Companies” means, without duplication, the Parent and its Consolidated Subsidiaries (including Borrower), and “Company” means any one of the Companies.

 

“Compliance Certificate” means a certificate substantially in the form of Exhibit C.

 

“Condemnation” means a temporary or permanent taking by any Governmental Authority as the result, in lieu, or in anticipation, of the exercise of the right of condemnation or eminent domain of all or

 

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any part of any Borrowing Base Property, or any interest therein or right accruing thereto, including any right of access thereto or any change of grade affecting any Borrowing Base Property or any part thereof.

 

“Connection Income Taxes” means Other Connection Taxes that are imposed on or measured by net income (however denominated) or that are franchise Taxes or branch profits Taxes.

 

“Consolidated Debt Service Coverage Ratio” means, as of any date of determination, the ratio of (a) the aggregate Adjusted NOI with respect to the Borrowing Base Properties for the quarter most-recently ended for which financial statements are available divided by (b) pro forma debt service on an amount equal to the Total Outstandings assuming a thirty (30) year amortization and an interest rate equal to seven and one-half percent (7.5%) per annum.

 

“Consolidated EBITDA” means, for any Person for any period, an amount equal to (a) Consolidated Net Income, plus (b) the sum of the following (without duplication and to the extent reflected as a charge in the statement of such Consolidated Net Income for such period): (i) income tax expense; (ii) interest expense, amortization or write-off of debt discount and debt issuance costs and commissions, discounts and other fees and charges associated with Indebtedness; (iii) depreciation and amortization expense; (iv) amortization of intangibles (including goodwill) and organization costs; (v) any extraordinary, unusual or non-recurring expenses or losses (including, whether or not otherwise includable as a separate item in the statement of such Consolidated Net Income for such period, losses on sales of assets outside of the ordinary course of business); (vi) any other non-cash charges, and (vii) all commissions, guaranty fees, discounts and other fees and charges owed by such Person with respect to letters of credit and bankers’ acceptance financing and net costs of such Person under Swap Contracts in respect of interest rates to the extent such net costs are allocable to such period in accordance with GAAP; minus (c) the sum of the following (to the extent included in the statement of such Consolidated Net Income for such period): (i) interest income (except to the extent deducted in determining such Consolidated Net Income); (ii) any extraordinary, unusual or non-recurring income or gains (including, whether or not otherwise includable as a separate item in the statement of such Consolidated Net Income for such period, gains on the sales of assets outside of the ordinary course of business); (iii) any other non-cash income; and (iv) any cash payments made during such period in respect of items described in clause (b)(v) above subsequent to the fiscal quarter in which the relevant non-cash expenses or losses were reflected as a charge in the statement of Consolidated Net Income.

 

“Consolidated Fixed Charges” means, on a consolidated basis, for any Person for any period, the sum (without duplication) of (a) Consolidated Interest Expense, (b) provision for cash income taxes made by such Person on a consolidated basis in respect of such period, (c) scheduled principal amortization payments due during such period on account of Indebtedness of such Person (excluding Balloon Payments), and (d) Restricted Payments paid in cash with respect to preferred Equity Interests of such Person during such period.

 

“Consolidated Interest Expense” means, for any Person for any period, the total interest expense (including that attributable to Capital Lease Obligations) of such Person for such period with respect to all outstanding Total Funded Debt (including all commissions, discounts and other fees and charges owed by such Person with respect to letters of credit and bankers’ acceptance financing and net costs of such Person under Swap Contracts in respect of interest rates to the extent such net costs are allocable to such period in accordance with GAAP).  Consolidated Interest Expenses shall exclude non-cash charges, interest rate hedge termination payments or receipts, loan prepayment costs, and upfront loan fees, interest expense covered by an interest reserve established under a loan facility and any interest expense under any construction loan or construction activity that under GAAP is required to be capitalized.

 

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“Consolidated Leverage Ratio” means, as of any date of determination, the quotient (expressed as a percentage) of (a) Consolidated Total Debt, divided by (b) Total Asset Value.

 

“Consolidated Net Income” means, for any Person for any period, the consolidated net income (or loss) of such Person for such period, determined on a consolidated basis; provided that in calculating Consolidated Net Income of the Parent for any period, there shall be excluded (a) the income (or deficit) of any Person accrued prior to the date it becomes a Subsidiary or is merged into or consolidated with the Parent or any of its Subsidiaries, (b) the income (or deficit) of any Person (other than a Company) in which any Company has an ownership interest, except to the extent that any such income is actually received by such Company in the form of dividends or similar distributions, and (c) the undistributed earnings of any Subsidiary of any Company to the extent that the declaration or payment of dividends or similar distributions by such Subsidiary is not at the time permitted by the terms of any Contractual Obligation (other than under any Loan Document) or requirement of Law applicable to such Subsidiary.

 

“Consolidated Subsidiary” means any Person in which the Parent or Borrower has a direct or indirect ownership interest and whose financial results would be consolidated under GAAP with the financial results of the Parent on the consolidated financial statements of the Parent.

 

“Consolidated Total Debt” means, as of any date of determination, the aggregate principal amount of all Indebtedness of the Parent on such date, determined on a consolidated basis in accordance with GAAP which would be required to be included on the liabilities side of the balance sheet of the Parent in accordance with GAAP, and including the Companies’ Share of the principal amount of all Indebtedness of Unconsolidated Affiliates, but, in each case, excluding the net obligations of Parent on a consolidated basis under any Swap Contract.

 

“Construction in Progress” means each Property that is either (a) new ground up construction or (b) under renovation in which (i) greater than thirty percent (30%) of the square footage of such Property is unavailable for occupancy due to renovation and (ii) no rents are being paid on such square footage.  A Property will cease to be classified as “Construction in Progress” on the earlier to occur of (A) the time that such Property has an Occupancy Rate of greater than eighty percent (80%), or (B) one hundred eighty (180) days after completion of construction or renovation of such Property, as applicable.

 

 “Contamination” means the presence of Hazardous Materials in amounts exceeding regulatory action levels.

 

“Contractual Obligation” means, as to any Person, any provision of any security issued by such Person or of any agreement, instrument or other undertaking to which such Person is a party or by which it or any of its property is bound.

 

“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.  The terms “Controlling” and “Controlled” have meanings correlative thereto.

 

“Credit Extension” means each of the following: (a) a Borrowing, and (b) an L/C Credit Extension.

 

“Customary Recourse Exceptions” means, with respect to any Indebtedness, personal recourse that is limited to fraud, misrepresentation, misapplication of cash, waste, environmental claims and liabilities, prohibited transfers, violations of single purposes entity covenants, and other circumstances customarily excluded by institutional lenders from exculpation provisions and/or included in separate guaranty or indemnification agreements in non-recourse financing of Real Property.

 

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“Daily Usage” means, as of any date, the quotient (expressed as a percentage) of (a) the Total Revolving Outstandings on such date, divided by (b) the Aggregate Revolving Commitments on such date.

 

“Debtor Relief Laws” means the Bankruptcy Code of the United States, and all other liquidation, conservatorship, bankruptcy, assignment for the benefit of creditors, moratorium, rearrangement, receivership, insolvency, reorganization, or similar debtor relief Laws of the United States or other applicable jurisdictions from time to time in effect and affecting the rights of creditors generally.

 

“Debt Rating” means, as of any date of determination, the rating as  determined by a minimum of two of S&P,  Moody’s or Fitch (collectively, the “Debt Ratings”) of the Borrower’s non-credit-enhanced, senior unsecured long-term debt; provided that (a) if the respective Debt Ratings issued by the foregoing rating agencies differ by one level, then the Pricing Level for the higher of such Debt Ratings shall apply (with the Debt Rating for Pricing Level 1 being the highest and the Debt Rating for Pricing Level 5 being the lowest); (b) if there is a split in Debt Ratings of more than one level, then the Pricing Level that is one level lower than the Pricing Level of the higher Debt Rating shall apply; (c) if the Borrower has only one Debt Rating, the Pricing Level that is one level lower than that of such Debt Rating shall apply; and (d) if, after satisfying the Ratings Condition, the Borrower does not have any Debt Rating, Pricing Level 5 shall apply.

 

“Default” means any event or condition that constitutes an Event of Default or that, with the giving of any notice, the passage of time, or both, would be an Event of Default.

 

“Default Rate” means (a) when used with respect to Obligations other than Letter of Credit Fees, an interest rate equal to (i) the Base Rate plus (ii) the Applicable Rate, if any, applicable to Base Rate Loans plus (iii) two percent (2%) per annum; provided  that with respect to a Eurodollar Rate Loan, the Default Rate shall be an interest rate equal to the interest rate (including any Applicable Rate) otherwise applicable to such Loan plus two percent (2%) per annum, and (b) when used with respect to Letter of Credit Fees, a rate equal to the Applicable Rate plus two percent (2%) per annum.

 

“Defaulting Lender” means, subject to Section 2.16(b), any Lender that (a) has failed to (i) fund all or any portion of its Loans within two Business Days of the date such Loans were required to be funded hereunder unless such Lender notifies the Administrative Agent and the Borrower in writing that such failure is the result of such Lender’s determination that one or more conditions precedent to funding (each of which conditions precedent, together with any applicable default, shall be specifically identified in such writing) has not been satisfied, or (ii) pay to the Administrative Agent, the L/C Issuer, the Swing Line Lender or any other Lender any other amount required to be paid by it hereunder (including in respect of its participation in Letters of Credit or Swing Line Loans) within two Business Days of the date when due, (b) has notified the Borrower, the Administrative Agent, the L/C Issuer or the Swing Line Lender in writing that it does not intend to comply with its funding obligations hereunder, or has made a public statement to that effect (unless such writing or public statement relates to such Lender’s obligation to fund a Loan hereunder and states that such position is based on such Lender’s determination that a condition precedent to funding (which condition precedent, together with any applicable default, shall be specifically identified in such writing or public statement) cannot be satisfied), (c) has failed, within three Business Days after written request by the Administrative Agent or the Borrower, to confirm in writing to the Administrative Agent and the Borrower that it will comply with its prospective funding obligations hereunder (provided that such Lender shall cease to be a Defaulting Lender pursuant to this clause (c) upon receipt of such written confirmation by the Administrative Agent and the Borrower), or (d) has, or has a direct or indirect parent company which controls such Lender that has, (i) become the subject of a proceeding under any Debtor Relief Law, or (ii) had appointed for it a receiver, custodian, conservator, trustee, administrator, assignee for the benefit of creditors or similar Person charged with reorganization

 

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or liquidation of its business or assets, including the Federal Deposit Insurance Corporation or any other state or federal regulatory authority acting in such a capacity; provided that a Lender shall not be a Defaulting Lender solely by virtue of the ownership or acquisition of any Equity Interest in that Lender or any direct or indirect parent company thereof by a Governmental Authority so long as such ownership interest does not result in or provide such Lender 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 Lender (or such Governmental Authority) to reject, repudiate, disavow or disaffirm any contracts or agreements made with such Lender.  Any determination by the Administrative Agent that a Lender is a Defaulting Lender under any one or more of clauses (a) through (d) above, and of the effective date of such status, shall be conclusive and binding absent manifest error, and such Lender shall be deemed to be a Defaulting Lender (subject to Section 2.16(b)) as of the date established therefor by the Administrative Agent in a written notice of such determination, which shall be delivered by the Administrative Agent to the Borrower, the L/C Issuer, the Swing Line Lender and each Lender promptly following such determination.

 

“Designated Jurisdiction” means any country or territory to the extent that such country or territory itself is the subject of any Sanction.

 

“Disposition” or “Dispose” means the sale, transfer, license, lease (other than a real estate lease entered into in the ordinary course of business as part of Property leasing operations) or other disposition (including any sale and leaseback transaction) of any property by any Person, including any sale, assignment, transfer or other disposal, with or without recourse, of any notes or accounts receivable or any rights and claims associated therewith but excluding any arrangement constituting a Lien.

 

“Dollar” and “$” mean lawful money of the United States.

 

“Eligible Assignee” means any Person that meets the requirements to be an assignee under Section 11.06(b)(iii) and (v) (subject to such consents, if any, as may be required under Section 11.06(b)(iii)).

 

“Environmental Assessment” has the meaning specified in Section 7.12(b).

 

“Environmental Claim” means any investigative, enforcement, cleanup, removal, containment, remedial, or other private or governmental or regulatory action at any time instituted or completed pursuant to any applicable Environmental Requirement against any Company or against or with respect to any Real Property or any condition, use, or activity on any Real Property (including any such action against Administrative Agent or any Lender), and any claim at any time made by any Person against any Company or against or with respect to any Real Property or any condition, use, or activity on any Real Property (including any such claim against Administrative Agent or any Lender), relating to damage, contribution, cost recovery, compensation, loss, or injury resulting from or in any way arising in connection with any Hazardous Material or any Environmental Requirement.

 

“Environmental Damages” means all liabilities (including strict liability), losses, damages (excluding consequential, special, exemplary or punitive damages except to the extent such damages were imposed upon an Indemnitee as a result of any claims made against such Indemnitee by a governmental entity or any other third party), judgments, penalties, fines, costs and expenses (including fees, costs and expenses of attorneys, consultants, contractors, experts and laboratories), of any and every kind or character, at law or in equity, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable, made, incurred, suffered, brought, or imposed at any time and from time to time, whether before or after the Release Date and arising in whole or in part from:

 

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(a)                                 the presence of any Hazardous Material on any Borrowing Base Property, or any escape, seepage, leakage, spillage, emission, release, discharge or disposal of any Hazardous Material on or from any Borrowing Base Property, or the migration or release or threatened migration or release of any Hazardous Material to, from or through any Borrowing Base Property, on or before the Release Date; or

 

(b)                                 any act, omission, event or circumstance existing or occurring in connection with the handling, treatment, containment, removal, storage, decontamination, clean up, transport or disposal of any Hazardous Material which is at any time on or before the Release Date present on any Borrowing Base Property; or

 

(c)                                  the breach of any representation, warranty, covenant or agreement contained in this Agreement  relating to the presence of any Hazardous Material on any Borrowing Base Property because of any event or condition occurring or existing on or before the Release Date; or

 

(d)                                 any violation on or before the Release Date, of any Environmental Requirement in connection with any Borrowing Base Property in effect on or before the Release Date, regardless of whether any act, omission, event or circumstance giving rise to the violation constituted a violation at the time of the occurrence or inception of such act, omission, event or circumstance; or

 

(e)                                  any Environmental Claim, or the filing or imposition of any environmental Lien against any Borrowing Base Property, because of, resulting from, in connection with, or arising out of any of the matters referred to in subparagraphs (a) through (d) preceding;

 

and regardless of whether any of the foregoing was caused by Borrower, any other Loan Party or their respective tenant or subtenant, or a prior owner of a Borrowing Base Property or its tenant or subtenant, or any third party including (i) injury or damage to any person, property or natural resource occurring on or off of a Borrowing Base Property including the cost of demolition and rebuilding of any improvements on any Real Property; (ii) the investigation or remediation of any such Hazardous Material or violation of Environmental Requirement including the preparation of any feasibility studies or reports and the performance of any cleanup, remediation, removal, response, abatement, containment, closure, restoration, monitoring or similar work required by any Environmental Requirement or necessary to have full use and benefit of Borrowing Base Properties as contemplated by the Loan Documents (including any of the same in connection with any foreclosure action or transfer in lieu thereof); (iii) all liability to pay or indemnify any Person or Governmental Authority for costs expended in connection with any of the foregoing; (iv) the investigation and defense of any claim, whether or not such claim is ultimately withdrawn or defeated; and (v) the settlement of any claim or judgment.  “Costs” as used in this definition shall also include any diminution in the value of the security afforded by the Borrowing Base Property or any future reduction of the sales price of any Borrowing Base Property by reason of any matter set forth in Section 7.12 or Section  8.12.

 

“Environmental Laws” means any and all applicable Federal, state, local, and foreign statutes, laws, regulations, ordinances, rules, judgments, orders, decrees, permits, concessions, grants, franchises, licenses, agreements or governmental restrictions relating to pollution and the protection of the environment or the release of any materials into the environment, including those related to hazardous substances or wastes, air emissions and discharges to waste or public systems.

 

“Environmental Requirement” means any Environmental Law, agreement or restriction, as the same now exists or may be changed or amended or come into effect in the future, which pertains to any

 

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Hazardous Material or the environment including ground or air or water or noise pollution or contamination, and underground or aboveground tanks.

 

“Equity Interests” means, with respect to any Person, all of the shares of capital stock of (or other ownership or profit interests in) such Person, all of the warrants, options or other rights for the purchase or acquisition from such Person of shares of capital stock of (or other ownership or profit interests in) such Person, all of the securities convertible into or exchangeable for shares of capital stock of (or other ownership or profit interests in) such Person or warrants, rights or options for the purchase or acquisition from such Person of such shares (or such other interests), and all of the other ownership or profit interests in such Person (including partnership, member or trust interests therein), whether voting or nonvoting, and whether or not such shares, warrants, options, rights or other interests are outstanding on any date of determination.

 

“Equity Issuance” means the issuance or sale by any Person of any of its Equity Interests or any capital contribution to such Person by the holders of its Equity Interests.

 

“ERISA” means the Employee Retirement Income Security Act of 1974.

 

“ERISA Affiliate” means any trade or business (whether or not incorporated) under common control with Borrower within the meaning of Section 414(b) or (c) of the Code (and Sections 414(m) and (o) of the Code for purposes of provisions relating to Section 412 of the Code).

 

“ERISA Event” means: (a) a Reportable Event with respect to a Pension Plan; (b) the withdrawal of Parent or any ERISA Affiliate from a Pension Plan subject to Section 4063 of ERISA during a plan year in which such entity was a “substantial employer” as defined in Section 4001(a)(2) of ERISA or a cessation of operations that is treated as such a withdrawal under Section 4062(e) of ERISA; (c) a complete or partial withdrawal by Parent or any ERISA Affiliate from a Multiemployer Plan or notification that a Multiemployer Plan is in reorganization; (d) the filing of a notice of intent to terminate, the treatment of a Pension Plan amendment as a termination under Section 4041 or 4041A of ERISA; (e) the institution by the PBGC of proceedings to terminate a Pension Plan; (f) any event or condition which constitutes grounds under Section 4042(a)(1) or (2) of ERISA for the termination of, or the appointment of a trustee to administer, any Pension Plan; (g) the determination that any Pension Plan is considered an at-risk plan or notification that a Multiemployer Plan is in endangered or critical status within the meaning of Sections 430, 431 and 432 of the Code or Sections 303, 304 and 305 of ERISA; or (h) the imposition of any liability under Title IV of ERISA, other than for PBGC premiums due but not delinquent under Section 4007 of ERISA, upon  Parent or any ERISA Affiliate.

 

“Eurodollar Rate” means:

 

(a)                                 for any Interest Period with respect to a Eurodollar Rate Loan, the rate per annum equal to (A) the British Bankers Association LIBOR Rate (“BBA LIBOR”), as published by Reuters (or such other commercially available source providing quotations of BBA LIBOR as may be reasonably designated by Administrative Agent from time to time) at approximately 11:00 a.m., London time, two (2) London Banking Days prior to the commencement of such Interest Period, for Dollar deposits (for delivery on the first day of such Interest Period) with a term equivalent to such Interest Period or, (B) if such rate is not available at such time for any reason, then the rate per annum determined by Administrative Agent to be the rate at which deposits in Dollars for delivery on the first (1st) day of such Interest Period in same day funds in the approximate amount of the Eurodollar Rate Loan being made, continued or converted and with a term equivalent to such Interest Period would be offered by Bank of America’s London Branch to major banks in the London interbank eurodollar market at their request at

 

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approximately 11:00 a.m. (London time) two (2) London Banking Days prior to the commencement of such Interest Period; and

 

(b)                                 for any interest calculation with respect to a Base Rate Loan on any date, the rate per annum equal to (i) BBA LIBOR, at approximately 11:00 a.m., London time determined two (2) London Banking Days prior to such date for Dollar deposits being delivered in the London interbank market for a term of one (1) month commencing that day or (ii) if such published rate is not available at such time for any reason, then the rate per annum determined by Administrative Agent to be the rate at which deposits in Dollars for delivery on the date of determination in same day funds in the approximate amount of the Base Rate Loan being made or maintained and with a term equal to one (1) month would be offered by Bank of America’s London Branch to major banks in the London interbank Eurodollar market at their request at the date and time of determination.

 

“Eurodollar Rate Loan” means a Committed Loan that bears interest at a rate based on clause (a) of the definition of “Eurodollar Rate.”

 

“Event of Default” has the meaning specified in Section 9.01.

 

“Excluded Party” shall mean any REIT, any parent company of or Person who Controls any REIT in each instance engaged primarily in owning and operating Real Property, and any other Person whom the Borrower has reasonably identified in writing to the Administrative Agent as a competitor or potential competitor of the Borrower.

 

“Excluded Taxes” means any of the following Taxes imposed on or with respect to any Recipient  or required to be withheld or deducted from a payment to a Recipient: (a) Taxes imposed on or measured by net income (however denominated), franchise Taxes, and branch profits Taxes, in each case, (i) imposed as a result of such Recipient being organized under the laws of, or having its principal office or, in the case of any Lender, its Lending Office located in, the jurisdiction imposing such Tax (or any political subdivision thereof) or (ii) that are Other Connection Taxes, (b) in the case of a Lender, U.S. federal withholding Taxes imposed on amounts payable to or for the account of such Lender with respect to an applicable interest in a Loan or Commitment pursuant to a law in effect on the date on which (i) such Lender acquires such interest in the Loan or Commitment (other than pursuant to an assignment request by the Borrower under Section 11.13) or (ii) such Lender changes its Lending Office, except in each case to the extent that, pursuant to Section 3.01(a)(ii) or (c), amounts with respect to such Taxes were payable either to such Lender’s assignor immediately before such Lender became a party hereto or to such Lender immediately before it changed its Lending Office, (c) Taxes attributable to such Recipient’s failure to comply with Section 3.01(e) and (d) any U.S. federal withholding Taxes imposed pursuant to FATCA.

 

“Exclusion Event” has the meaning specified in Section 4.10.

 

“Exclusion Notice” has the meaning specified in Section 4.10.

 

“Existing Credit Agreement” means, collectively, (a) that certain Credit Agreement dated as of April 20, 2011 among the Borrower, Bank of America, N.A., as agent, and a syndicate of lenders, and (b) that certain Loan Agreement dated as of August 11, 2006 among certain subsidiaries of the Borrower and Anglo-Irish Bank Corporation plc, predecessor in interest to Wells Fargo Bank, N.A., as amended and assigned to the date hereof.

 

“Extended Revolving Maturity Date” means September 10, 2017.

 

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“FASB ASC” means the Accounting Standards Codification of the Financial Accounting Standards Board.

 

“Facility Fee” has the meaning set forth in Section 2.09(b).

 

“FATCA” means Sections 1471 through 1474 of the Code, as of the date of this Agreement (or any amended or successor version that is substantively comparable and not materially more onerous to comply with) and any current or future regulations or official interpretations thereof.

 

“Federal Funds Rate” means, for any day, the rate per annum equal to the weighted average of the rates on overnight Federal funds transactions with members of the Federal Reserve System arranged by Federal funds brokers on such day, as published by the Federal Reserve Bank of New York on the Business Day next succeeding such day; provided  that (a) if such day is not a Business Day, then the Federal Funds Rate for such day shall be such rate on such transactions on the next preceding Business Day as so published on the next succeeding Business Day, and (b) if no such rate is so published on such next succeeding Business Day, then the Federal Funds Rate for such day shall be the average rate (rounded upward, if necessary, to a whole multiple of 1/100 of 1%) charged to Bank of America on such day on such transactions as determined by Administrative Agent.

 

“Fee Letter” means the letter agreement, dated July 30, 2012, among Borrower, Administrative Agent and the Lead Arranger.

 

“Fitch” means Fitch, Inc., and any successor thereto.

 

“Fixed Charge Ratio” means, as of any date of determination, the quotient (expressed as a percentage) of (a) Consolidated EBITDA, divided by (b) Consolidated Fixed Charges.

 

“Foreign Lender” means (a) if the Borrower is a U.S. Person, a Lender that is not a U.S. Person, and (b) if the Borrower is not a U.S. Person, a Lender that is resident or organized under the laws of a jurisdiction other than that in which the Borrower is resident for tax purposes (including such a Lender when acting in the capacity of L/C Issuer).  For purposes of this definition, the United States, each State thereof and the District of Columbia shall be deemed to constitute a single jurisdiction.

 

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

 

“Fronting Exposure” means, at any time there is a Defaulting Lender, (a) with respect to L/C Issuer, such Defaulting Lender’s Applicable Percentage of the outstanding L/C Obligations other than L/C Obligations as to which such Defaulting Lender’s participation obligation has been reallocated to other Lenders, Cash Collateralized in accordance with the terms hereof, or cancelled in accordance with the terms hereof, and (b) with respect to the Swing Line Lender, such Defaulting Lender’s Applicable Percentage of Swing Line Loans other than Swing Line Loans as to which such Defaulting Lender’s participation obligation has been reallocated to other Lenders or Cash Collateralized in accordance with the terms hereof.

 

“Fund” means any Person (other than a natural person) that is (or will be) engaged in making, purchasing, holding or otherwise investing in commercial loans and similar extensions of credit in the ordinary course of its activities.

 

“Funds from Operations” means, for any Person for any period, the sum of (a) Consolidated Net Income plus (b) depreciation and amortization expense determined in accordance with GAAP excluding amortization expense attributable to capitalized debt costs; provided that there shall not be included in

 

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such calculation (i) any proceeds of any insurance policy other than rental or business interruption insurance received by such Person, (ii) any gain or loss which is classified as “extraordinary” in accordance with GAAP, (iii) any capital gains and taxes on capital gains, (iv) income (or loss) associated with third-party ownership of non-controlling Equity Interests, and (v) gains or losses on the sale of discontinued operations as detailed in the most-recent financial statements delivered pursuant to Section 7.01(a) or (b), as applicable.

 

“GAAP” means generally accepted accounting principles in the United States set forth in the opinions and pronouncements of the Accounting Principles Board and the American Institute of Certified Public Accountants and statements and pronouncements of the Financial Accounting Standards Board or such other principles as may be approved by a significant segment of the accounting profession in the United States, that are applicable to the circumstances as of the date of determination, consistently applied.

 

“Governmental Authority” means the government of the United States or any other nation, or of 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 (including any supra-national bodies such as the European Union or the European Central Bank).

 

“Guarantee” means, as to any Person, (a) any obligation, contingent or otherwise, of such Person guaranteeing or having the economic effect of guaranteeing any Indebtedness or other obligation payable or performable by another Person (the “primary obligor”) in any manner, whether directly or indirectly, and including any obligation of such Person, direct or indirect, (i) to purchase or pay (or advance or supply funds for the purchase or payment of) such Indebtedness or other obligation, (ii) to purchase or lease property, securities or services for the purpose of assuring the obligee in respect of such Indebtedness or other obligation of the payment or performance of such Indebtedness or other obligation, (iii) to maintain working capital, equity capital or any other financial statement condition or liquidity or level of income or cash flow of the primary obligor so as to enable the primary obligor to pay such Indebtedness or other obligation, or (iv) entered into for the purpose of assuring in any other manner the obligee in respect of such Indebtedness or other obligation of the payment or performance thereof or to protect such obligee against loss in respect thereof (in whole or in part), or (b) any Lien on any assets of such Person securing any Indebtedness or other obligation of any other Person, whether or not such Indebtedness or other obligation is assumed by such Person (or any right, contingent or otherwise, of any holder of such Indebtedness to obtain any such Lien).  The amount of any Guarantee shall be deemed to be an amount equal to the stated or determinable amount of the related primary obligation, or portion thereof, in respect of which such Guarantee is made or, if not stated or determinable, the maximum reasonably anticipated liability in respect thereof as determined by the guaranteeing Person in good faith.  The term “Guarantee” as a verb has a corresponding meaning.

 

“Guaranties” means the Parent Guaranty and the Subsidiary Guaranties, and “Guaranty” means any one of the Guaranties.

 

“Guarantors” means, collectively, Parent and each Subsidiary Guarantor, and “Guarantor” means any one of the Guarantors.

 

“Hazardous Materials” means all explosive or radioactive substances or wastes and all hazardous or toxic substances, wastes or other pollutants regulated pursuant to any Environmental Law, 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.

 

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“Immaterial Subsidiary” means any Subsidiary whose assets constitute less than one percent (1%) of Total Asset Value; provided that if at any time the aggregate Total Asset Value of the “Immaterial Subsidiaries” which are not Guarantors exceeds ten percent (10%) of Total Asset Value, then the Borrower shall designate certain “Immaterial Subsidiaries” as Guarantors such that the aggregate Total Asset Value of the “Immaterial Subsidiaries” which are not Guarantors does not exceed ten percent (10%) of Total Asset Value.

 

“Implied Loan Amount” means, as of any date of determination, the amount of hypothetical Indebtedness that would result, on a proforma basis, in a Consolidated Debt Service Coverage Ratio as of such date of determination equal to 1.60 to 1.0; provided that in calculating such proforma Consolidated Debt Service Coverage Ratio, the Adjusted NOI of any Borrowing Base Property shall not exceed twenty five percent (25%) of the aggregate Adjusted NOI for all Borrowing Base Properties.

 

“Improvements” means any Subsidiary Guarantor’s interest in and to all on site improvements to the Borrowing Base Properties, together with all fixtures, tenant improvements, and appurtenances now or later to be located on the Borrowing Base Properties and/or in such improvements.

 

“Indebtedness” means, as to any Person at a particular time, without duplication, all of the following, whether or not included as indebtedness or liabilities in accordance with GAAP:

 

(a)                                 all obligations of such Person for borrowed money and all obligations of such Person evidenced by bonds, debentures, notes, loan agreements or other similar instruments;

 

(b)                                 all direct or contingent obligations of such Person arising under letters of credit (including standby and commercial), bankers’ acceptances, bank guaranties, surety bonds and similar instruments;

 

(c)                                  net obligations of such Person under any Swap Contract;

 

(d)                                 all obligations of such Person to pay the deferred purchase price of property or services (other than trade accounts payable in the ordinary course of business and, in each case, either (i) not past due for more than one hundred and eighty (180) days or (ii) being contested in good faith by appropriate proceedings diligently conducted);

 

(e)                                  Capital Lease Obligations;

 

(f)                                   all obligations of such Person to purchase, redeem, retire, defease or otherwise make any payment in respect of any ownership interest (excluding perpetual preferred ownership interests) in such Person or any other Person, valued, in the case of a redeemable preferred interest, at the greater of its voluntary or involuntary liquidation preference plus (without duplication and only to the extent required to be paid) accrued and unpaid dividends;

 

(g)                                  all Guarantees of such Person in respect of any of the foregoing; and

 

(h)                                 all obligations of the kind referred to in clauses (a) through (g) above secured by (or for which the holder of such obligation has an existing right, contingent or otherwise, to be secured by) any lien on Property (including accounts and contract rights) owned by such Person, whether or not such Person has assumed or become liable for the payment of such obligation, but limited to the lesser of (i) the fair market value of the property subject to such lien and (ii) the aggregate amount of the obligations so secured.

 

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For all purposes hereof, the Indebtedness of any Person shall include the Indebtedness of any partnership or joint venture (other than a joint venture that is itself a corporation or limited liability company) in which such Person is a general partner or a joint venturer, unless such Indebtedness is expressly made non-recourse to such Person.  The amount of any net obligation under any Swap Contract on any date shall be deemed to be the Swap Termination Value thereof as of such date.  The amount of any Capital Lease Obligations as of any date shall be deemed to be the amount of Attributable Indebtedness in respect thereof as of such date.

 

“Indemnified Taxes” means (a) Taxes, other than Excluded Taxes, imposed on or with respect to any payment made by or on account of any obligation of any Loan Party under any Loan Document and (b) to the extent not otherwise described in (a), Other Taxes.

 

“Indemnitees” has the meaning specified in Section 11.04(b).

 

“Information” has the meaning specified in Section 11.07.

 

“Initial Borrowing Base Properties” means the Acceptable Properties listed on Schedule 4.01, and “Initial Borrowing Base Property” means any one of the Initial Borrowing Base Properties.

 

“Initial Revolving Maturity Date” means with respect to the Revolving Loan, September 10, 2016.

 

“Interest Payment Date” means (a) as to any Loan other than a Base Rate Loan, the last day of each Interest Period applicable to such Loan and the Maturity Date applicable to such Loan; provided that if any Interest Period for a Eurodollar Rate Loan exceeds three (3) months, then the respective dates that fall every three (3) months after the beginning of such Interest Period shall also be Interest Payment Dates, and (b) as to any Base Rate Loan (including a Swing Line Loan), the last Business Day of each March, June, September, and December and the Maturity Date applicable to such Loan.

 

“Interest Period” means as to each Eurodollar Rate Loan, the period commencing on the date such Eurodollar Rate Loan is disbursed or converted to or continued as a Eurodollar Rate Loan and ending on the date one (1), two (2), three (3) or six (6) months (if available to all Lenders) thereafter, as selected by Borrower in its Loan Notice; provided  that:

 

(i)                                     any Interest Period that would otherwise end on a day that is not a Business Day shall be extended to the next succeeding Business Day unless, in the case of a Eurodollar Rate Loan, such Business Day falls in another calendar month, in which case such Interest Period shall end on the next preceding Business Day;

 

(ii)                                  any Interest Period pertaining to a Eurodollar Rate Loan that begins on the last Business Day of a calendar month (or on a day for which there is no numerically corresponding day in the calendar month at the end of such Interest Period) shall end on the last Business Day of the calendar month at the end of such Interest Period; and

 

(iii)                               no Interest Period for a subject Loan shall extend beyond the Maturity Date applicable to such Loan.

 

“Investment” means, as to any Person, any direct or indirect acquisition or investment by such Person, whether by means of (a) the purchase or other acquisition of Equity Interests of another Person, (b) a loan, advance or capital contribution to, Guarantee or assumption of debt of, or purchase or other acquisition of any other debt or equity participation or interest in, another Person, including any

 

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partnership or joint venture interest in such other Person and any arrangement pursuant to which the investor Guarantees Indebtedness of such other Person, or (c) the purchase or other acquisition (in one transaction or a series of transactions) of assets of another Person that constitute a business unit.  For purposes of covenant compliance, the amount of any Investment shall be the amount actually invested, without adjustment for subsequent increases or decreases in the value of such Investment.

 

“IP Rights” has the meaning specified in Section 6.18.

 

“IRS” means the United States Internal Revenue Service.

 

“ISP” means, with respect to any Letter of Credit, the “International Standby Practices 1998” published by the Institute of International Banking Law & Practice, Inc. (or such later version thereof as may be in effect at the time of issuance).

 

“Issuer Documents” means with respect to any Letter of Credit, the Letter of Credit Application, and any other document, agreement and instrument entered into by L/C Issuer and Borrower (or any Subsidiary) or in favor of L/C Issuer and relating to such Letter of Credit.

 

“Laws” means, collectively, all international, foreign, Federal, state and local statutes, treaties, rules, guidelines, regulations, ordinances, codes and administrative or judicial precedents or authorities, including the interpretation or administration thereof by any Governmental Authority charged with the enforcement, interpretation or administration thereof, and all applicable administrative orders, directed duties, requests, licenses, authorizations and permits of, and agreements with, any Governmental Authority, in each case whether or not having the force of law.

 

“L/C Advance” means, with respect to each Lender, such Lender’s funding of its participation in any L/C Borrowing in accordance with its Applicable Percentage.

 

“L/C Borrowing” means an extension of credit resulting from a drawing under any Letter of Credit which has not been reimbursed on the date when made or refinanced as a Committed Borrowing.

 

“L/C Credit Extension” means, with respect to any Letter of Credit, the issuance thereof or extension of the expiry date thereof, or the increase of the amount thereof.

 

“L/C Issuer” means Bank of America in its capacity as issuer of Letters of Credit hereunder, or any successor issuer of Letters of Credit hereunder.

 

“L/C Obligations” means, as at any date of determination, the aggregate amount available to be drawn under all outstanding Letters of Credit plus the aggregate of all Unreimbursed Amounts, including all L/C Borrowings.  For purposes of computing the amount available to be drawn under any Letter of Credit, the amount of such Letter of Credit shall be determined in accordance with Section 1.06.  For all purposes of this Agreement, if on any date of determination a Letter of Credit has expired by its terms but any amount may still be drawn thereunder by reason of the operation of Rule 3.14 of the ISP, such Letter of Credit shall be deemed to be “outstanding” in the amount so remaining available to be drawn.

 

“Lead  Arranger” means Merrill Lynch, Pierce, Fenner and Smith Incorporated, in its capacity as lead arranger and sole bookrunner.

 

“Lease” means each existing or future lease, sublease (to the extent of any Subsidiary Guarantor’s rights thereunder), license, or other agreement (other than an Acceptable Ground Lease)

 

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under the terms of which any Person has or acquires any right to occupy or use any Property, or any part thereof, or interest therein, and each existing or future guaranty of payment or performance thereunder.

 

“Lender” has the meaning specified in the introductory paragraph hereto and, as the context requires, includes the Swing Line Lender.

 

“Lending Office” means, as to any Lender, the office or offices of such Lender described as such in such Lender’s Administrative Questionnaire, or such other office or offices as a Lender may from time to time notify Borrower and Administrative Agent.

 

“Letter of Credit” means any standby letter of credit issued hereunder providing for the payment of cash upon the honoring of a presentation thereunder.

 

“Letter of Credit Application” means an application and agreement for the issuance or amendment of a Letter of Credit in the form from time to time in use by L/C Issuer.

 

“Letter of Credit Expiration Date” means the day that is seven (7) days prior to the Revolving Maturity Date then in effect with respect to the Revolving Loan (or, if such day is not a Business Day, the next preceding Business Day).

 

“Letter of Credit Fee” has the meaning specified in Section 2.03(h).

 

“Letter of Credit Sublimit” means an amount equal to the greater of (a) $10,000,000.00 and (b) ten percent (10%) of the Aggregate Revolving Commitments.  The Letter of Credit Sublimit is part of, and not in addition to, the Aggregate Revolving Commitments.

 

“Lien” means any mortgage, pledge, hypothecation, assignment, deposit arrangement, encumbrance, lien (statutory or other), charge or other security interest or any preference, priority or other security agreement or preferential arrangement of any kind or nature whatsoever (including any conditional sale or other title retention agreement, any easement, right of way or other encumbrance on title to real property and any Capital Lease having substantially the same economic effect as any of the foregoing).

 

“Loan” means an extension of credit by a Lender to the Borrower under Article II in the form of a Committed Loan or a Swing Line Loan.

 

“Loan Documents” means this Agreement, each Note, each Issuer Document, any agreement creating or perfecting rights in Cash Collateral pursuant to the provisions of Section 2.15 of this Agreement, the Fee Letter, and the Guaranties.

 

“Loan Notice” means a notice of (a) a Borrowing, (b) a conversion of Loans from one Type to the other, or (c) a continuation of Eurodollar Rate Loans, pursuant to Section 2.02(a), which, if in writing, shall be substantially in the form of Exhibit A.

 

“Loan Parties” means, collectively, Borrower and each Guarantor and “Loan Party” means any one of the Loan Parties.

 

“London Banking Day” means any day on which dealings in Dollar deposits are conducted by and between banks in the London interbank eurodollar market.

 

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“Material Adverse Effect” means: (a) a material adverse change in, or a material adverse effect upon, the business, assets, operations, or financial condition of the Companies, taken as a whole; (b) a material impairment of the ability of the Loan Parties, taken as a whole, to perform their obligations under the Loan Documents; or (c) a material adverse effect upon the legality, validity, binding effect, or enforceability against the Loan Parties, taken as a whole, of the Loan Documents to which they are parties.

 

“Material Environmental Event” means, with respect to any Borrowing Base Property, (a) a violation of any Environmental Law with respect to such Borrowing Base Property, or (b) the presence of any Hazardous Materials on, about, or under such Borrowing Base Property that, under or pursuant to any Environmental Law, would require remediation, if in the case of either (a) or (b), such event or circumstance could reasonably be expected to have a Material Property Event.

 

“Material Property Event” means, with respect to any Borrowing Base Property, the occurrence of any event or circumstance occurring or arising after the date of this Agreement that resulted in a (a) material adverse effect with respect to the financial condition or the operations of such Borrowing Base Property, (b) material adverse effect on the Borrowing Base Value of such Borrowing Base Property, or (c) material adverse effect on the ownership of such Borrowing Base Property.

 

“Material Title Defects” means, with respect to any Borrowing Base Property, defects, Liens (other than Liens for local real estate taxes and similar local governmental charges), and other encumbrances in the nature of easements, servitudes, restrictions, and rights-of-way that would customarily be deemed unacceptable title exceptions for a prudent lender (i.e., a prudent lender would reasonably determine that such exceptions, individually or in the aggregate, materially impair the value or operations of such Borrowing Base Property, would prevent such Borrowing Base Property from being used in the manner in which it is currently being used, or would result in a violation of any Law which would have a material and adverse effect on such Borrowing Base Property); provided that Material Title Defects shall not include any Liens or other encumbrances that existed as of the date of the title insurance policies issued in connection with the Existing Credit Facility for the Initial Borrowing Base Properties or that existed as of the date of this Agreement and that are reflected in the Title Insurance Commitments or that are listed on Schedule 8.01.

 

“Material Subsidiary” means each Subsidiary of the Borrower other than a Non-Guarantor Subsidiary.

 

“Maturity Date” means (a) with respect to the Term Loan, the Term Maturity Date; and (b) with respect to the Revolving Loan, (i) the Initial Revolving Maturity Date, if the Initial Revolving Maturity Date with respect to the Revolving Loan has not been extended to the Extended Revolving Maturity Date pursuant to Section 2.14, or (ii) the Extended Revolving Maturity Date, if the Initial Revolving Maturity Date has been extended to the Extended Revolving Maturity Date pursuant to Section 2.14; provided  that in each case, if such date is not a Business Day, then the Maturity Date shall be the next preceding Business Day.

 

“Minimum Collateral Amount” means, at any time, (i) with respect to Cash Collateral consisting of cash or deposit account balances provided to reduce or eliminate Fronting Exposure during the existence of a Defaulting Lender, an amount equal to 100% of the Fronting Exposure of the L/C Issuer with respect to Letters of Credit issued and outstanding at such time, (ii) with respect to Cash Collateral consisting of cash or deposit account balances provided in accordance with the provisions of Section 2.16(a)(i), (a)(ii) or (a)(iii), an amount equal to 100% of the Outstanding Amount of all LC Obligations, and (iii) otherwise, an amount determined by the Administrative Agent and the L/C Issuer in their sole discretion.

 

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“Minimum Distributions” means (a) for Parent for any fiscal year of Parent, Restricted Payments in an amount not less than the aggregate amount of distributions required to be paid by Parent in order for Parent to qualify as a REIT, and (b) for Borrower for any fiscal year of Borrower, Restricted Payments in an amount not less than the aggregate amount of distributions required to be paid by Borrower to Parent in order for Parent to qualify as a REIT.

 

“MLPFS” means Merrill Lynch, Pierce, Fenner & Smith Incorporated and its successors and assigns.

 

“Moody’s” means Moody’s Investors Service, Inc. and any successor thereto.

 

“Multiemployer Plan” means any employee benefit plan of the type described in Section 4001(a)(3) of ERISA, to which Parent or any ERISA Affiliate makes or is obligated to make contributions, or during the preceding five (5) plan years, has made or been obligated to make contributions.

 

“Multiple Employer Plan” means a Plan which has two (2) or more contributing sponsors (including Parent or any ERISA Affiliate) at least two (2) of whom are not under common control, as such a plan is described in Section 4064 of ERISA.

 

“Non-Guarantor Subsidiary” means any Subsidiary (whether direct or indirect) of the Borrower, other than any Subsidiary which owns a Borrowing Base Property or any Subsidiary which owns any of the Equity Interests of any such Subsidiary, which (a) is (i) formed for or converted to the specific purpose of holding title to Real Property assets which are collateral for Indebtedness owing or to be owed by such Subsidiary, provided that such Indebtedness must be incurred or assumed within ninety (90) days, such ninety (90) day period to be extended for an additional sixty (60) days if the Borrower provides an executed term sheet or commitment letter for the financing of such Real Property to the Administrative Agent (or, in either instance, for such longer period as the Administrative Agent may agree in writing) of such formation or conversion or such Subsidiary shall cease to qualify as a Non Guarantor Subsidiary, and (ii) expressly prohibited in writing from guaranteeing Indebtedness of any other person or entity pursuant to (A) a provision in any document, instrument or agreement evidencing such Indebtedness of such Subsidiary or (B) a provision of such Subsidiary’s Organization Documents, in each case, which provision was included in such Organization Document or such other document, instrument or agreement at the request of the applicable third party creditor and as an express condition to the extension or assumption of such Indebtedness; provided that a Subsidiary meeting the requirements set forth in this clause (a) shall only remain a “Non-Guarantor Subsidiary” for so long as (1) each of the foregoing requirements set forth in this clause (a) are satisfied, (2) such Subsidiary does not guarantee any other Indebtedness and (3) the Indebtedness with respect to which the restrictions noted in clause (a) (ii) are imposed remains outstanding; (b)(i) becomes a Subsidiary following the Closing Date, (ii) is not a Wholly Owned Subsidiary of the Borrower, and (iii) with respect to which the Borrower and its Affiliates, as applicable, do not have sufficient voting power to cause such Subsidiary to become a Guarantor hereunder; (c) is an Immaterial Subsidiary; (d) is a Subsidiary which has been released from its Obligations under a Subsidiary Guaranty pursuant to Sections 4.09(b) or 4.09(c) below, or (e) is not a domestic Subsidiary.  For the avoidance of doubt, STAG Industrial Management, LLC, the Subsidiary that employs the Parent Guarantor’s employees, shall be deemed to be a Non-Guarantor Subsidiary.

 

“Non-Recourse Indebtedness” means, for any Person, any Indebtedness of such Person for the repayment of which neither Parent or Borrower has any personal liability (other than for Customary Recourse Exceptions) or, if such Person is Parent or Borrower, in which recourse of the applicable holder of such Indebtedness for non-payment is limited to such holder’s Liens on a particular asset or group of assets (other than for Customary Recourse Exceptions).  For the avoidance of doubt, if any Indebtedness

 

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is partially guaranteed by Parent or Borrower, then the portion of such Indebtedness that is not so guaranteed shall still be Non-Recourse Indebtedness if it otherwise satisfies the requirements in this definition.

 

“Note” means a promissory note made by Borrower in favor of each Lender requesting same evidencing Loans made by such Lender, substantially in the form of Exhibit B-1, B-2 and B-3, as applicable.

 

“Obligations” means all advances to, and debts, liabilities, obligations, covenants and duties of, any Loan Party arising under any Loan Document or otherwise with respect to any Loan or Letter of Credit, whether direct or indirect (including those acquired by assumption), absolute or contingent, due or to become due, now existing or hereafter arising and including interest and fees that accrue after the commencement by or against any Loan Party or any Affiliate thereof of any proceeding under any Debtor Relief Laws naming such Person as the debtor in such proceeding, regardless of whether such interest and fees are allowed claims in such proceeding; including, without limitation of the foregoing, all present and future indebtedness, liabilities, and obligations now or hereafter owed to Administrative Agent, any Lender, or any Affiliate of Administrative Agent or any Lender arising from, by virtue of, or pursuant to any Swap Contract that relates solely to the Obligations.

 

“Occupancy Rate” means, for any Property, the percentage of the rentable area of such Property occupied by bona fide tenants of such Property or leased by tenants pursuant to bona fide tenant Leases, in each case, which tenants are not more than 60 days past due in the payment of all rent or other similar payments due under such Leases and paying rent.

 

“Organization Documents” means, (a) with respect to any corporation, the certificate or articles of incorporation and the bylaws (or equivalent or comparable constitutive documents with respect to any non-U.S. jurisdiction), (b) with respect to any limited liability company, the certificate or articles of formation or organization and operating agreement, and (c) with respect to any partnership, joint venture, trust or other form of business entity, the partnership, joint venture or other applicable agreement of formation or organization and any agreement, instrument, filing or notice with respect thereto filed in connection with its formation or organization with the applicable Governmental Authority in the jurisdiction of its formation or organization and, if applicable, any certificate or articles of formation or organization of such entity.

 

“Other Connection Taxes” means, with respect to any Recipient, Taxes imposed as a result of a present or former connection between such Recipient and the jurisdiction imposing such Tax (other than connections arising from such Recipient having executed, delivered, become a party to, performed its obligations under, received payments under, received or perfected a security interest under, engaged in any other transaction pursuant to or enforced any Loan Document, or sold or assigned an interest in any Loan or Loan Document).

 

“Other Taxes” means all present or future stamp, court or documentary, intangible, recording, filing or similar Taxes that arise from any payment made under, from the execution, delivery, performance, enforcement or registration of, from the receipt or perfection of a security interest under, or otherwise with respect to, any Loan Document, except any such Taxes that are Other Connection Taxes imposed with respect to an assignment (other than an assignment made pursuant to Section 3.06).

 

“Outstanding Amount” means (a) with respect to Committed Loans on any date, the aggregate outstanding principal amount thereof after giving effect to any borrowings and prepayments or repayments of Loans occurring on such date, (b) with respect to Swing Line Loans on any date, the aggregate outstanding principal amount thereof after giving effect to any borrowings and prepayments or 

 

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repayments of Swing Line Loans occurring on such date, and (c) with respect to any L/C Obligations on any date, the amount of such L/C Obligations on such date after giving effect to any L/C Credit Extension occurring on such date and any other changes in the aggregate amount of the L/C Obligations as of such date, including as a result of any reimbursements by Borrower of Unreimbursed Amounts.

 

“Parent” has the meaning specified in the introductory paragraph hereto.

 

“Parent Guaranty” means the Guaranty Agreement executed by Parent in favor of Administrative Agent, for the benefit of the Lenders, in form and substance acceptable to Administrative Agent.

 

“Parent Share” means a share of common stock, par value $0.01 per share, of the Parent.

 

“Participant” has the meaning specified in Section 11.06(d).

 

“Participant Register” has the meaning specified in Section 10.06(d).

 

“PBGC” means the Pension Benefit Guaranty Corporation.

 

“Pension Act” means the Pension Protection Act of 2006.

 

“Pension Funding Rules” means the rules of the Code and ERISA regarding minimum required contributions (including any installment payment thereof) to Pension Plans and set forth in, with respect to plan years ending prior to the effective date of the Pension Act, Section 412 of the Code and Section 302 of ERISA, each as in effect prior to the Pension Act and, thereafter, Section 412, 430, 431, 432 and 436 of the Code and Sections 302, 303, 304 and 305 of ERISA.

 

“Pension Plan” means any employee pension benefit plan (including a Multiple Employer Plan or a Multiemployer Plan) that is maintained or is contributed to by Borrower and any ERISA Affiliate and is either covered by Title IV of ERISA or is subject to the minimum funding standards under Section 412 of the Code.

 

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

 

“Plan” means any employee benefit plan within the meaning of Section 3(3) of ERISA (including a Pension Plan), maintained for employees of Parent or any ERISA Affiliate or any such Plan to which Parent or any ERISA Affiliate is required to contribute on behalf of any of its employees.

 

“Platform” has the meaning specified in Section 7.02.

 

“Property” means any Real Property which is owned or ground leased, directly or indirectly, by any Company.

 

“Property Information” has the meaning specified in Section 4.03.

 

“Public Lender” has the meaning specified in Section 7.02.

 

“Rating Condition” means the achievement by the Borrower of a Debt Rating.

 

“Real Property” of any Person means all of the right, title, and interest of such Person in and to land, improvements, and fixtures.

 

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“Recipient” means the Administrative Agent, any Lender, the L/C Issuer or any other recipient of any payment to be made by or on account of any obligation of any Loan Party hereunder.

 

“Recourse Indebtedness” means Indebtedness that is not Non-Recourse Indebtedness; provided that personal recourse for Customary Recourse Exceptions shall not, by itself, cause such Indebtedness to be characterized as Recourse Indebtedness.

 

“Register” has the meaning specified in Section 11.06(c).

 

“REIT” means a “real estate investment trust” in accordance with Section 856 of the Code.

 

“Related Parties” means, with respect to any Person, such Person’s Affiliates and the partners, directors, officers, employees, agents, trustees, administrators, managers, advisors and representatives of such Person and of such Person’s Affiliates.

 

“Reportable Event” means any of the events set forth in Section 4043(c) of ERISA, other than events for which the thirty (30) day notice period has been waived.

 

“Request for Credit Extension” means (a) with respect to a Borrowing, conversion or continuation of Committed Loans, a Committed Loan Notice, (b) with respect to an L/C Credit Extension, a Letter of Credit Application, and (c) with respect to a Swing Line Loan, a Swing Line Loan Notice.

 

“Required Lenders” means, at any time, Lenders having Commitments representing more than 50% of the Aggregate Commitments of all Lenders or, if the commitment of each Lender to make Loans,  and the obligation of L/C Issuer to make L/C Credit Extensions have been terminated pursuant to Section 9.02, Lenders holding in the aggregate more than fifty percent (50%) of the Total Outstandings (with the aggregate amount of each Lender’s risk participation and funded participation in Swing Line Loans and L/C Obligations being deemed “held” by such Lender for purposes of this definition).  The Commitment of any Defaulting Lender shall be disregarded in determining Required Lenders at any time; provided that, the amount of any participation in any Swing Line Loan and Unreimbursed Amounts that such Defaulting Lender has failed to fund that have not been reallocated to and funded by another Lender shall be deemed to be held by the Lender that is the Swing Line Lender or L/C Issuer, as the case may be, in making such determination.  At all times when two or more Lenders (excluding Defaulting Lenders) are party to this Agreement, the term “Required Lenders” shall in no event mean less than two Lenders.

 

“Responsible Officer” means the chief executive officer, president, chief financial officer, chief operating officer, chief accounting officer, treasurer, assistant treasurer or controller of a Loan Party, and  solely for purposes of the delivery of incumbency certificates pursuant to Section 5.01, the secretary or any assistant secretary of a Loan Party  and, solely for purposes of notices given pursuant to Article II, any other officer of the applicable Loan Party so designated by any of the foregoing officers in a notice to Administrative Agent.  Any document delivered hereunder that is signed by a Responsible Officer of a Loan Party shall be conclusively presumed to have been authorized by all necessary corporate, partnership and/or other action on the part of such Loan Party and such Responsible Officer shall be conclusively presumed to have acted on behalf of such Loan Party.  Each initial Responsible Officer is listed on Schedule RO.

 

“Restoration” means, following the occurrence of a Casualty or a Condemnation which is of a type necessitating the repair of a Borrowing Base Property, the completion of the repair and restoration of such Borrowing Base Property to a condition no worse than such Borrowing Base Property was in immediately prior to such Casualty or Condemnation, with such alterations as may be reasonably approved by Administrative Agent, and in accordance with applicable Laws.

 

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“Restricted Payment” means any dividend or other distribution (whether in cash, Equity Interests or other property) with respect to any capital stock or other Equity Interest of any Company or Subsidiary, or any payment (whether in cash, Equity Interests or other property), including any sinking fund or similar deposit, on account of the purchase, redemption, retirement, acquisition, cancellation or termination of any such capital stock or other Equity Interests, or on account of any return of capital to such Company’s or Subsidiary’s stockholders, partners or members (or the equivalent Person thereof).

 

“Revolver Unused Fee” has the meaning specified in Section 2.09(a).

 

“Revolving Credit Exposure” means, as to any Lender at any time, the aggregate principal amount at such time of its outstanding Committed Revolving Loans and such Lender’s participation in L/C Obligations and Swing Line Loans at such time.

 

“Revolving Loan” means an extension by a lender to the Borrower under Article II in the form of a Revolving Committed Loan or a Swing Line Loan.

 

“Revolving Loan Commitment” means, as to each Lender, its obligation to (a) make Revolving Loans to Borrower pursuant to Section 2.01, (b) purchase participations in L/C Obligations and (c) purchase participations in Swing Line Loans, in an aggregate principal amount at any one time outstanding not to exceed the amount set forth opposite such Lender’s name on Schedule 2.01 or in the Assignment and Assumption pursuant to which such Lender becomes a party hereto, as applicable, as such amount may be adjusted from time to time in accordance with this Agreement.

 

“S&P” means Standard & Poor’s Financial Services LLC, a subsidiary of The McGraw-Hill Companies, Inc., and any successor thereto.

 

“Sanction(s)” means any international economic sanction administered or enforced by OFAC, the United Nations Security Council, the European Union, Her Majesty’s Treasury or other relevant sanctions authority.

 

“SEC” means the Securities and Exchange Commission, or any Governmental Authority succeeding to any of its principal functions.

 

“Secured Indebtedness” means (without duplication), with respect to a Person as of any given date, the aggregate principal amount of all Indebtedness of such Person or its subsidiaries outstanding at such date and that is secured by a Lien, and including the Companies’ Share of all Indebtedness of Unconsolidated Affiliates that is secured by a Lien, but excluding for the avoidance of doubt, any net obligations under any Swap Contract that is secured by a Lien, all Unsecured Indebtedness and all Indebtedness hereunder.

 

“Secured Leverage Ratio” means, as of any date of determination, the quotient (expressed as a percentage) of (a) Secured Indebtedness, divided by (b) Total Asset Value.

 

“Secured Recourse Debt Ratio” means, as of any date of determination, the quotient (expressed as a percentage) of (a) Secured Indebtedness which is Recourse Indebtedness with respect to the Borrower, divided by (b) Total Asset Value.

 

“Share” means Borrower’s and Parent’s direct or indirect share of a Consolidated Subsidiary or an Unconsolidated Affiliate as reasonably determined by Borrower based upon Borrower’s and Parent’s economic interest (whether direct or indirect) in such Consolidated Subsidiary or Unconsolidated Affiliate, as of the date of such determination.

 

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“Subsequent Term Loan” shall have the meaning provided in Section 2.01(b)(ii).

 

“Subsequent Term Loan Advance” shall have the meaning provided in Section 2.01 (b)(ii).

 

“Subsidiary” of a Person means a corporation, partnership, joint venture, limited liability company or other business entity of which a majority of the Equity Interests having ordinary voting power for the election of directors or other governing body (other than Equity Interests having such power only by reason of the happening of a contingency) are at the time beneficially owned, or the management of which is otherwise controlled, directly, or indirectly through one or more intermediaries, or both, by such Person.  Unless otherwise specified, all references herein to a “Subsidiary” or to “Subsidiaries” shall refer to a Subsidiary or Subsidiaries of the Borrower.

 

“Subsidiary Guarantors” means, as of any date, each domestic Subsidiary which owns a Borrowing Base Property, all domestic Subsidiaries of Borrower owning a direct or indirect interest in a Borrowing Base Property, each other domestic Material Subsidiary, and the general partner of each Subsidiary Guarantor that is a limited partnership and “Subsidiary Guarantor” means any one of the Subsidiary Guarantors; provided, however, that STAG Industrial Management, LLC shall in no event be deemed or required to be a Subsidiary Guarantor.

 

“Subsidiary Guaranty” means the Guaranty Agreement executed by each Subsidiary Guarantor in favor of Administrative Agent, for the benefit of the Lenders, in form and substance acceptable to Administrative Agent.

 

“Swap Contract” means (a) any and all rate swap transactions, basis swaps, credit derivative transactions, forward rate transactions, commodity swaps, commodity options, forward commodity contracts, equity or equity index swaps or options, bond or bond price or bond index swaps or options or forward bond or forward bond price or forward bond index transactions, interest rate options, forward foreign exchange transactions, cap transactions, floor transactions, collar transactions, currency swap transactions, cross-currency rate swap transactions, currency options, spot contracts, or any other similar transactions or any combination of any of the foregoing (including any options to enter into any of the foregoing), whether or not any such transaction is governed by or subject to any master agreement, and (b) any and all transactions of any kind, and the related confirmations, which are subject to the terms and conditions of, or governed by, any form of master agreement published by the International Swaps and Derivatives Association, Inc., any International Foreign Exchange Master Agreement, or any other master agreement (any such master agreement, together with any related schedules, a “Master Agreement”), including any such obligations or liabilities under any Master Agreement.

 

“Swap Termination Value” means, in respect of any one or more Swap Contracts, after taking into account the effect of any legally enforceable netting agreement relating to such Swap Contracts, (a) for any date on or after the date such Swap Contracts 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 Contracts, as determined based upon one or more mid-market or other readily available quotations provided by any recognized dealer in such Swap Contracts (which may include a Lender or any Affiliate of a Lender).

 

“Swing Line Borrowing” means a borrowing of a Swing Line Loan pursuant to Section 2.04.

 

“Swing Line Lender” means Bank of America in its capacity as provider of Swing Line Loans, or any successor swing line lender hereunder.

 

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“Swing Line Loan” has the meaning specified in Section 2.04(a).

 

“Swing Line Loan Notice” means a notice of a Swing Line Borrowing pursuant to Section 2.04(b),  which, if in writing, shall be substantially in the form of Exhibit A-1.

 

“Swing Line Sublimit” means an amount equal to the greater of (a) $10,000,000.00 and (b) ten percent (10%) of the Aggregate Revolving Commitments.  The Swing Line Sublimit is part of, and not in addition to, the Aggregate Revolving Commitments.

 

“Tangible Net Worth” means, as of any date, (a) Total Asset Value minus (b) the sum of (i) Consolidated Total Debt and (ii) to the extent included in the calculation of Total Asset Value, goodwill and other intangible assets (other than deferred leasing intangibles).

 

“Taxes” means all present or future taxes, levies, imposts, duties, deductions, withholdings (including backup withholding), assessments, fees or other charges imposed by any Governmental Authority, including any interest, additions to tax or penalties applicable thereto.

 

“Term Loan” shall mean the term loans made to the Borrower pursuant to Section 2.01(b).

 

“Term Note” has the meaning specified in Section 2.11.

 

“Term Loan Commitment” means the Commitments of the lenders to make Term Loans to the Borrower hereunder,  with the aggregate principal amount of the Term Loan Commitments of all Lenders effective as of the Closing Date is ONE HUNDRED FIFTY MILLION DOLLARS ($150,000,000.00).

 

“Term Maturity Date” means September 10, 2017.

 

“Threshold Amount” means (a) $40,000,000 with respect to Recourse Indebtedness, (b) $75,000,000 with respect to all Non-Recourse Indebtedness, and (c) $40,000,000 with respect to all other amounts.

 

“Total Asset Value” means, for the Companies, on a consolidated basis, as on any date, the sum of (a) an amount equal to (i) aggregate Adjusted NOI (excluding, for the purposes of this definition, any adjustments set forth in the last sentence of the definition of Adjusted NOI) with respect to all Properties (without duplication from the assets in clauses (b) through (g) below) for the fiscal quarter most recently ended, annualized divided by (ii) the Capitalization Rate, plus (b) the acquisition cost of each Property acquired during the fiscal quarter most recently ended solely for the purposes of determination for such quarter, plus (c) the acquisition cost of Construction in Progress and the costs of improvements thereon and renovations thereof, plus (d) cash and cash equivalents (including restricted cash) on such date, plus (e) the Companies’ Share of the foregoing items and components attributable to Unconsolidated Affiliates, plus (f) an amount equal to the book value (adjusted in accordance with GAAP to reflect any default or other impairment of such loan) of mortgage loans, construction loans, capital improvement loans, and other loans, in each case owned by a Company, plus (g) fifty percent (50%) of the book value of any undeveloped land.

 

“Total Funded Debt” means, as of any date, Consolidated Total Debt excluding intra-company Indebtedness, deferred income taxes, security deposits, accounts payable and accrued liabilities, and any prepaid rents, in each case determined in accordance with GAAP.

 

“Total Outstandings” means, as of any date of determination, the Total Revolving Oustandings as of such date plus the Total Term Loan Outstandings as of such date.

 

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“Total Revolving Outstandings” means, as of any date of determination, the aggregate Outstanding Amount of all Revolving Loans, Swing Line Loans, and all L/C Obligations.

 

“Total Term Loan Outstandings’ means as of any date of determination, the aggregate Outstanding Amount of all Term Loans as of such date.

 

“Type” means, with respect to a Committed Loan, its character as a Base Rate Loan or a Eurodollar Rate Loan.

 

“Unconsolidated Affiliate” means any Person in which a Company has an Equity Interest and whose financial results would not be consolidated under GAAP with the financial results of the Parent on the consolidated financial statements of Parent.

 

“UCP” means, with respect to any Letter of Credit, the Uniform Customs and Practice for Documentary Credits, International Chamber of Commerce (“ICC”) Publication No. 600 (or such later version thereof as may be in effect at the time of issuance).

 

“United States” and “U.S.” mean the United States of America.

 

“Unencumbered Asset Value” means without duplication, the sum of (a) for each Borrowing Base Property owned for the most recent four fiscal quarters ended, the Adjusted NOI attributable to such Borrowing Base Property for the most recent four quarters for which quarterly financial statements are available divided by the Capitalization Rate, plus (b) for each Borrowing Base Property owned the last two fiscal quarters but less than four fiscal quarters, the Adjusted NOI attributable to such Borrowing Base Property for the most recently ended two fiscal quarters for which financial statements are available multiplied by two divided by the Capitalization Rate, plus (c) for each Borrowing Base Property acquired within the last two fiscal quarters, the acquisition cost of such Borrowing Base Property.

 

“Unencumbered Leverage Ratio” means, as of any date of determination, the quotient (expressed as a percentage) of (a) Unsecured Indebtedness, divided by (b) Unencumbered Asset Value.

 

“Unreimbursed Amount” has the meaning specified in Section 2.03(c)(i).

 

“Unsecured Indebtedness” means Indebtedness which is not Secured Indebtedness.  Notwithstanding the foregoing, all Indebtedness which is secured by a pledge of equity interests only and is recourse to Borrower or the Parent shall be deemed to be Unsecured Indebtedness.

 

“Unused Rate” means with respect to the Aggregate Revolving Commitments as of any date, the following percentages per annum based upon the Daily Usage as set forth below:

 

	
Daily Usage
    	
 
    	
Unused Rate
    	
 
    
	
<50%
    	
 
    	
0.35
    	
%
    
	
>50%
    	
 
    	
0.25
    	
%
    

 

“U.S. Person” means any Person that is a “United States Person” as defined in Section 7701(a)(30) of the Code.

 

“U.S. Tax Compliance Certificate” has the meaning specified in Section 3.01(e)(ii)(B)(III).

 

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1.02        Other Interpretive Provisions.  With reference to this Agreement and each other Loan Document, unless otherwise specified herein or in such other Loan Document:

 

(a)            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, (i) any definition of or reference to any agreement, instrument or other document (including any Organization Document) 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 or in any other Loan Document), (ii) any reference herein to any Person shall be construed to include such Person’s successors and assigns, (iii) the words “hereto,” “herein,” “hereof” and “hereunder,” and words of similar import when used in any Loan Document, shall be construed to refer to such Loan Document in its entirety and not to any particular provision thereof, (iv) all references in a Loan Document to Articles, Sections, Exhibits and Schedules shall be construed to refer to Articles and Sections of, and Exhibits and Schedules to, the Loan Document in which such references appear, (v) any reference to any law shall include all statutory and regulatory provisions consolidating, amending, replacing or interpreting such law and any reference to any law or regulation shall, unless otherwise specified, refer to such law or regulation as amended, modified or supplemented from time to time, and (vi) 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, Equity Interests, accounts and contract rights.

 

(b)            In the computation of periods of time from a specified date to a later specified date, the word “from” means “from and including;” the words “to” and “until” each mean “to but excluding;” and the word “through” means “to and including.”

 

(c)            Section headings herein and in the other Loan Documents are included for convenience of reference only and shall not affect the interpretation of this Agreement or any other Loan Document.

 

1.03        Accounting Terms.

 

(a)            Generally.  All accounting terms not specifically or completely defined herein shall be construed in conformity with, and all financial data (including financial ratios and other financial calculations) required to be submitted pursuant to this Agreement shall be prepared in conformity with, GAAP applied on a consistent basis, as in effect from time to time, applied in a manner consistent with that used in preparing the Audited Financial Statements except as otherwise specifically prescribed herein.  Notwithstanding the foregoing, for purposes of determining compliance with any covenant (including the computation of any financial covenant) contained herein, Indebtedness of the Borrower and its Subsidiaries shall be deemed to be carried at 100% of the outstanding principal amount thereof, and the effects of FASB ASC 825 on financial liabilities shall be disregarded.

 

(b)            Changes in GAAP.  If at any time any change in GAAP would affect the computation of any financial ratio or requirement set forth in any Loan Document, and either Borrower or Required Lenders shall so request, Administrative Agent, the Lenders and Borrower shall negotiate in good faith to amend such ratio or requirement to preserve the original intent 

 

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thereof in light of such change in GAAP (subject to the approval of Required Lenders); provided  that until so amended, (i) such ratio or requirement shall continue to be computed in accordance with GAAP prior to such change therein and (ii) Borrower shall provide to Administrative Agent and the Lenders financial statements and other documents required under this Agreement or as reasonably requested hereunder setting forth a reconciliation between calculations of such ratio or requirement made before and after giving effect to such change in GAAP.  Without limiting the foregoing, leases shall continue to be classified and accounted for on a basis consistent with that reflected in the Audited Financial Statements for all purposes of this Agreement, notwithstanding any change in GAAP relating thereto, unless the parties hereto shall enter into a mutually acceptable amendment addressing such changes, as provided for above.

 

(c)            Consolidation of Variable Interest Entities.  All references herein to consolidated financial statements of the Companies or to the determination of any amount for the Companies on a consolidated basis or any similar reference shall, in each case, be deemed to include each variable interest entity that Parent is required to consolidate pursuant to FASB ASC 810 as if such variable interest entity were a Subsidiary as defined herein, provided further that for all purposes in calculating consolidated covenants hereunder the Parent shall be deemed to own one hundred percent (100%) of the equity interests in the Borrower.

 

1.04        Rounding.  Any financial ratios required to be maintained by Borrower pursuant to this Agreement shall be calculated by dividing the appropriate component by the other component, carrying the result to one place more than the number of places by which such ratio is expressed herein and rounding the result up or down to the nearest number (with a rounding-up if there is no nearest number).

 

1.05        Times of Day.  Unless otherwise specified, all references herein to times of day shall be references to Eastern time (daylight or standard, as applicable).

 

1.06        Letter of Credit Amounts.  Unless otherwise specified herein, the amount of a Letter of Credit at any time shall be deemed to be the undrawn amount of such Letter of Credit in effect at such time; provided that with respect to any Letter of Credit that, by its terms or the terms of any Issuer Document related thereto, provides for one or more automatic increases in the stated amount thereof, the amount of such Letter of Credit shall, for purposes of determining the Total Revolving Outstandings, be deemed to be the maximum stated amount of such Letter of Credit after giving effect to all such increases, whether or not such maximum stated amount is in effect at such time.

 

Article II.
 The Commitments and Credit Extensions

 

2.01        Committed Loans.  Each Lender severally agrees to make Committed Loans to Borrower from time to time, on any Business Day subject to the terms and conditions set forth herein and the limitations set forth in Section 2.01 (c):

 

(a)            Committed Revolving Loans.  Each Lender severally agrees to make loans (each such loan, a “Committed Revolving Loan”) in an aggregate amount not to exceed at any time outstanding the amount of such Lender’s Revolving Loan Commitment.

 

(b)            Committed Term Loans.  Each Lender severally agrees to make loans (each, a “Committed Term Loan”) as follows:

 

(i)             Closing Date Term Loan. Each Lender severally agrees to make its portion of a term loan (the “Closing Date Term Loan”) to the Borrower on the Closing 

 

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Date in an aggregate amount equal to One Hundred Million Dollars ($100,000,000.00);  and

 

(ii)            Subsequent Term Loan. Subject to Borrower’s compliance with the terms and conditions set forth in Section 2.01(c), each Lender severally agrees to make its portion of the term loan (the “Subsequent Term Loan”) in an additional single advance (the “Subsequent Term Loan Advance”) to the Borrower in an amount not to exceed each Lender’s unadvanced Term Loan Commitment.  Once advanced, the Subsequent Term Loan shall be aggregated with the Closing Date Term Loan and all such term loans shall be referred to as Committed Term Loans.  Provided there exists no Default, upon notice to Administrative Agent (which shall promptly notify the Lenders), Parent and Borrower may elect to borrow the Subsequent Term Loan; provided  that Parent and Borrower may make a maximum of one (1) such request which must be delivered not later than December 1, 2012 in order to be effective (the “Required Notice”).  In the event that the Required Notice is not received by Administrative Agent on or prior to December 1, 2012, the Commitment of the Lenders to advance the Subsequent Term Loan shall be deemed cancelled.

 

(c)           Committed Loan Limitations.  Notwithstanding the provisions of Section 2.01(a) and (b), after giving effect to any Committed Borrowing,  (i) the Total Outstandings shall not exceed the Available Loan Amount, (ii) the Total Revolving Outstandings shall not exceed the Available Revolver Amount, (iii) the Revolving Credit Exposure of any Lender shall not exceed such Lender’s Revolving Loan Commitment, and (iv) the aggregate Term Loans advanced by any Lender shall not exceed such Lender’s Term Loan Commitment.  With respect to Committed Revolving Loans, within the limits of each Lender’s Revolving Loan Commitment and the Available Revolving Loan Amount, and subject to the other terms and conditions hereof, Borrower may borrow under this Section 2.01, prepay under Section 2.05, and reborrow under this Section 2.01.  Amounts repaid on the Committed Term Loans may not be reborrowed.  Committed Loans may be Base Rate Loans or Eurodollar Rate Loans, as further provided herein.

 

2.02        Borrowings, Conversions and Continuations of Committed Loans.

 

(a)            Each Committed Borrowing, each conversion of Committed Loans from one Type to the other, and each continuation of Eurodollar Rate Loans shall be made upon Borrower’s irrevocable notice to Administrative Agent, which may be given by telephone.  Each such notice must be received by Administrative Agent not later than 10:00 a.m. (i) three (3) Business Days prior to the requested date of any Borrowing of, conversion to or continuation of Eurodollar Rate Loans or of any conversion of Eurodollar Rate Loans to Base Rate Committed Loans, and (ii) on the requested date of any Borrowing of Base Rate Committed Loans.  Each telephonic notice by Borrower pursuant to this Section 2.02(a) must be confirmed promptly by delivery to Administrative Agent of a written Committed Loan Notice, appropriately completed and signed by a Responsible Officer of Borrower.  Each Borrowing of, conversion to or continuation of Eurodollar Rate Loans shall be in a principal amount of $2,500,000 or a whole multiple of $500,000 in excess thereof.  Except as provided in Sections 2.03(c) and 2.04(b), each Borrowing of or conversion to Base Rate Committed Loans shall be in a principal amount of $250,000 or a whole multiple of $50,000 in excess thereof.  Each Committed Loan Notice (whether telephonic or written) shall specify (i) whether Borrower is requesting a Committed Borrowing, a conversion of Committed Loans from one Type to the other, or a continuation of Eurodollar Rate Loans, (ii) the requested date of the Committed Borrowing, conversion or continuation, as the case may be (which shall be a Business Day), (iii) the principal amount of Committed Loans to be borrowed, converted or continued, (iv) the Type of Committed Loans to 

 

33

 

be borrowed or to which existing Committed Loans are to be converted, and (v) if applicable, the duration of the Interest Period with respect thereto.  If Borrower fails to specify a Type of Committed Loan in a Committed Loan Notice or if Borrower fails to give a timely notice requesting a conversion or continuation, then (I) so long as no Event of Default exists, the applicable Committed Loans shall be made as, or continued to, a Eurodollar Rate Loan of the same Type and with an Interest Period of one (1) month and (II) if an Event of Default exists, then the applicable Committed Loans shall be made as, or converted to, Base Rate Loans.  Any such automatic conversion to Base Rate Loans shall be effective as of the last day of the Interest Period then in effect with respect to the applicable Eurodollar Rate Loans.  If Borrower requests a Committed Borrowing of, conversion to, or continuation of Eurodollar Rate Loans in any such Committed Loan Notice, but fails to specify an Interest Period, then it will be deemed to have specified an Interest Period of one (1) month.

 

(b)            Following receipt of a Committed Loan Notice, Administrative Agent shall promptly notify each Lender of the amount of its Applicable Percentage of the applicable Committed Loans, and if no timely notice of a conversion or continuation is provided by Borrower, Administrative Agent shall notify each Lender of the details of any automatic continuation or conversion to Base Rate Loans described in the preceding subsection.  In the case of a Committed Borrowing, each Lender shall make the amount of its Committed Loan available to Administrative Agent in immediately available funds at Administrative Agent’s Office not later than 12:00 noon on the Business Day specified in the applicable Committed Loan Notice.  Upon satisfaction of the applicable conditions set forth in Section 5.02 (and, if such Committed Borrowing is the initial Credit Extension, Section 5.01), Administrative Agent shall make all funds so received available to the Borrower by 3:00 p.m. in like funds as received by Administrative Agent either by (i) crediting the account of Borrower on the books of Bank of America with the amount of such funds or (ii) wire transfer of such funds, in each case in accordance with instructions provided to (and reasonably acceptable to) Administrative Agent by Borrower; provided that if, on the date the Committed Loan Notice with respect to such Borrowing is given by Borrower, there are L/C Borrowings outstanding, then the proceeds of such Borrowing, first, shall be applied to the payment in full of any such L/C Borrowings, and second, shall be made available to Borrower as provided above.

 

(c)            Except as otherwise provided herein, a Eurodollar Rate Loan may be continued or converted only on the last day of an Interest Period for such Eurodollar Rate Loan.  During the existence of an Event of Default, no Loans may be requested as, converted to or continued as Eurodollar Rate Loans without the consent of Required Lenders.

 

(d)            Administrative Agent shall promptly notify Borrower and the Lenders of the interest rate applicable to any Interest Period for Eurodollar Rate Loans upon determination of such interest rate.  At any time that Base Rate Loans are outstanding, Administrative Agent shall notify Borrower and the Lenders of any change in Bank of America’s prime rate used in determining the Base Rate promptly following the public announcement of such change.

 

(e)            After giving effect to all Committed Borrowings, all conversions of Committed Loans from one Type to the other, and all continuations of Committed Loans as the same Type, there shall not be more than eight (8) Interest Periods in effect with respect to Revolving Committed Loans and four (4) Interest Periods in effect with respect to Term Committed Loans.

 

2.03        Letters of Credit.

 

(a)            The Letter of Credit Commitment.

 

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(i)            Subject to the terms and conditions set forth herein, (A) L/C Issuer agrees, in reliance upon the agreements of the Lenders set forth in this Section 2.03, (1) from time to time on any Business Day during the period from the Closing Date until the Letter of Credit Expiration Date, to issue Letters of Credit for the account of Borrower or its Subsidiaries, and to amend or extend Letters of Credit previously issued by it, in accordance with subsection (b) below, and (2) to honor drawings under the Letters of Credit; and (B) the Lenders severally agree to participate in Letters of Credit issued for the account of Borrower or its Subsidiaries and any drawings thereunder; provided that after giving effect to any L/C Credit Extension with respect to any Letter of Credit, (w) the Total Revolving Outstandings shall not exceed the Available Revolving Loan Amount, (x) the Total Outstandings shall not exceed the Available Loan Amount, (y) the Revolving Credit Exposure of any Lender shall not exceed such Lender’s Revolving Loan Commitment, and (z) the Outstanding Amount of the L/C Obligations shall not exceed the Letter of Credit Sublimit.  Each request by Borrower for the issuance or amendment of a Letter of Credit shall be deemed to be a representation by Borrower that the L/C Credit Extension so requested complies with the conditions set forth in the proviso to the preceding sentence.  Within the foregoing limits, and subject to the terms and conditions hereof, Borrower’s ability to obtain Letters of Credit shall be fully revolving, and accordingly Borrower may, during the foregoing period, obtain Letters of Credit to replace Letters of Credit that have expired or that have been drawn upon and reimbursed.

 

(ii)           L/C Issuer shall not issue any Letter of Credit, if:

 

(A)          subject to Section 2.03(b)(iii), the initial stated expiry date of the requested Letter of Credit (notwithstanding “evergreen” renewal provisions) would occur more than twelve (12) months after the date of issuance or last extension, unless Required Lenders have approved such expiry date; or

 

(B)          the expiry date of the requested Letter of Credit would occur after the Letter of Credit Expiration Date, unless (1) all the Lenders have approved such expiry date, or (2) the Borrower agrees to deliver to the Administrative Agent no later than thirty (30) days prior to the Letter of Credit Expiration Date Cash Collateral in an amount equal to the undrawn amount of such Letter of Credit, with the Borrower hereby irrevocably requesting a Committed Borrowing of a Base Rate Loan to fund such Cash Collateral payment in the event the Borrower does not deliver such Cash Collateral to the Administrative Agent on the due date thereof.

 

(iii)          L/C Issuer shall not be under any obligation to issue any Letter of Credit if:

 

(A)          any order, judgment or decree of any Governmental Authority or arbitrator shall by its terms purport to enjoin or restrain L/C Issuer from issuing the Letter of Credit, or any Law applicable to L/C Issuer or any request or directive (whether or not having the force of law) from any Governmental Authority with jurisdiction over L/C Issuer shall prohibit, or request that L/C Issuer refrain from, the issuance of letters of credit generally or the Letter of Credit in particular or shall impose upon L/C Issuer with respect to the Letter of Credit any restriction, reserve or capital requirement (for which L/C Issuer is not otherwise compensated hereunder) not in effect on the Closing Date, or shall 

 

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impose upon L/C Issuer any unreimbursed loss, cost or expense which was not applicable on the Closing Date and which L/C Issuer in good faith deems material to it;

 

(B)          the issuance of the Letter of Credit would violate one or more policies of L/C Issuer applicable to letters of credit generally;

 

(C)          except as otherwise agreed by Administrative Agent and L/C Issuer, the Letter of Credit is in an initial stated amount less than $25,000;

 

(D)          the Letter of Credit is to be denominated in a currency other than Dollars;

 

(E)           any Lender is at that time a Defaulting Lender, unless the L/C Issuer has received Cash Collateral or entered into other arrangements satisfactory to the L/C Issuer (in its sole discretion) with the Borrower or such Lender, in each case to eliminate the L/C Issuer’s actual or potential Fronting Exposure (after giving effect to Section 2.16(a)(iv)) with respect to the Defaulting Lender arising from either the Letter of Credit then proposed to be issued or that Letter of Credit and all other L/C Obligations as to which the L/C Issuer has actual or potential Fronting Exposure, as it may elect in its sole discretion; or

 

(F)           the Letter of Credit contains any provisions for automatic reinstatement of the stated amount after any drawing thereunder.

 

(iv)          L/C Issuer shall not amend any Letter of Credit if L/C Issuer would not be permitted at such time to issue the Letter of Credit in its amended form under the terms hereof.

 

(v)           L/C Issuer shall be under no obligation to amend any Letter of Credit if (A) L/C Issuer would have no obligation at such time to issue the Letter of Credit in its amended form under the terms hereof, or (B) the beneficiary of the Letter of Credit does not accept the proposed amendment to the Letter of Credit.

 

(vi)          L/C Issuer shall act on behalf of the Lenders with respect to any Letters of Credit issued by it and the documents associated therewith, and L/C Issuer shall have all of the benefits and immunities (A) provided to Administrative Agent in Article X with respect to any acts taken or omissions suffered by L/C Issuer in connection with Letters of Credit issued by it or proposed to be issued by it and Issuer Documents pertaining to such Letters of Credit as fully as if the term “Administrative Agent” as used in Article X included L/C Issuer with respect to such acts or omissions, and (B) as additionally provided herein with respect to L/C Issuer.

 

(b)           Procedures for Issuance and Amendment of Letters of Credit; Auto-Extension Letters of Credit.

 

(i)             Each Letter of Credit shall be issued or amended, as the case may be, upon the request of Borrower delivered to L/C Issuer (with a copy to Administrative Agent) in the form of a Letter of Credit Application, appropriately completed and signed by a Responsible Officer of Borrower.  Such Letter of Credit Application may be sent by 

 

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facsimile, by United States mail, by overnight courier, by electronic transmission using the system provided by the L/C Issuer, by personal delivery or by any other means acceptable to the L/C Issuer.  Such Letter of Credit Application must be received by L/C Issuer and Administrative Agent not later than 11:00 a.m. at least two (2) Business Days (or such later date and time as Administrative Agent and L/C Issuer may agree in a particular instance in their sole discretion) prior to the proposed issuance date or date of amendment, as the case may be.  In the case of a request for an initial issuance of a Letter of Credit, such Letter of Credit Application shall specify in form and detail satisfactory to L/C Issuer: (A) the proposed issuance date of the requested Letter of Credit (which shall be a Business Day); (B) the amount thereof; (C) the expiry date thereof; (D) the name and address of the beneficiary thereof; (E) the documents to be presented by such beneficiary in case of any drawing thereunder; (F) the full text of any certificate to be presented by such beneficiary in case of any drawing thereunder; (G) the purpose and nature of the requested Letter of Credit; and (H) such other customary matters as the L/C Issuer may reasonably require of similarly situated borrowers.  In the case of a request for an amendment of any outstanding Letter of Credit, such Letter of Credit Application shall specify in form and detail satisfactory to L/C Issuer (A) the Letter of Credit to be amended; (B) the proposed date of amendment thereof (which shall be a Business Day); (C) the nature of the proposed amendment; and (D) such other matters as L/C Issuer may require.  Additionally, Borrower shall furnish to L/C Issuer and Administrative Agent such other documents and information pertaining to such requested Letter of Credit issuance or amendment, including any Issuer Documents, as L/C Issuer or Administrative Agent may reasonably require.

 

(ii)            Promptly after receipt of any Letter of Credit Application, L/C Issuer will confirm with Administrative Agent (by telephone or in writing) that Administrative Agent has received a copy of such Letter of Credit Application from Borrower and, if not, L/C Issuer will provide Administrative Agent with a copy thereof.  Unless L/C Issuer has received written notice from any Lender, Administrative Agent or any Loan Party, at least one (1) Business Day prior to the requested date of issuance or amendment of the applicable Letter of Credit, that one or more applicable conditions contained in Article V shall not then be satisfied, then, subject to the terms and conditions hereof, L/C Issuer shall, on the requested date, issue a Letter of Credit for the account of Borrower (or the applicable Subsidiary) or enter into the applicable amendment, as the case may be, in each case in accordance with L/C Issuer’s usual and customary business practices.  Immediately upon the issuance of each Letter of Credit, each Lender shall be deemed to, and hereby irrevocably and unconditionally agrees to, purchase from L/C Issuer a risk participation in such Letter of Credit in an amount equal to the product of such Lender’s Applicable Percentage times the amount of such Letter of Credit.

 

(iii)           If Borrower so requests in any applicable Letter of Credit Application, then L/C Issuer shall agree, unless L/C Issuer provides a good faith explanation to the Borrower why it cannot so issue such Letter of Credit, to issue a Letter of Credit that has automatic extension provisions (each, an “Auto-Extension Letter of Credit”); provided that any such Auto-Extension Letter of Credit must permit L/C Issuer to prevent any such extension at least once in each twelve (12) month period (commencing with the date of issuance of such Letter of Credit) by giving prior notice to the beneficiary thereof not later than a day (the “Non-Extension Notice Date”) in each such twelve (12) month period to be agreed upon at the time such Letter of Credit is issued.  Unless otherwise directed by L/C Issuer, Borrower shall not be required to make a specific request to L/C Issuer for any such extension.  Once an Auto-Extension Letter of Credit has been issued, 

 

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the Lenders shall be deemed to have authorized (but may not require) L/C Issuer to permit the extension of such Letter of Credit at any time to an expiry date not later than the Letter of Credit Expiration Date, or such later date (but no later than twelve (12) months after the Letter of Credit Expiration Date) if (1) all the Lenders have approved such expiry date, or (2) the Borrower agrees to deliver to the Administrative Agent no later than thirty (30) days prior to the Letter of Credit Expiration Date Cash Collateral in an amount equal to the undrawn amount of such Letter of Credit, with the Borrower hereby irrevocably requesting a Committed Borrowing of a Base Rate Loan to fund such Cash Collateral payment in the event the Borrower does not deliver such Cash Collateral to the Administrative Agent on the due date thereof; provided that L/C Issuer shall not permit any such extension if (A) L/C Issuer has determined that it would not be permitted, or would have no obligation, at such time to issue such Letter of Credit in its revised form (as extended) under the terms hereof (by reason of the provisions of clause (ii) or (iii) of Section 2.03(a) or otherwise), or (B) it has received notice (which may be by telephone or in writing) on or before the day that is seven (7) Business Days before the Non-Extension Notice Date (1) from Administrative Agent that Required Lenders have elected not to permit such extension, (2) from Borrower that Borrower has elected not to permit such extension, or (3) from Administrative Agent, any Lender or Borrower that one or more of the applicable conditions specified in Section 5.02 is not then satisfied, and in each such case directing L/C Issuer not to permit such extension.

 

(iv)           Promptly after its delivery of any Letter of Credit or any amendment to a Letter of Credit to an advising bank with respect thereto or to the beneficiary thereof, L/C Issuer will also deliver to Borrower and Administrative Agent a true and complete copy of such Letter of Credit or amendment.

 

(c)           Drawings and Reimbursements; Funding of Participations.

 

(i)             Upon receipt from the beneficiary of any Letter of Credit of any notice of a drawing under such Letter of Credit, L/C Issuer shall exercise commercially reasonable efforts to notify Borrower and Administrative Agent thereof within two (2) Business Days after receipt of such notice and of the date required for payment of such drawing under such Letter of Credit.  Not later than 11:00 a.m. on the date of any payment by L/C Issuer under a Letter of Credit (each such date, an “Honor Date”), Borrower shall reimburse L/C Issuer through Administrative Agent in an amount equal to the amount of such drawing.  If Borrower fails to so reimburse L/C Issuer by such time, Administrative Agent shall promptly notify each Lender of the Honor Date, the amount of the unreimbursed drawing (the “Unreimbursed Amount”), and the amount of such Lender’s Applicable Percentage thereof.  In such event, Borrower shall be deemed to have requested a Committed Borrowing of Base Rate Loans to be disbursed on the Honor Date in an amount equal to the Unreimbursed Amount, without regard to the minimum and multiples specified in Section 2.02 for the principal amount of Base Rate Loans, but subject to the amount of the unutilized portion of the Aggregate Revolving Commitments and the conditions set forth in Section 5.02 (other than the delivery of a Committed Loan Notice).  Any notice given by L/C Issuer or Administrative Agent pursuant to this Section 2.03(c)(i) may be given by telephone if immediately confirmed in writing; provided that the lack of such an immediate confirmation shall not affect the conclusiveness or binding effect of such notice.  If such Base Rate Loans are so disbursed to pay an Unreimbursed Amount, then no Default or Event of Default shall be deemed to have occurred.

 

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(ii)            Each Lender shall upon any notice pursuant to Section 2.03(c)(i) make funds available (and Administrative Agent may apply Cash Collateral provided for this purpose) for the account of L/C Issuer at Administrative Agent’s Office in an amount equal to its Applicable Percentage of the Unreimbursed Amount not later than 1:00 p.m. on the Business Day specified in such notice by Administrative Agent, whereupon, subject to the provisions of Section 2.03(c)(iii), each Lender that so makes funds available shall be deemed to have made a Base Rate Loan to Borrower in such amount.  Administrative Agent shall remit the funds so received to L/C Issuer.

 

(iii)           With respect to any Unreimbursed Amount that is not fully refinanced by a Committed Borrowing of Base Rate Loans because the conditions set forth in Section 5.02 cannot be satisfied or for any other reason, Borrower shall be deemed to have incurred from L/C Issuer an L/C Borrowing in the amount of the Unreimbursed Amount that is not so refinanced, which L/C Borrowing shall be due and payable on demand (together with interest) and shall bear interest at the Default Rate.  In such event, each Lender’s payment to Administrative Agent for the account of L/C Issuer pursuant to Section 2.03(c)(ii) shall be deemed payment in respect of its participation in such L/C Borrowing and shall constitute an L/C Advance from such Lender in satisfaction of its participation obligation under this Section 2.03.

 

(iv)           Until each Lender funds its Committed Loan or L/C Advance pursuant to this Section 2.03(c) to reimburse L/C Issuer for any amount drawn under any Letter of Credit, interest in respect of such Lender’s Applicable Percentage of such amount shall be solely for the account of L/C Issuer.

 

(v)            Each Lender’s obligation to make Committed Loans or L/C Advances to reimburse L/C Issuer for amounts drawn under Letters of Credit, as contemplated by this Section 2.03(c), shall be absolute and unconditional and shall not be affected by any circumstance, including (A) any setoff, counterclaim, recoupment, defense or other right which such Lender may have against L/C Issuer, Borrower or any other Person for any reason whatsoever; (B) the occurrence or continuance of a Default, or (C) any other occurrence, event or condition, whether or not similar to any of the foregoing; provided that each Lender’s obligation to make Committed Loans pursuant to this Section 2.03(c) is subject to the conditions set forth in Section 5.02 (other than delivery by Borrower of a Committed Loan Notice).  No such making of an L/C Advance shall relieve or otherwise impair the obligation of Borrower to reimburse L/C Issuer for the amount of any payment made by L/C Issuer under any Letter of Credit, together with interest as provided herein.

 

(vi)           If any Lender fails to make available to Administrative Agent for the account of L/C Issuer any amount required to be paid by such Lender pursuant to the foregoing provisions of this Section 2.03(c) by the time specified in Section 2.03(c)(ii), then, without limiting the other provisions of this Agreement, L/C Issuer shall be entitled to recover from such Lender (acting through Administrative Agent), on demand, such amount with interest thereon for the period from the date such payment is required to the date on which such payment is immediately available to L/C Issuer at a rate per annum equal to the greater of the Federal Funds Rate and a rate determined by L/C Issuer in accordance with banking industry rules on interbank compensation, plus any administrative, processing or similar fees customarily charged by L/C Issuer in connection with the foregoing.  If such Lender pays such amount (with interest and fees as aforesaid), the amount so paid shall constitute such Lender’s Committed Loan included in the relevant Committed Borrowing or L/C Advance in respect of the relevant

 

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L/C Borrowing, as the case may be.  A certificate of L/C Issuer submitted to any Lender (through Administrative Agent) with respect to any amounts owing under this clause (vi) shall be conclusive absent manifest error.

 

(d)           Repayment of Participations.

 

(i)             At any time after L/C Issuer has made a payment under any Letter of Credit and has received from any Lender such Lender’s L/C Advance in respect of such payment in accordance with Section 2.03(c), if Administrative Agent receives for the account of L/C Issuer any payment in respect of the related Unreimbursed Amount or interest thereon (whether directly from Borrower or otherwise, including proceeds of Cash Collateral applied thereto by Administrative Agent), Administrative Agent will distribute to such Lender its Applicable Percentage thereof in the same funds as those received by Administrative Agent.

 

(ii)            If any payment received by Administrative Agent for the account of L/C Issuer pursuant to Section 2.03(c)(i) is required to be returned under any of the circumstances described in Section 11.05 (including pursuant to any settlement entered into by L/C Issuer in its discretion), each Lender shall pay to Administrative Agent for the account of L/C Issuer its Applicable Percentage thereof on demand of Administrative Agent, plus interest thereon from the date of such demand to the date such amount is returned by such Lender, at a rate per annum equal to the Federal Funds Rate from time to time in effect.  The obligations of the Lenders under this clause shall survive the payment in full of the Obligations and the termination of this Agreement.

 

(e)           Obligations Absolute.  The obligation of Borrower to reimburse L/C Issuer for each drawing under each Letter of Credit and to repay each L/C Borrowing shall be absolute, unconditional and irrevocable, and shall be paid strictly in accordance with the terms of this Agreement under all circumstances, including the following:

 

(i)            any lack of validity or enforceability of such Letter of Credit, this Agreement, or any other Loan Document;

 

(ii)           the existence of any claim, counterclaim, setoff, defense or other right that Borrower or any Subsidiary may have at any time against any beneficiary or any transferee of such Letter of Credit (or any Person for whom any such beneficiary or any such transferee may be acting), L/C Issuer or any other Person, whether in connection with this Agreement, the transactions contemplated hereby or by such Letter of Credit or any agreement or instrument relating thereto, or any unrelated transaction;

 

(iii)          any draft, demand, certificate or other document presented under such Letter of Credit proving to be forged, fraudulent, invalid or insufficient in any respect or any statement therein being untrue or inaccurate in any respect; or any loss or delay in the transmission or otherwise of any document required in order to make a drawing under such Letter of Credit;

 

(iv)          waiver by the L/C Issuer of any requirement that exists for the L/C Issuer’s protection and not the protection of the Borrower or any waiver by the L/C Issuer which does not in fact materially prejudice the Borrower;

 

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(v)           honor of a demand for payment presented electronically even if such Letter of Credit requires that demand be in the form of a draft;

 

(vi)          any payment made by the L/C Issuer in respect of an otherwise complying item presented after the date specified as the expiration date of, or the date by which documents must be received under such Letter of Credit if presentation after such date is authorized by the UCC, the ISP or the UCP, as applicable;

 

(vii)         any payment by L/C Issuer under such Letter of Credit against presentation of a draft or certificate that does not strictly comply with the terms of such Letter of Credit; or any payment made by L/C Issuer under such Letter of Credit to any Person purporting to be a trustee in bankruptcy, debtor-in-possession, assignee for the benefit of creditors, liquidator, receiver or other representative of or successor to any beneficiary or any transferee of such Letter of Credit, including any arising in connection with any proceeding under any Debtor Relief Law; or

 

(viii)        any other circumstance or happening whatsoever, whether or not similar to any of the foregoing, including any other circumstance that might otherwise constitute a defense available to, or a discharge of, Borrower or any Subsidiary.

 

Borrower shall promptly examine a copy of each Letter of Credit and each amendment thereto that is delivered to it and, in the event of any claim of noncompliance with Borrower’s instructions or other irregularity, Borrower will promptly, and in any event within three (3) Business Days, notify L/C Issuer.  Borrower shall be conclusively deemed to have waived any such claim against L/C Issuer and its correspondents unless such notice is given as aforesaid.

 

(f)            Role of L/C Issuer.  Each Lender and Borrower agree that, in paying any drawing under a Letter of Credit, L/C Issuer shall not have any responsibility to obtain any document (other than any sight draft, certificates and documents expressly required by the Letter of Credit) or to ascertain or inquire as to the validity or accuracy of any such document or the authority of the Person executing or delivering any such document.  None of L/C Issuer, Administrative Agent, any of their respective Related Parties nor any correspondent, participant or assignee of L/C Issuer shall be liable to any Lender for (i) any action taken or omitted in connection herewith at the request or with the approval of the Lenders or Required Lenders, as applicable; (ii) any action taken or omitted in the absence of gross negligence or willful misconduct; or (iii) the due execution, effectiveness, validity or enforceability of any document or instrument related to any Letter of Credit or Issuer Document.  Borrower hereby assumes all risks of the acts or omissions of any beneficiary or transferee with respect to its use of any Letter of Credit; provided that this assumption is not intended to, and shall not, preclude Borrower’s pursuing such rights and remedies as it may have against the beneficiary or transferee or any other Person at law or under any other agreement.  None of L/C Issuer, Administrative Agent, any of their respective Related Parties nor any correspondent, participant or assignee of L/C Issuer shall be liable or responsible for any of the matters described in clauses (i) through (viii) of Section 2.03(e); provided that anything in such clauses to the contrary notwithstanding, Borrower may have a claim against L/C Issuer, and L/C Issuer may be liable to Borrower, to the extent, but only to the extent, of any direct, as opposed to consequential or exemplary, damages suffered by Borrower which Borrower proves were caused by L/C Issuer’s willful misconduct or gross negligence or L/C Issuer’s willful failure to pay under any Letter of Credit after the presentation to it by the beneficiary of a sight draft and certificate(s) strictly complying with the terms and conditions of a Letter of Credit.   In furtherance and not in limitation of the foregoing, L/C Issuer may accept documents that appear on their face to be in order, without responsibility for further

 

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investigation, regardless of any notice or information to the contrary, and L/C Issuer shall not be responsible for the validity or sufficiency of any instrument transferring or assigning or purporting to transfer or assign a Letter of Credit or the rights or benefits thereunder or proceeds thereof, in whole or in part, which may prove to be invalid or ineffective for any reason. The L/C Issuer may send a Letter of Credit or conduct any communication to or from the beneficiary via the Society for Worldwide Interbank Financial Telecommunication (“SWIFT”) message or overnight courier, or any other commercially reasonable means of communicating with a beneficiary.

 

(g)           Applicability of ISP and UCP; Limitation of Liability.  Unless otherwise expressly agreed by the L/C Issuer and the Borrower when a Letter of Credit is issued the rules of the ISP shall apply to each standby Letter of Credit.  Notwithstanding the foregoing, the L/C Issuer shall not be responsible to the Borrower for, and the L/C Issuer’s rights and remedies against the Borrower shall not be impaired by, any action or inaction of the L/C Issuer required or permitted under any law, order, or practice that is required or permitted to be applied to any Letter of Credit or this Agreement, including the Law or any order of a jurisdiction where the L/C Issuer or the beneficiary is located, the practice stated in the ISP or UCP, as applicable, or in the decisions, opinions, practice statements, or official commentary of the ICC Banking Commission, the Bankers Association for Finance and Trade - International Financial Services Association (BAFT-IFSA), or the Institute of International Banking Law & Practice, whether or not any Letter of Credit chooses such law or practice.

 

(h)           Letter of Credit Fees.  Borrower shall pay to Administrative Agent for the account of each Lender in accordance with its Applicable Percentage a Letter of Credit fee (the “Letter of Credit Fee”)  for each Letter of Credit equal to the Applicable Rate times the daily amount available to be drawn under such Letter of Credit; provided that any Letter of Credit Fees otherwise payable for the account of a Defaulting Lender with respect to any Letter of Credit as to which such Defaulting Lender has not provided Cash Collateral satisfactory to L/C Issuer pursuant to this Section 2.03 shall be payable, to the maximum extent permitted by applicable Law, to the other Lenders in accordance with the upward adjustments in their respective Applicable Percentages allocable to such Letter of Credit pursuant to Section 2.16(a)(iv), with the balance of such fee (other than the fees attributable to L/C Obligations for which Borrower has provided Cash Collateral), if any, payable to L/C Issuer for its own account.  For purposes of computing the daily amount available to be drawn under any Letter of Credit, the amount of such Letter of Credit shall be determined in accordance with Section 1.06.  Letter of Credit Fees shall be (i) due and payable on the tenth (10th) Business Day after the end of each March, June, September and December, commencing with the first (1st) such date to occur after the issuance of such Letter of Credit, on the Letter of Credit Expiration Date and thereafter on demand and (ii) computed on a quarterly basis in arrears.  If there is any change in the Applicable Rate during any quarter, the daily amount available to be drawn under each Letter of Credit shall be computed and multiplied by the Applicable Rate separately for each period during such quarter that such Applicable Rate was in effect.  Notwithstanding anything to the contrary contained herein, upon the request of Required Lenders, while any Event of Default exists, all Letter of Credit Fees shall accrue at the Default Rate.

 

(i)            Fronting Fee and Documentary and Processing Charges Payable to L/C Issuer.  Borrower shall pay directly to L/C Issuer for its own account a fronting fee with respect to each Letter of Credit, at a rate per annum specified in the Fee Letter, computed on the daily amount available to be drawn under such Letter of Credit on a quarterly basis in arrears.  Such fronting fee shall be due and payable on the tenth (10th) Business Day after the end of each March, June, September and December in respect of the most-recently ended quarterly period (or

 

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portion thereof, in the case of the first payment), commencing with the first (1st) such date to occur after the issuance of such Letter of Credit, on the Letter of Credit Expiration Date and thereafter on demand.  For purposes of computing the daily amount available to be drawn under any Letter of Credit, the amount of such Letter of Credit shall be determined in accordance with Section 1.06.  In addition, Borrower shall pay directly to L/C Issuer for its own account the customary issuance, presentation, amendment and other processing fees, and other standard costs and charges, of L/C Issuer relating to letters of credit as from time to time in effect.  Such customary fees and standard costs and charges are due and payable within five (5) Business Days of demand and are nonrefundable.

 

(j)            Conflict with Issuer Documents.  In the event of any conflict between the terms hereof and the terms of any Issuer Document, the terms hereof shall control.

 

(k)           Letters of Credit Issued for Subsidiaries.  Notwithstanding that a Letter of Credit issued or outstanding hereunder is in support of any obligations of, or is for the account of, a Subsidiary, Borrower shall be obligated to reimburse L/C Issuer hereunder for any and all drawings under such Letter of Credit.  Borrower hereby acknowledges that the issuance of Letters of Credit for the account of Subsidiaries inures to the benefit of Borrower, and that Borrower’s business derives substantial benefits from the businesses of such Subsidiaries.

 

2.04        Swing Line Loans.

 

(a)           The Swing Line.  Subject to the terms and conditions set forth herein, the Swing Line Lender, in reliance upon the agreements of the other Lenders set forth in this Section 2.04, may in its sole discretion make loans (each such loan, a “Swing Line Loan”) to the Borrower from time to time on any Business Day during the Availability Period in an aggregate amount not to exceed at any time outstanding the amount of the Swing Line Sublimit, notwithstanding the fact that such Swing Line Loans, when aggregated with the Applicable Percentage of the Outstanding Amount of Committed Loans and L/C Obligations of the Lender acting as Swing Line Lender, may exceed the amount of such Lender’s Revolving Loan Commitment; provided, however, that (x) after giving effect to any Swing Line Loan, (i) the Total Outstandings shall not exceed the Available Loan Amount, (ii) the Total Revolving Outstandings shall not exceed the Available Revolving Loan Amount, and (iii) the Revolving Credit Exposure of any Lender shall not exceed such Lender’s Revolving Loan Commitment, (y) the Borrower shall not use the proceeds of any Swing Line Loan to refinance any outstanding Swing Line Loan and (z) the Swing Line Lender shall not be under any obligation to make any Swing Line Loan if it shall determine (which determination shall be conclusive and binding absent manifest error) that it has, or by such Credit Extension may have, Fronting Exposure.  Within the foregoing limits, and subject to the other terms and conditions hereof, the Borrower may borrow under this Section 2.04, prepay under Section 2.04, and reborrow under this Section 2.04.  Each Swing Line Loan shall be a Base Rate Loan.  Immediately upon the making of a Swing Line Loan, each Lender shall be deemed to, and hereby irrevocably and unconditionally agrees to, purchase from the Swing Line Lender a risk participation in such Swing Line Loan in an amount equal to the product of such Lender’s Applicable Percentage times the amount of such Swing Line Loan.

 

(b)           Borrowing Procedures.  Each Swing Line Borrowing shall be made upon the Borrower’s irrevocable notice to the Swing Line Lender and the Administrative Agent, which may be given by telephone. Each such notice must be received by the Swing Line Lender and the Administrative Agent not later than 1:00 p.m. on the requested borrowing date, and shall specify (i) the amount to be borrowed, which shall be a minimum of $25,000, and (ii) the requested borrowing date, which shall be a Business Day.  Each such telephonic notice must be confirmed

 

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promptly by delivery to the Swing Line Lender and the Administrative Agent of a written Swing Line Loan Notice, appropriately completed and signed by a Responsible Officer of the Borrower.  Promptly after receipt by the Swing Line Lender of any telephonic Swing Line Loan Notice, the Swing Line Lender will confirm with the Administrative Agent (by telephone or in writing) that the Administrative Agent has also received such Swing Line Loan Notice and, if not, the Swing Line Lender will notify the Administrative Agent (by telephone or in writing) of the contents thereof.  Unless the Swing Line Lender has received notice (by telephone or in writing) from the Administrative Agent (including at the request of any Lender) prior to 2:00 p.m. on the date of the proposed Swing Line Borrowing (A) directing the Swing Line Lender not to make such Swing Line Loan as a result of the limitations set forth in the first proviso to the first sentence of Section 2.04(a), or (B) that one or more of the applicable conditions specified in Section 5.02 is not then satisfied, then, subject to the terms and conditions hereof, the Swing Line Lender will, not later than 3:00 p.m. on the borrowing date specified in such Swing Line Loan Notice, make the amount of its Swing Line Loan available to the Borrower at its office by crediting the account of the Borrower on the books of the Swing Line Lender in immediately available funds.

 

(c)           Refinancing of Swing Line Loans.

 

(i)            The Swing Line Lender at any time in its sole discretion may request, on behalf of the Borrower (which hereby irrevocably authorizes the Swing Line Lender to so request on its behalf), that each Lender make a Base Rate Committed Loan in an amount equal to such Lender’s Applicable Percentage of the amount of Swing Line Loans then outstanding.  Such request shall be made in writing (which written request shall be deemed to be a Committed Loan Notice for purposes hereof) and in accordance with the requirements of Section 2.02, without regard to the minimum and multiples specified therein for the principal amount of Base Rate Loans, but subject to the unutilized portion of the Aggregate Revolving Commitments and the conditions set forth in Section 5.02.  The Swing Line Lender shall furnish the Borrower with a copy of the applicable Committed Loan Notice promptly after delivering such notice to the Administrative Agent.  Each Lender shall make an amount equal to its Applicable Percentage of the amount specified in such Committed Loan Notice available to the Administrative Agent in immediately available funds (and the Administrative Agent may apply Cash Collateral available with respect to the applicable Swing Line Loan) for the account of the Swing Line Lender at the Administrative Agent’s Office not later than 1:00 p.m. on the day specified in such Committed Loan Notice, whereupon, subject to Section 2.04(c)(ii), each Lender that so makes funds available shall be deemed to have made a Base Rate Committed Loan to the Borrower in such amount.  The Administrative Agent shall remit the funds so received to the Swing Line Lender.

 

(ii)           If for any reason any Swing Line Loan cannot be refinanced by such a Committed Borrowing in accordance with Section 2.04(c)(i), the request for Base Rate Committed Loans submitted by the Swing Line Lender as set forth herein shall be deemed to be a request by the Swing Line Lender that each of the Lenders fund its risk participation in the relevant Swing Line Loan and each Lender’s payment to the Administrative Agent for the account of the Swing Line Lender pursuant to Section 2.04(c)(i) shall be deemed payment in respect of such participation.

 

(iii)          If any Lender fails to make available to the Administrative Agent for the account of the Swing Line Lender any amount required to be paid by such Lender pursuant to the foregoing provisions of this Section 2.04(c) by the time specified in Section 2.04(c)(i), the Swing Line Lender shall be entitled to recover from such Lender

 

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(acting through the Administrative Agent), on demand, such amount with interest thereon for the period from the date such payment is required to the date on which such payment is immediately available to the Swing Line Lender at a rate per annum equal to the greater of the Federal Funds Rate and a rate determined by the Swing Line Lender in accordance with banking industry rules on interbank compensation, plus any administrative, processing or similar fees customarily charged by the Swing Line Lender in connection with the foregoing.  If such Lender pays such amount (with interest and fees as aforesaid), the amount so paid shall constitute such Lender’s Committed Loan included in the relevant Committed Borrowing or funded participation in the relevant Swing Line Loan, as the case may be.  A certificate of the Swing Line Lender submitted to any Lender (through the Administrative Agent) with respect to any amounts owing under this clause (iii) shall be conclusive absent manifest error.

 

(iv)          Each Lender’s obligation to make Committed Loans or to purchase and fund risk participations in Swing Line Loans pursuant to this Section 2.04(c) shall be absolute and unconditional and shall not be affected by any circumstance, including (A) any setoff, counterclaim, recoupment, defense or other right which such Lender may have against the Swing Line Lender, the Borrower or any other Person for any reason whatsoever, (B) the occurrence or continuance of a Default, or (C) any other occurrence, event or condition, whether or not similar to any of the foregoing; provided, however, that each Lender’s obligation to make Committed Loans pursuant to this Section 2.04(c) is subject to the conditions set forth in Section 5.02.  No such funding of risk participations shall relieve or otherwise impair the obligation of the Borrower to repay Swing Line Loans, together with interest as provided herein.

 

(d)           Repayment of Participations.

 

(i)            At any time after any Lender has purchased and funded a risk participation in a Swing Line Loan, if the Swing Line Lender receives any payment on account of such Swing Line Loan, the Swing Line Lender will distribute to such Lender its Applicable Percentage thereof in the same funds as those received by the Swing Line Lender.

 

(ii)           If any payment received by the Swing Line Lender in respect of principal or interest on any Swing Line Loan is required to be returned by the Swing Line Lender under any of the circumstances described in Section 11.05 (including pursuant to any settlement entered into by the Swing Line Lender in its discretion), each Lender shall pay to the Swing Line Lender its Applicable Percentage thereof on demand of the Administrative Agent, plus interest thereon from the date of such demand to the date such amount is returned, at a rate per annum equal to the Federal Funds Rate.  The Administrative Agent will make such demand upon the request of the Swing Line Lender.  The obligations of the Lenders under this clause shall survive the payment in full of the Obligations and the termination of this Agreement.

 

(e)           Interest for Account of Swing Line Lender.  The Swing Line Lender shall be responsible for invoicing the Borrower for interest on the Swing Line Loans.  Until each Lender funds its Base Rate Committed Loan or risk participation pursuant to this Section 2.04 to refinance such Lender’s Applicable Percentage of any Swing Line Loan, interest in respect of such Applicable Percentage shall be solely for the account of the Swing Line Lender.

 

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(f)            Payments Directly to Swing Line Lender.  The Borrower shall make all payments of principal and interest in respect of the Swing Line Loans directly to the Swing Line Lender.

 

2.05        Prepayments.

 

(a)           Borrower may, upon notice to Administrative Agent, at any time or from time to time voluntarily prepay Committed Loans in whole or in part without premium or penalty; provided that (i) such notice must be received by Administrative Agent not later than 11:00 a.m. (A) three (3) Business Days prior to any date of prepayment of Eurodollar Rate Loans and (B) on the date of prepayment of Base Rate Committed Loans; (ii) any prepayment of Eurodollar Rate Loans shall be in a principal amount of $1,000,000 or a whole multiple of $100,000 in excess thereof; and (iii) any prepayment of Base Rate Committed Loans shall be in a principal amount of $100,000 or a whole multiple of $25,000 in excess thereof or, in each case, if less, the entire principal amount thereof then outstanding.  Each such notice shall specify the date and amount of such prepayment and the Type(s) of Committed Loans to be prepaid and, if Eurodollar Rate Loans are to be prepaid, the Interest Period(s) of such Loans.  Administrative Agent will promptly notify each Lender of its receipt of each such notice, and of the amount of such Lender’s Applicable Percentage of such prepayment.  If such notice is given by Borrower, then Borrower shall make such prepayment and the payment amount specified in such notice shall be due and payable on the date specified therein.  Any prepayment of a Eurodollar Rate Loan shall be accompanied by all accrued interest on the amount prepaid, together with any additional amounts required pursuant to Section 3.05.  Subject to Section 2.16, each such prepayment shall be applied to the Committed Loans of the Lenders in accordance with their respective Applicable Percentages.

 

(b)           The Borrower may, upon notice to the Swing Line Lender (with a copy to the Administrative Agent), at any time or from time to time, voluntarily prepay Swing Line Loans in whole or in part without premium or penalty; provided that (i) such notice must be received by the Swing Line Lender and the Administrative Agent not later than 1:00 p.m. on the date of the prepayment, and (ii) any such prepayment shall be in a minimum principal amount of $100,000.  Each such notice shall specify the date and amount of such prepayment.  If such notice is given by the Borrower, the Borrower shall make such prepayment and the payment amount specified in such notice shall be due and payable on the date specified therein.

 

(c)           If for any reason either the Total Revolving Outstandings at any time exceeds the Available Revolving Loan Amount, or the Total Outstandings at any time exceeds the Available Loan Amount, then Borrower shall, within five (5) Business Days, prepay Loans and/or Cash Collateralize the L/C Obligations in an aggregate amount equal to such excess, with any such prepayment being first applied to the Total Revolving Outstandings and then to the Total Term Loan Outstandings; provided that Borrower shall not be required to Cash Collateralize the L/C Obligations pursuant to this Section 2.05(c) unless after the prepayment in full of the Committed Loans and Swing Line Loans, the Total Revolving Outstandings exceed the Available Revolving Loan Amount.

 

2.06        Termination, Reduction, or Increase of Commitments and Loans.

 

(a)           Voluntary and Mandatory Reductions.

 

(i)            Borrower may, upon notice to Administrative Agent, terminate the Aggregate Revolving Commitments, or from time to time permanently reduce the

 

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Aggregate Revolving Commitments; provided that (i) any such notice shall be received by Administrative Agent not later than 11:00 a.m. three (3) Business Days (or such shorter period agreed to by Administrative Agent in writing) prior to the date of termination or reduction, (ii) any such partial reduction shall be in an aggregate amount of $10,000,000 or any whole multiple of $1,000,000 in excess thereof, (iii) Borrower shall not terminate or reduce the Aggregate Revolving Commitments if, after giving effect thereto and to any concurrent prepayments hereunder, the Total Revolving Outstandings would exceed the Available Revolving Loan Amount, and (iv) if, after giving effect to any reduction of the Aggregate Revolving Commitments, the Letter of Credit Sublimit or the Swing Line Sublimit exceeds the amount of the Aggregate Revolving Commitments, then such Sublimit shall be automatically reduced by the amount of such excess.

 

(ii)           The Aggregate Revolving Commitments shall automatically be reduced to zero ($0) upon the termination or expiration of the Availability Period.

 

(b)           Increase in Aggregate Revolving Commitments.

 

(i)            Election to Increase.  Provided there exists no Default, upon notice to Administrative Agent (which shall promptly notify the Lenders), Parent and Borrower may from time to time, elect an increase in the Aggregate Revolving Commitments to an amount not exceeding $300,000,000 (less the amount of any permanent reductions in the Aggregate Revolving Commitments pursuant to Section 2.06) either by designating another bank or financial institution not theretofore a Lender to become a Lender (such designation to be effective only with the prior written consent of the Administrative Agent, the L/C Issuer and the Swing Line Lender, which consents will not be unreasonably withheld) and/or by agreeing with an existing Lender or Lenders, in such Lender or Lenders’ absolute discretion, that such Lender’s Revolving Loan Commitment shall be increased; provided  that (i) any such election for an increase shall be in a minimum amount of $10,000,000, and (ii) Parent and Borrower may make a maximum of three (3) such requests.  Upon execution and delivery by the Borrower and such Lender or other bank or financial institution of an instrument in form and substance reasonably satisfactory to the Administrative Agent to effect such increase, including, as required, a new or amended Note, such existing Lender shall have a Revolving Loan Commitment as therein set forth or such bank or financial institution shall become a Lender with a Revolving Loan Commitment as therein set forth and all the rights and obligations of a Lender with such a Revolving Loan Commitment hereunder.

 

(ii)           Effective Date.  If the Aggregate Revolving Commitments are increased in accordance with this Section 2.06(b), then Administrative Agent, Parent, and Borrower shall determine the effective date (the “Revolving Increase Effective Date”) that such commitment increase was made.  Administrative Agent shall promptly notify Parent, Borrower, and the Lenders of the Increase Effective Date.

 

(iii)          Conditions to Effectiveness of Increase.

 

(1)           As a condition precedent to such increase, Parent and Borrower shall deliver to Administrative Agent a certificate dated as of the Revolving Increase Effective Date (in sufficient copies for each Lender) signed by a Responsible Officer of Parent or Borrower (on behalf of each Loan Party) (i) certifying and attaching the resolutions

 

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adopted by such Parent and Borrower (on behalf of each Loan Party) approving or consenting to such increase, and (ii) certifying that, before and after giving effect to such increase, (A) the representations and warranties contained in Article VI and the other Loan Documents are true and correct in all material respects on and as of the Revolving Increase Effective Date, except to the extent that such representations and warranties specifically refer to an earlier date, in which case they are true and correct in all material respects as of such earlier date, and except that for purposes of this Section 2.06, the representations and warranties contained in Section 6.05(b) shall be deemed to refer to the most-recent statements furnished pursuant to Section 7.01(b), and (B) no Default exists.  Borrower shall prepay any Loans outstanding on the Increase Effective Date (and pay any additional amounts required pursuant to Section 3.05) to the extent necessary to keep the outstanding Loans ratable with any revised Applicable Percentages arising from any nonratable increase in the Revolving Loan Commitments under this Section 2.06(b)(iii);

 

(2)           The Borrower shall execute and provide new Notes to such Lenders as may request herewith.

 

(iv)          Conflicting Provisions.  This Section shall supersede any provisions in Section 2.13 or 11.01 to the contrary.

 

(c)           General.  Administrative Agent will promptly notify the Lenders of any notice of termination, reduction or increase of the Aggregate Revolving Commitments or any increase in the Term Loans.  Any reduction of the Aggregate Revolving Commitments shall be applied to the Revolving Loan Commitment of each Lender according to its Applicable Percentage.  All Revolver Unused Fees accrued until the effective date of any termination of the Aggregate Revolving Commitments shall be paid on the effective date of such termination.

 

2.07        Repayment of Loans.

 

(a)           Borrower shall repay to the Lenders on the Term Maturity Date the aggregate principal amount of Term Loans outstanding on such date.

 

(b)           Borrower shall repay to the Lenders on the Initial Revolving Maturity Date or Extended Revolving Maturity Date, as applicable, the aggregate principal amount of Revolving Loans outstanding on such date

 

(c)           The Borrower shall repay each Swing Line Loan on the earlier to occur of (i) the date that is ten (10) Business Days after such Loan is made and (ii) the Revolving Maturity Date.

 

2.08        Interest.

 

(a)           Subject to the provisions of subsection (b) below, (i) each Eurodollar Rate Loan shall bear interest on the outstanding principal amount thereof for each Interest Period at a rate per annum equal to the Eurodollar Rate for such Interest Period plus the Applicable Rate; (ii) each Base Rate Committed Loan shall bear interest on the outstanding principal amount thereof from the applicable borrowing date at a rate per annum equal to the Base Rate plus the Applicable Rate; and each Swing Line Loan shall bear interest on the outstanding principal

 

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amount thereof from the applicable borrowing date at a rate per annum equal to the Base Rate plus the Applicable Rate.

 

(b)

 

(i)            If any amount of principal of any Loan is not paid when due (without regard to any applicable grace periods), whether at stated maturity, by acceleration or otherwise, then such amount shall thereafter bear interest at a fluctuating interest rate per annum at all times equal to the Default Rate to the fullest extent permitted by applicable Laws.

 

(ii)           If any amount (other than principal of any Loan) payable by Borrower under any Loan Document is not paid when due (without regard to any applicable grace periods), whether at stated maturity, by acceleration or otherwise, then upon the request of Required Lenders, such amount shall thereafter bear interest at a fluctuating interest rate per annum at all times equal to the Default Rate to the fullest extent permitted by applicable Laws.

 

(iii)          Upon the request of Required Lenders, while any Event of Default exists (other than as set forth in clauses (b)(i) and (b)(ii) above), Borrower shall pay interest on the principal amount of all outstanding Obligations hereunder at a fluctuating interest rate per annum at all times equal to the Default Rate to the fullest extent permitted by applicable Laws.

 

(iv)          Accrued and unpaid interest on past due amounts (including interest on past due interest) shall be due and payable upon demand.

 

(c)           Interest on each Loan shall be due and payable in arrears on each Interest Payment Date applicable thereto and at such other times as may be specified herein.  Interest hereunder shall be due and payable in accordance with the terms hereof before and after judgment, and before and after the commencement of any proceeding under any Debtor Relief Law.

 

2.09        Fees.  In addition to certain fees described in subsections (h) and (i) of Section 2.03:

 

(a)           Revolver Unused Fees.  Prior to the Ratings Condition being satisfied, the Borrower shall, for each day during the term of this Agreement on which there exist any Revolving Commitments, pay to the Administrative Agent for the pro rata account of each Lender (in accordance with such Lender’s Applicable Percentage), an unused fee (the “Revolver Unused Fee”) equal to the Unused Rate times the actual daily amount by which the Aggregate Revolving Commitments exceed the Total Revolving Outstandings (less the amount of any outstanding Swing Line Loans) as of such date.  The Revolver Unused Fee shall accrue at all times during the term of this Agreement on which there exist any Revolving Loan Commitments, including at any time during which one or more of the conditions in Article V is not met, and shall be due and payable quarterly in arrears on the tenth (10th)  Business Day after the end of each March, June, September and December, commencing with the first such date to occur after the Closing Date, and on the last day of the Availability Period.  The Revolver Unused Fee shall be calculated quarterly in arrears, based on the applicable daily Unused Rates during each day of such quarter.  At such time as the Ratings Condition has been satisfied, the Revolver Unused Fee shall no longer accrue and the Facility Fee set forth below shall apply.

 

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(b)           Facility Fee.  At such time as the Ratings Condition has been satisfied, the Borrower shall thereafter pay to the Administrative Agent for the account of each Lender in accordance with its Applicable Percentage, a facility fee (the “Facility Fee”) equal to the Applicable Rate times the actual daily amount of the Revolving Commitments (or, if the Revolving Commitments have terminated, on the Total Revolving Outstandings), regardless of usage, subject to adjustment as provided in Section 2.16.  The Facility Fee shall accrue at all times during the Availability Period after the Ratings Condition has been satisfied (and thereafter so long as any Committed Revolving Loans, Swing Line Loans or L/C Obligations remain outstanding), including at any time during which one or more of the conditions in Article IV is not met, and shall be due and payable quarterly in arrears on the tenth (10th)  Business Day after the end of each March, June, September and December, commencing with the first such date to occur after the Closing Date, and on the last day of the Availability Period (and, if applicable, thereafter on demand).  The Facility Fee shall be calculated quarterly in arrears, and if there is any change in the Applicable Rate during any quarter, the actual daily amount shall be computed and multiplied by the Applicable Rate separately for each period during such quarter that such Applicable Rate was in effect.

 

(c)           Other Fees.

 

(i)            The Borrower shall pay to MLPFS and the Administrative Agent, for their own respective accounts, fees in the amounts and at the times specified in the Fee Letter (without duplication of fees otherwise referenced herein).  Such fees shall be fully earned when paid and shall not be refundable for any reason whatsoever.

 

(ii)           The Borrower shall pay to the Lenders such fees as shall have been separately agreed upon in writing in the amounts and at the times so specified.  Such fees shall be fully earned when paid and shall not be refundable for any reason whatsoever

 

2.10        Computation of Interest and Fees; Retroactive Adjustments of Applicable Rate.

 

(a)           All computations of interest for Base Rate Loans (including Base Rate Loans determined by reference to the Eurodollar Rate) shall be made on the basis of a year of 365 or 366 days, as the case may be, and actual days elapsed.  All other computations of fees and interest shall be made on the basis of a 360-day year and actual days elapsed (which results in more fees or interest, as applicable, being paid than if computed on the basis of a 365-day year).  Interest shall accrue on each Loan for the day on which the Loan is made, and shall not accrue on a Loan, or any portion thereof, for the day on which the Loan or such portion is paid; provided that any Loan that is repaid on the same day on which it is made shall, subject to Section 2.12(a), bear interest for one (1) day.  Each determination by Administrative Agent of an interest rate or fee hereunder shall be conclusive and binding for all purposes, absent manifest error.

 

(b)           If, as a result of any restatement of or other adjustment to the financial statements of Parent or for any other reason, then Parent, Borrower, Administrative Agent, or the Lenders determine that (i) the Consolidated Leverage Ratio as calculated by Parent and Borrower as of any applicable date was inaccurate and (ii) a proper calculation of the Consolidated Leverage Ratio would have resulted in higher pricing for such period, then Borrower shall immediately and retroactively be obligated to pay to Administrative Agent for the account of the applicable Lenders or L/C Issuer, as the case may be, within three (3) Business Days after demand by Administrative Agent (or, after the occurrence of an actual or deemed entry of an order for relief with respect to any Loan Party under the Bankruptcy Code of the United States, automatically and without further action by Administrative Agent, any Lender or L/C Issuer), an amount equal

 

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to the excess of the amount of interest and fees that should have been paid for such period over the amount of interest and fees actually paid for such period.  This paragraph shall not limit the rights of Administrative Agent, any Lender or L/C Issuer, as the case may be, under Section 2.03(c)(iii), 2.03(i) or 2.08(b) or under Article IX.

 

2.11        Evidence of Debt.

 

(a)           The Credit Extensions made by each Lender shall be evidenced by one or more accounts or records maintained by such Lender and by Administrative Agent in the ordinary course of business.  The accounts or records maintained by Administrative Agent and each Lender shall be conclusive absent manifest error of the amount of the Credit Extensions made by the Lenders to Borrower and the interest and payments thereon.  Any failure to so record or any error in doing so shall not, however, limit or otherwise affect the obligation of Borrower hereunder to pay any amount owing with respect to the Obligations.  In the event of any conflict between the accounts and records maintained by any Lender and the accounts and records of Administrative Agent in respect of such matters, the accounts and records of Administrative Agent shall control in the absence of manifest error.  Upon the request of any Lender made through Administrative Agent, Borrower shall execute and deliver to such Lender (through Administrative Agent) a Note, which shall evidence such Lender’s Loans in addition to such accounts or records.  Each such Note shall (i) in the case of Revolving Loans, be in the form of Exhibit B-1 (a “Revolving Note”), (ii) in the case of the Term Loans, be in the form of Exhibit B-2 (a “Term Note”), and (iii) in the case of the Swing Line Loans, be in the form of Exhibit B-3 (a “Swing Line Note”).  Each Lender may attach schedules to its Note and endorse thereon the date, Type (if applicable), amount and maturity of its Loans and payments with respect thereto.

 

(b)           In addition to the accounts and records referred to in subsection (a), each Lender and Administrative Agent shall maintain in accordance with its usual practice accounts or records evidencing the purchases and sales by such Lender of participations in Letters of Credit and Swing Line Loans.  In the event of any conflict between the accounts and records maintained by Administrative Agent and the accounts and records of any Lender in respect of such matters, the accounts and records of Administrative Agent shall control in the absence of manifest error.

 

2.12        Payments Generally; Administrative Agent’s Clawback.

 

(a)           General.  All payments to be made by Borrower shall be made without condition or deduction for any counterclaim, defense, recoupment or setoff.  Except as otherwise expressly provided herein, all payments by Borrower hereunder shall be made to Administrative Agent, for the account of the respective Lenders to which such payment is owed, at Administrative Agent’s Office in Dollars and in immediately available funds not later than 1:00 p.m. on the date specified herein.  The Administrative Agent will promptly distribute to each Lender its Applicable Percentage (or other applicable share as provided herein) of such payment in like funds as received by wire transfer to such Lender’s Lending Office.  If and to the extent Administrative Agent shall not make such payments to a Lender when due as set forth in the preceding sentence, then such unpaid amounts shall accrue interest, payable by Administrative Agent, at the Federal Funds Rate from the due date until (but not including) the date on which Administrative Agent makes such payments to such Lender.  All payments received by Administrative Agent after 1:00 p.m. shall be deemed received on the next succeeding Business Day and any applicable interest or fee shall continue to accrue.  If any payment to be made by Borrower shall come due on a day other than a Business Day, payment shall be made on the next following Business Day, and such extension of time shall be reflected in computing interest or fees, as the case may be.

 

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(b)           Clawback.

 

(i)            Funding by Lenders; Presumption by Administrative Agent.  Unless Administrative Agent shall have received notice from a Lender prior to the proposed date of any Committed Borrowing of Eurodollar Rate Loans (or, in the case of any Committed Borrowing of Base Rate Loans, prior to 1:00 p.m. on the date of such Borrowing) that such Lender will not make available to Administrative Agent such Lender’s share of such Committed Borrowing, Administrative Agent may assume that such Lender has made such share available on such date in accordance with Section 2.02 (or, in the case of a Committed Borrowing of Base Rate Loans, that such Lender has made such share available in accordance with and at the time required by Section 2.02) and may, in reliance upon such assumption, make available to Borrower a corresponding amount.  In such event, if a Lender has not in fact made its share of the applicable Committed Borrowing available to Administrative Agent, then the applicable Lender and Borrower severally agree to pay to Administrative Agent forthwith on demand such corresponding amount in immediately available funds with interest thereon, for each day from and including the date such amount is made available to Borrower to but excluding the date of payment to Administrative Agent, at (A) in the case of a payment to be made by such Lender, the greater of the Federal Funds Rate and a rate determined by Administrative Agent in accordance with banking industry rules on interbank compensation, plus any administrative, processing or similar fees customarily charged by Administrative Agent in connection with the foregoing, and (B) in the case of a payment to be made by Borrower, the interest rate applicable to Base Rate Loans.  If Borrower and such Lender shall pay such interest to Administrative Agent for the same or an overlapping period, then Administrative Agent shall promptly remit to Borrower the amount of such interest paid by Borrower for such period.  If such Lender pays its share of the applicable Committed Borrowing to Administrative Agent, then the amount so paid shall constitute such Lender’s Committed Loan included in such Committed Borrowing.  Any payment by Borrower shall be without prejudice to any claim Borrower may have against a Lender that shall have failed to make such payment to Administrative Agent.

 

(ii)           Payments by Borrower; Presumptions by Administrative Agent.  Unless Administrative Agent shall have received notice from Borrower prior to the date on which any payment is due to Administrative Agent for the account of the Lenders or L/C Issuer hereunder that Borrower will not make such payment, Administrative Agent may assume that Borrower has made such payment on such date in accordance herewith and may, in reliance upon such assumption, distribute to the Lenders or L/C Issuer, as the case may be, the amount due.  In such event, if Borrower has not in fact made such payment, then each of the Lenders or L/C Issuer, as the case may be, severally agrees to repay to Administrative Agent forthwith on demand the amount so distributed to such Lender or L/C Issuer, in immediately available funds 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 Administrative Agent, at the greater of the Federal Funds Rate and a rate determined by Administrative Agent in accordance with banking industry rules on interbank compensation , within one (1) Business Day.  If and to the extent Administrative Agent shall not return such funds to a Lender when due as set forth in the preceding sentence, then such unpaid amounts shall accrue interest, payable by Administrative Agent, at the Federal Funds Rate from the due date until (but not including) the date on which Administrative Agent returns such funds to such Lender.

 

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A notice of Administrative Agent to any Lender or Borrower with respect to any amount owing under this subsection (b) shall be conclusive, absent manifest error.

 

(c)           Failure to Satisfy Conditions Precedent.  If any Lender makes available to Administrative Agent funds for any Loan to be made by such Lender as provided in the foregoing provisions of this Article II, and such funds are not made available to Borrower by Administrative Agent because the conditions to the applicable Credit Extension set forth in Article V are not satisfied or waived in accordance with the terms hereof, then Administrative Agent shall return such funds (in like funds as received from such Lender) to such Lender, without interest.

 

(d)           Obligations of Lenders Several.  The obligations of the Lenders hereunder to make Committed Loans, to fund participations in Swing Line Loans and/or in Letters of Credit and to make payments pursuant to Section 11.04(c) are several and not joint.  The failure of any Lender to make any Committed Loan, to fund any participation or to make any payment under Section 11.04(c) on any date required hereunder shall not relieve any other Lender of its corresponding obligation to do so on such date, and no Lender shall be responsible for the failure of any other Lender to so make its Committed Loan, to purchase its participation or to make its payment under Section 11.04(c).

 

(e)           Funding Source.  Nothing herein shall be deemed to obligate any Lender to obtain the funds for any Loan in any particular place or manner or to constitute a representation by any Lender that it has obtained or will obtain the funds for any Loan in any particular place or manner.

 

2.13        Sharing of Payments by Lenders.  If any Lender shall, by exercising any right of setoff or counterclaim or otherwise, obtain payment in respect of any principal of or interest on any of the Committed Loans made by it, or the participations in Swing Line Loans or L/C Obligations held by it resulting in such Lender’s receiving payment of a proportion of the aggregate amount of such Committed Loans or participations and accrued interest thereon greater than its pro rata share thereof as provided herein, then the Lender receiving such greater proportion shall (a) notify Administrative Agent of such fact, and (b) purchase (for cash at face value) participations in the Committed Loans and subparticipations in Swing Line Loans or L/C Obligations of the other Lenders, or make such other adjustments as shall be equitable, 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 Committed Loans and other amounts owing them, provided that:

 

(i)            if any such participations or subparticipations are purchased and all or any portion of the payment giving rise thereto is recovered, such participations or subparticipations shall be rescinded and the purchase price immediately restored to the extent of such recovery, without interest; and

 

(ii)           the provisions of this Section shall not be construed to apply to (x) any payment made by or on behalf of Borrower pursuant to and in accordance with the express terms of this Agreement (including the application of funds arising from the existence of a Defaulting Lender), (y) the application of Cash Collateral provided for in Section 2.15, or (z) any payment obtained by a Lender as consideration for the assignment of or sale of a participation in any of its Committed Loans or subparticipations in Swing Line Loans or L/C Obligations to any assignee or participant, other than an assignment to Borrower or any Affiliate thereof (as to which the provisions of this Section shall apply).

 

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Each Loan Party 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 such Loan Party rights of setoff and counterclaim with respect to such participation as fully as if such Lender were a direct creditor of such Loan Party in the amount of such participation.

 

2.14        Extension of Revolving Maturity Date.

 

(a)           Request for Extension.  Parent and Borrower may, by written notice to Administrative Agent (who shall promptly notify the Lenders) not earlier than ninety (90) days and not later than thirty (30) days prior to the Initial Revolving Maturity Date, request that the Initial Revolving Maturity Date be extended to the Extended Revolving Maturity Date.

 

(b)           Effectiveness of Extension.  If so extended, then the Initial Revolving Maturity Date shall be extended to the Extended Revolving Maturity Date, effective as of the Initial Revolving Maturity Date or such earlier date that Administrative Agent shall have determined that the Borrower shall have met the conditions set forth herein, (the “Extension Effective Date”) subject further to the Borrower’s continued satisfaction of such conditions as of the Initial Revolving Maturity Date as set forth below.  Administrative Agent, Parent, and Borrower shall promptly confirm to the Lenders such extension.  As a condition precedent to such extension, (i) Parent and Borrower shall deliver to Administrative Agent a certificate of each Loan Party dated as of the Extension Effective Date (in sufficient copies for each Lender) signed by a Responsible Officer of each Loan Party (A) providing evidence satisfactory to Administrative Agent that each Loan Party has taken all necessary action to authorize such extension and (B) in the case of Parent and Borrower, certifying that, before and after giving effect to such extension, (I) the representations and warranties contained in the Loan Documents are true and correct in all material respects on and as of the Extension Effective Date and (as applicable) the Initial Revolving Maturity Date, except to the extent that such representations and warranties specifically refer to an earlier date, in which case they are true and correct in all material respects as of such earlier date, and except that for purposes of this Section 2.14, the representations and warranties contained in Section 6.05(b) shall be deemed to refer to the most-recent statements furnished pursuant to Section 7.01(b), and (II) no Default exists before or after giving effect to such extension, with compliance with the covenants set forth in Section 8.14 being tested as of the quarter ending June 30, 2016; and (ii) Borrower shall have paid to Administrative Agent, for the account of each Lender, an extension fee in an amount equal to twenty basis points (0.20%) times such Lender’s Revolving Loan Commitment.

 

(c)           Conflicting Provisions.  This Section shall supersede any provisions in Section 11.01 to the contrary.

 

2.15        Cash Collateral.

 

(a)           Certain Credit Support Events.  Upon the request of Administrative Agent or L/C Issuer if (i) L/C Issuer has honored any full or partial drawing request under any Letter of Credit and such drawing has resulted in an L/C Borrowing, or (ii) as of the Letter of Credit Expiration Date, any L/C Obligation for any reason remains outstanding, Borrower shall, in each case, immediately Cash Collateralize the then Outstanding Amount of all L/C Obligations.  At any time that there shall exist a Defaulting Lender, within five (5) Business Days of the request of Administrative Agent, the Swing Line Lender or L/C Issuer, Borrower shall deliver to Administrative Agent Cash Collateral in an amount sufficient to cover all Fronting Exposure

 

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(after giving effect to Section 2.16(a)(iv), Section 11.13, and any Cash Collateral provided by the Defaulting Lender).

 

(b)           Grant of Security Interest.  All Cash Collateral (other than credit support not constituting funds subject to deposit) shall be maintained in blocked, interest-bearing deposit accounts at Bank of America.  Borrower, and to the extent provided by any Lender, such Lender, hereby grants to (and subjects to the control of) Administrative Agent, for the benefit of Administrative Agent, L/C Issuer and the Lenders (including the Swing Line Lender), and agrees to maintain, a first priority security interest in all such cash, deposit accounts and all balances therein, and all other property so provided as collateral pursuant hereto, and in all proceeds of the foregoing, all as security for the obligations to which such Cash Collateral may be applied pursuant to Section 2.15(c).  If at any time Administrative Agent determines that Cash Collateral is subject to any right or claim of any Person other than Administrative Agent as herein provided, or that the total amount of such Cash Collateral is less than the applicable Fronting Exposure and other obligations secured thereby, Borrower or the relevant Defaulting Lender will, within five (5) Business Days after demand by Administrative Agent, pay or provide to Administrative Agent additional Cash Collateral in an amount sufficient to eliminate such deficiency.

 

(c)           Application.  Notwithstanding anything to the contrary contained in this Agreement, Cash Collateral provided under any of this Section 2.15 or Sections 2.03, 2.05, 2.16 or 9.02 in respect of Letters of Credit or Swing Line Loans shall be held and applied to the satisfaction of the specific L/C Obligations, Swing Line Loans, obligations to fund participations therein (including, as to Cash Collateral provided by a Defaulting Lender, any interest accrued on such obligation) and other obligations for which the Cash Collateral was so provided, prior to any other application of such property as may be provided for herein.

 

(d)           Release.  Cash Collateral (or the appropriate portion thereof) provided to reduce Fronting Exposure or other obligations shall be released promptly following (i) the elimination of the applicable Fronting Exposure or other obligations giving rise thereto (including by the termination of Defaulting Lender status of the applicable Lender (or, as appropriate, its assignee following compliance with Section 11.06(b)(vi))) or (ii) Administrative Agent’s good faith determination that there exists excess Cash Collateral; provided that (x) that Cash Collateral furnished by or on behalf of a Loan Party shall not be released during the continuance of a Default or Event of Default (and following application as provided in this Section 2.15 may be otherwise applied in accordance with Section 9.03), and (y) the Person providing Cash Collateral and L/C Issuer or the Swing Line Lender may agree that Cash Collateral shall not be released but instead held to support future anticipated Fronting Exposure or other obligations.

 

2.16        Defaulting Lenders.

 

(a)           Adjustments.  Notwithstanding anything to the contrary contained in this Agreement, if any Lender becomes a Defaulting Lender, then, until such time as that Lender is no longer a Defaulting Lender, to the extent permitted by applicable Law:

 

(i)            Waivers and Amendments.  That Defaulting Lender’s right to approve or disapprove any amendment, waiver or consent with respect to this Agreement shall be restricted as set forth in the definition of “Required Lenders” and in Section 11.01.

 

(ii)           Defaulting Lender Waterfall.  Any payment of principal, interest, fees or other amounts received by the Administrative Agent for the account of such Defaulting Lender (whether voluntary or mandatory, at maturity, pursuant to Article IX  

 

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or otherwise) or received by the Administrative Agent from a Defaulting Lender pursuant to Section 11.08 shall be applied at such time or times as may be reasonably determined by the Administrative Agent as follows: first, to the payment of any amounts owing by such Defaulting Lender to the Administrative Agent hereunder; second, to the payment on a pro rata basis of any amounts owing by such Defaulting Lender to the L/C Issuer or Swing Line Lender hereunder; third, to Cash Collateralize the L/C Issuer’s Fronting Exposure with respect to such Defaulting Lender in accordance with Section 2.15; fourth, as the Borrower may request (so long as no Default or Event of Default exists), to the funding of any Loan in respect of which such Defaulting Lender has failed to fund its portion thereof as required by this Agreement, as determined by the Administrative Agent; fifth, if so determined by the Administrative Agent and the Borrower, to be held in an interest bearing deposit account and released pro rata in order to (x) satisfy such Defaulting Lender’s potential future funding obligations with respect to Loans under this Agreement and (y) Cash Collateralize the L/C Issuer’s future Fronting Exposure with respect to such Defaulting Lender with respect to future Letters of Credit issued under this Agreement, in accordance with Section 2.15; sixth, to the payment of any amounts owing to the Lenders, the L/C Issuer or Swing Line Lender as a result of any judgment of a court of competent jurisdiction obtained by any Lender, the L/C Issuer or the Swing Line Lender against such Defaulting Lender as a result of such Defaulting Lender’s breach of its obligations under this Agreement; seventh, so long as no Event of Default exists, to the payment of any amounts owing to the Borrower as a result of any judgment of a court of competent jurisdiction obtained by the Borrower against such Defaulting Lender as a result of such Defaulting Lender’s breach of its obligations under this Agreement; and eighth, to such Defaulting Lender or as otherwise directed by a court of competent jurisdiction; provided that if (x) such payment is a payment of the principal amount of any Loans or L/C Borrowings in respect of which such Defaulting Lender has not fully funded its appropriate share, and (y) such Loans were made or the related Letters of Credit were issued at a time when the conditions set forth in Section 5.02 were satisfied or waived, such payment shall be applied solely to pay the Loans of, and L/C Obligations owed to, all Non-Defaulting Lenders on a pro rata basis prior to being applied to the payment of any Loans of, or L/C Obligations owed to, such Defaulting Lender until such time as all Loans and funded and unfunded participations in L/C Obligations and Swing Line Loans are held by the Lenders pro rata in accordance with the Commitments hereunder without giving effect to Section 2.16(a)(iv). Any payments, prepayments or other amounts paid or payable to a Defaulting Lender that are applied (or held) to pay amounts owed by a Defaulting Lender or to post Cash Collateral pursuant to this Section 2.17(a)(ii) shall be deemed paid to and redirected by such Defaulting Lender, and each Lender irrevocably consents hereto.

 

(iii)          Certain Fees.

 

(A)          No Defaulting Lender (x) shall be entitled to receive any Revolver Unused Fee or Facility Fee pursuant to Section 2.09 for any period during which that Lender is a Defaulting Lender (and Borrower shall not be required to pay any such fee that otherwise would have been required to have been paid to that Defaulting Lender) pursuant to Section 2.09 for any period during which that Lender is a Defaulting Lender and the Borrower shall (A) except to the extent Borrower has provided Cash Collateral with respect to such Defaulting Lender’s Fronting Exposure, be required to pay to the Swing Line Lender, as applicable, the amount of such fee allocable to its Fronting Exposure arising from that Defaulting Lender and (B) not be required to pay the remaining

 

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amount of such fee that otherwise would have been required to have been paid to that Defaulting Lender, and (y) shall be limited in its right to receive Letter of Credit Fees as provided in Section 2.03(h).

 

(B)          Each Defaulting Lender shall be entitled to receive Letter of Credit Fees for any period during which that Lender is a Defaulting Lender only to the extent allocable to its Applicable Percentage of the stated amount of Letters of Credit for which it has provided Cash Collateral pursuant to Section 2.15.

 

(iv)          Reallocation of Applicable Percentages to Reduce Fronting Exposure.  All or any part of such Defaulting Lender’s participation in L/C Obligations and Swing Line Loans shall be reallocated among the Non-Defaulting Lenders in accordance with their respective Applicable Percentages (calculated without regard to such Defaulting Lender’s Commitment) but only to the extent that (x) the conditions set forth in Section 4.02 are satisfied at the time of such reallocation (and, unless the Borrower shall have otherwise notified the Administrative Agent at such time, the Borrower shall be deemed to have represented and warranted that such conditions are satisfied at such time), and (y) such reallocation does not cause the aggregate Revolving Credit Exposure of any Non-Defaulting Lender to exceed such Non-Defaulting Lender’s Revolving Loan Commitment.  No reallocation hereunder shall constitute a waiver or release of any claim of any party hereunder against a Defaulting Lender arising from that Lender having become a Defaulting Lender, including any claim of a Non-Defaulting Lender as a result of such Non-Defaulting Lender’s increased exposure following such reallocation.

 

(v)           Cash Collateral, Repayment of Swing Line Loans.  If the reallocation described in clause (a)(iv) above cannot, or can only partially, be effected, the Borrower shall, without prejudice to any right or remedy available to it hereunder or under applicable Law, (x) first, prepay Swing Line Loans in an amount equal to the Swing Line Lenders’ Fronting Exposure and (y) second, Cash Collateralize the L/C Issuers’ Fronting Exposure in accordance with the procedures set forth in Section 2.15.

 

(b)           Defaulting Lender Cure.  If Borrower, Administrative Agent, Swing Line Lender, and L/C Issuer agree in writing in their sole discretion that a Defaulting Lender should no longer be deemed to be a Defaulting Lender, Administrative Agent will so notify the parties hereto, whereupon as of the effective date specified in such notice and subject to any conditions set forth therein (which may include arrangements with respect to any Cash Collateral), that Lender will, to the extent applicable, purchase at par that portion of outstanding Loans of the other Lenders or take such other actions as Administrative Agent may determine to be necessary to cause the Committed Loans and funded and unfunded participations in Letters of Credit or Swing Line Loans to be held on a pro rata basis by the Lenders in accordance with their Applicable Percentages (without giving effect to Section 2.16(a)(iv)), whereupon that Lender will cease to be a Defaulting Lender; provided that no adjustments will be made retroactively with respect to fees accrued or payments made by or on behalf of Borrower while that Lender was a Defaulting Lender; and provided, further, that, except to the extent otherwise expressly agreed by the affected parties, no change hereunder from Defaulting Lender to Lender will constitute a waiver or release of any claim of any party hereunder arising from that Lender’s having been a Defaulting Lender.

 

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2.17        Guaranties.  Pursuant to the Parent Guaranty, Parent shall unconditionally Guarantee in favor of Administrative Agent and Lenders the full payment and performance of the Obligations.  Pursuant to the Subsidiary Guaranty or an addendum thereto in the form attached to the Subsidiary Guaranty, Parent and Borrower shall cause each Subsidiary Guarantor to execute a Subsidiary Guaranty unconditionally guarantying in favor of Administrative Agent and Lenders the full payment and performance of the Obligations.

 

Article III.
 Taxes, Yield Protection and Illegality

 

3.01        Taxes.

 

(a)           Payments Free of Taxes; Obligation to Withhold; Payments on Account of Taxes.

 

(i)            Any and all payments by or on account of any obligation of any Loan Party under any Loan Document shall be made without deduction or withholding for any Taxes, except as required by applicable Laws.  If any applicable Laws (as determined in the good faith discretion of the Administrative Agent) require the deduction or withholding of any Tax from any such payment by the Administrative Agent or a Loan Party, then the Administrative Agent or such Loan Party shall be entitled to make such deduction or withholding, upon the basis of the information and documentation to be delivered pursuant to subsection (e) below.

 

(ii)           If any Loan Party or the Administrative Agent shall be required by the Code to withhold or  deduct any Taxes, including both United States Federal backup withholding and withholding taxes, from any payment, then (A) the Administrative Agent shall withhold or make such deductions as are determined by the Administrative Agent to be required based upon the information and documentation it has received pursuant to subsection (e) below, (B) the Administrative Agent shall timely pay the full amount withheld or deducted to the relevant Governmental Authority in accordance with the Code, and (C) to the extent that the withholding or deduction is made on account of Indemnified Taxes, the sum payable by the applicable Loan Party shall be increased as necessary so that after any required withholding or the making of all required deductions (including deductions applicable to additional sums payable under this Section 3.01) the applicable Recipient receives an amount equal to the sum it would have received had no such withholding or deduction been made.

 

(iii)          If any Loan Party or the Administrative Agent shall be required by any applicable Laws other than the Code to withhold or  deduct any Taxes from any payment, then (A) such Loan Party or the Administrative Agent, as required by such Laws, shall withhold or make such deductions as are determined by it to be required based upon the information and documentation it has received pursuant to subsection (e) below, (B) such Loan Party or the Administrative Agent, to the extent required by such Laws, shall timely pay the full amount withheld or deducted to the relevant Governmental Authority in accordance with such Laws, and (C) to the extent that the withholding or deduction is made on account of Indemnified Taxes, the sum payable by the applicable Loan Party shall be increased as necessary so that after any required withholding or the making of all required deductions (including deductions applicable to additional sums payable under this Section 3.01) the applicable Recipient receives an amount equal to the sum it would have received had no such withholding or deduction been made.

 

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(b)           Payment of Other Taxes by the Borrower.  Without limiting the provisions of subsection (a) above, the Loan Parties shall timely pay to the relevant Governmental Authority in accordance with applicable law, or at the option of the Administrative Agent timely reimburse it for the payment of, any Other Taxes.

 

(c)           Tax Indemnifications.  (i) Each of the Loan Parties shall, and does hereby, jointly and severally indemnify each Recipient, and shall make payment in respect thereof within 10 days after demand therefor, for the full amount of any Indemnified Taxes (including Indemnified Taxes imposed or asserted on or attributable to amounts payable under this Section 3.01) payable or paid by such Recipient or required to be withheld or deducted from a payment to such Recipient, and any reasonable expenses arising therefrom or with respect thereto, whether or not such Indemnified 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 L/C Issuer (with a copy to the Administrative Agent), or by the Administrative Agent on its own behalf or on behalf of a Lender or the L/C Issuer, shall be conclusive absent manifest error.  Each of the Loan Parties shall, and does hereby, jointly and severally indemnify the Administrative Agent, and shall make payment in respect thereof within 10 days after demand therefor, for any amount which a Lender or the L/C Issuer for any reason fails to pay indefeasibly to the Administrative Agent as required pursuant to Section 3.01(c)(ii) below.

 

(i)            Each Lender and the L/C Issuer shall, and does hereby, severally indemnify, and shall make payment in respect thereof within 10 days after demand therefor, (x) the Administrative Agent against any Indemnified Taxes attributable to such Lender or the L/C Issuer (but only to the extent that any Loan Party has not already indemnified the Administrative Agent for such Indemnified Taxes and without limiting the obligation of the Loan Parties to do so), (y) the Administrative Agent and the Loan Parties, as applicable, against any Taxes attributable to such Lender’s failure to comply with the provisions of Section 10.06(d) relating to the maintenance of a Participant Register and (z) the Administrative Agent and the Loan Parties, as applicable, against any Excluded Taxes attributable to such Lender or the L/C Issuer, in each case, that are payable or paid by the Administrative Agent or a Loan Party in connection with any Loan Document, and any reasonable expenses arising therefrom or with respect thereto, whether or not such 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 any Lender by the Administrative Agent shall be conclusive absent manifest error.  Each Lender and the L/C Issuer hereby authorizes the Administrative Agent to set off and apply any and all amounts at any time owing to such Lender or the L/C Issuer, as the case may be, under this Agreement or any other Loan Document against any amount due to the Administrative Agent under this clause (ii).

 

(d)           Evidence of Payments.  Upon request by the Borrower or the Administrative Agent, as the case may be, after any payment of Taxes by the Borrower or by the Administrative Agent to a Governmental Authority as provided in this Section 3.01, the Borrower shall deliver to the Administrative Agent or the Administrative Agent shall deliver to the Borrower, as the case may be, the original or a certified copy of a receipt issued by such Governmental Authority evidencing such payment, a copy of any return required by Laws to report such payment or other evidence of such payment reasonably satisfactory to the Borrower or the Administrative Agent, as the case may be.

 

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(e)           Status of Lenders; Tax Documentation.

 

(i)            Any Lender that is entitled to an exemption from or reduction of withholding Tax with respect to payments made under any Loan Document shall deliver to the Borrower and the Administrative Agent, at the time or times reasonably requested by the Borrower or the Administrative Agent, such properly completed and executed documentation reasonably requested by the Borrower or the Administrative Agent as will permit such payments to be made without withholding or at a reduced rate of withholding.  In addition, any Lender, if reasonably requested by the Borrower or the Administrative Agent, shall deliver such other documentation prescribed by applicable law or reasonably requested by the Borrower or the Administrative Agent as will enable the Borrower or the Administrative Agent to determine whether or not such Lender is subject to backup withholding or information reporting requirements.  Notwithstanding anything to the contrary in the preceding two sentences, the completion, execution and submission of such documentation (other than such documentation set forth in Section 3.01(e)(ii)(A), (ii)(B) and (ii)(D) below) shall not be required if in the Lender’s reasonable judgment such completion, execution or submission would subject such Lender to any material unreimbursed cost or expense or would materially prejudice the legal or commercial position of such Lender.

 

(ii)           Without limiting the generality of the foregoing, in the event that the Borrower is a U.S. Person,

 

(A)          any Lender that is a U.S. Person shall deliver to the Borrower and the Administrative Agent on or prior to the date on which such Lender becomes a Lender under this Agreement (and from time to time thereafter upon the reasonable request of the Borrower or the Administrative Agent), executed originals of IRS Form W-9 certifying that such Lender is exempt from U.S. federal backup withholding tax;

 

(B)          any Foreign Lender shall, to the extent it is legally entitled to do so, deliver to the Borrower and the Administrative Agent (in such number of copies as shall be requested by the recipient) on or prior to the date on which such Foreign Lender becomes a Lender under this Agreement (and from time to time thereafter upon the reasonable request of the Borrower or the Administrative Agent), whichever of the following is applicable:

 

(1)           in the case of a Foreign Lender claiming the benefits of an income tax treaty to which the United States is a party (x) with respect to payments of interest under any Loan Document, executed originals of IRS Form W-8BEN establishing an exemption from, or reduction of, U.S. federal withholding Tax pursuant to the “interest” article of such tax treaty and (y) with respect to any other applicable payments under any Loan Document, IRS Form W-8BEN establishing an exemption from, or reduction of, U.S. federal withholding Tax pursuant to the “business profits” or “other income” article of such tax treaty;

 

(2)           executed originals of IRS Form W-8ECI;

 

(3)           in the case of a Foreign Lender claiming the benefits of the exemption for portfolio interest under Section 881(c) of the Code, (x) a certificate substantially in the form of Exhibit H-1 to the effect that such Foreign Lender is not a “bank” within the meaning of Section

 

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881(c)(3)(A) of the Code, a “10 percent shareholder” of the Borrower within the meaning of Section 881(c)(3)(B) of the Code, or a “controlled foreign corporation” described in Section 881(c)(3)(C) of the Code (a “U.S. Tax Compliance Certificate”) and (y) executed originals of IRS Form W-8BEN; or

 

(4)           to the extent a Foreign Lender is not the beneficial owner, executed originals of IRS Form W-8IMY, accompanied by IRS Form W-8ECI, IRS Form W-8BEN, a U.S. Tax Compliance Certificate substantially in the form of Exhibit H-2 or Exhibit H-3, IRS Form W-9, and/or other certification documents from each beneficial owner, as applicable; provided that if the Foreign Lender is a partnership and one or more direct or indirect partners of such Foreign Lender are claiming the portfolio interest exemption, such Foreign Lender may provide a U.S. Tax Compliance Certificate substantially in the form of Exhibit H-4 on behalf of each such direct and indirect partner;

 

(C)          any Foreign Lender shall, to the extent it is legally entitled to do so, deliver to the Borrower and the Administrative Agent (in such number of copies as shall be requested by the recipient) on or prior to the date on which such Foreign Lender becomes a Lender under this Agreement (and from time to time thereafter upon the reasonable request of the Borrower or the Administrative Agent), executed originals of any other form prescribed by applicable law as a basis for claiming exemption from or a reduction in U.S. federal withholding Tax, duly completed, together with such supplementary documentation as may be prescribed by applicable law to permit the Borrower or the Administrative Agent to determine the withholding or deduction required to be made; and

 

(D)          if a payment made to a Lender under any Loan Document would be subject to U.S. federal withholding Tax imposed by FATCA if such Lender were to fail to comply with the applicable reporting requirements of FATCA (including those contained in Section 1471(b) or 1472(b) of the Code, as applicable), such Lender shall deliver to the Borrower and the Administrative Agent at the time or times prescribed by law and at such time or times reasonably requested by the Borrower or the Administrative Agent such documentation prescribed by applicable law (including as prescribed by Section 1471(b)(3)(C)(i) of the Code) and such additional documentation reasonably requested by the Borrower or the Administrative Agent as may be necessary for the Borrower and the Administrative Agent to comply with their obligations under FATCA and to determine that such Lender has complied with such Lender’s obligations under FATCA or to determine the amount to deduct and withhold from such payment.  Solely for purposes of this clause (D), “FATCA” shall include any amendments made to FATCA after the date of this Agreement.

 

(iii)          Each Lender agrees that if any form or certification it previously delivered expires or becomes obsolete or inaccurate in any respect, it shall update such form or certification or promptly notify the Borrower and the Administrative Agent in writing of its legal inability to do so.  Each Lender shall promptly (A) notify Borrower and Administrative Agent of any change in circumstances which would modify or render invalid any claimed exemption or reduction, and (B) take such steps as shall not be materially disadvantageous to it, in the reasonable judgment of such Lender, and as may

 

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be reasonably necessary (including the re-designation of its Lending Office) to avoid any requirement of applicable Laws of any jurisdiction that Borrower or Administrative Agent make any withholding or deduction for taxes from amounts payable to such Lender.

 

(f)            Treatment of Certain Refunds.  Unless required by applicable Laws, at no time shall the Administrative Agent have any obligation to file for or otherwise pursue on behalf of a Lender or the L/C Issuer, or have any obligation to pay to any Lender or the L/C Issuer, any refund of Taxes withheld or deducted from funds paid for the account of such Lender or the L/C Issuer, as the case may be.  If any Recipient determines, in its sole discretion exercised in good faith, that it has received a refund of any Taxes as to which it has been indemnified by any Loan Party or with respect to which any Loan Party has paid additional amounts pursuant to this Section 3.01, it shall pay to the Loan Party an amount equal to such refund (but only to the extent of indemnity payments made, or additional amounts paid, by a Loan Party under this Section 3.01 with respect to the Taxes giving rise to such refund), net of all out-of-pocket expenses (including Taxes) incurred by such Recipient, and without interest (other than any interest paid by the relevant Governmental Authority with respect to such refund), provided that the Loan Party, upon the request of the Recipient, agrees to repay the amount paid over to the Loan Party (plus any penalties, interest or other charges imposed by the relevant Governmental Authority) to the Recipient in the event the Recipient is required to repay such refund to such Governmental Authority.  Notwithstanding anything to the contrary in this subsection, in no event will the applicable Recipient be required to pay any amount to the Loan Party pursuant to this subsection, the payment of which would place the Recipient in a less favorable net after-Tax position than such Recipient would have been in if the indemnification payments or additional amounts giving rise to such refund had never been paid.  This subsection shall not be construed to require any Recipient to make available its tax returns (or any other information relating to its taxes that it deems confidential) to any Loan Party or any other Person.

 

(g)           Survival.  Each party’s obligations under this Section 3.01 shall survive the resignation or replacement of the Administrative Agent or any assignment of rights by, or the replacement of, a Lender or the L/C Issuer, the termination of the Commitments and the repayment, satisfaction and discharge of all other Obligations.

 

3.02        Illegality.  If any Lender determines that any Law has made it unlawful, or that any Governmental Authority has asserted that it is unlawful, for any Lender or its applicable Lending Office to make, maintain or fund Loans whose interest is determined by reference to the Eurodollar Rate, or to determine or charge interest rates based upon the Eurodollar Rate, or any Governmental Authority has imposed material restrictions on the authority of such Lender to purchase or sell, or to take deposits of, Dollars in the London interbank market, then, on notice thereof by such Lender to Borrower through Administrative Agent, (i) any obligation of such Lender to make or continue Eurodollar Rate Loans or to convert Base Rate Committed Loans to Eurodollar Rate Loans shall be suspended, and (ii) if such notice asserts the illegality of such Lender making or maintaining Base Rate Loans the interest rate on which is determined by reference to the Eurodollar Rate component of the Base Rate, the interest rate on which Base Rate Loans of such Lender shall, if necessary to avoid such illegality, be determined by Administrative Agent without reference to the Eurodollar Rate component of the Base Rate, in each case until such Lender notifies Administrative Agent and Borrower that the circumstances giving rise to such determination no longer exist.  Upon receipt of such notice, (x) Borrower shall, upon demand from such Lender (with a copy to Administrative Agent), prepay or, if applicable, convert all Eurodollar Rate Loans of such Lender to Base Rate Loans (the interest rate on which Base Rate Loans of such Lender shall, if necessary to avoid such illegality, be determined by Administrative Agent without reference to the Eurodollar Rate component of the Base Rate), either on the last day of the Interest Period therefor, if such

 

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Lender may lawfully continue to maintain such Eurodollar Rate Loans to such day, or immediately, if such Lender may not lawfully continue to maintain such Eurodollar Rate Loans and (y) if such notice asserts the illegality of such Lender determining or charging interest rates based upon the Eurodollar Rate, Administrative Agent shall during the period of such suspension compute the Base Rate applicable to such Lender without reference to the Eurodollar Rate component thereof until Administrative Agent is advised in writing by such Lender that it is no longer illegal  for such Lender to determine or charge interest rates based upon the Eurodollar Rate.  Upon any such prepayment or conversion, Borrower shall also pay accrued interest on the amount so prepaid or converted.

 

3.03        Inability to Determine Rates.  If Required Lenders determine that for any reason in connection with any request for a Eurodollar Rate Loan or a conversion to or continuation thereof that (a) Dollar deposits are not being offered to banks in the London interbank eurodollar market for the applicable amount and Interest Period of such Eurodollar Rate Loan, (b) adequate and reasonable means do not exist for determining the Eurodollar Rate for any requested Interest Period with respect to a proposed Eurodollar Rate Loan or in connection with an existing or proposed Base Rate Loan, or (c) the Eurodollar Rate for any requested Interest Period with respect to a proposed Eurodollar Rate Loan does not adequately and fairly reflect the cost to such Lenders of funding such Loan, then Administrative Agent will promptly so notify Borrower and each Lender.  Thereafter, (x) the obligation of the Lenders to make or maintain Eurodollar Rate Loans shall be suspended, and (y) in the event of a determination described in the preceding sentence with respect to the Eurodollar Rate component of the Base Rate, the utilization of the Eurodollar Rate component in determining the Base Rate shall be suspended, in each case until Administrative Agent (upon the instruction of Required Lenders) revokes such notice.  Upon receipt of such notice, Borrower may revoke any pending request for a Borrowing of, conversion to or continuation of Eurodollar Rate Loans or, failing that, will be deemed to have converted such request into a request for a Committed Borrowing of Base Rate Loans in the amount specified therein.

 

3.04        Increased Costs; Reserves on Eurodollar Rate Loans.

 

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

 

(i)            impose, modify or deem applicable any reserve, special deposit, compulsory loan, insurance charge or similar requirement against assets of, deposits with or for the account of, or credit extended or participated in by, any Lender (except any reserve requirement contemplated by  Section 3.04(e)) or L/C Issuer;

 

(ii)           subject any Recipient to any Taxes (other than (A) Indemnified Taxes, (B) Taxes described in clauses (b) through (d) of the definition of Excluded Taxes and (C) Connection Income Taxes) on its loans, loan principal, letters of credit, commitments, or other obligations, or its deposits, reserves, other liabilities or capital attributable thereto; or

 

(iii)          impose on any Lender or L/C Issuer or the London interbank market any other condition, cost or expense affecting this Agreement or Eurodollar Rate 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, converting, continuing or maintaining any Loan the interest on which is determined by reference to the Eurodollar Rate (or of maintaining its obligation to make any such Loan), or to increase the cost to such Lender or L/C Issuer of participating in, issuing or maintaining any Letter of Credit (or of maintaining its obligation to participate in or to issue any Letter of Credit), or to reduce the amount of any sum received or receivable by such Lender or L/C Issuer hereunder (whether of

 

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principal, interest or any other amount) then, upon request of such Lender or L/C Issuer, then Borrower will pay to such Lender or L/C Issuer, as the case may be, such additional amount or amounts as will compensate such Lender or L/C Issuer, as the case may be, for such additional costs incurred or reduction suffered.

 

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

 

(c)           Certificates for Reimbursement.  A certificate of a Lender or L/C Issuer setting forth the amount or amounts necessary to compensate such Lender or L/C Issuer or its holding company, as the case may be, as specified in subsection (a) or (b) of this Section and delivered to Borrower shall be conclusive absent manifest error.  Borrower shall pay such Lender or L/C Issuer, as the case may be, the amount shown as due on any such certificate within fifteen (15) days after receipt thereof.

 

(d)           Delay in Requests.  Failure or delay on the part of any Lender or L/C Issuer to demand compensation pursuant to the foregoing provisions of this Section shall not constitute a waiver of such Lender’s or L/C Issuer’s right to demand such compensation, provided that Borrower shall not be required to compensate a Lender or L/C Issuer pursuant to the foregoing provisions of this Section for any increased costs incurred or reductions suffered more than nine (9) months prior to the date that such Lender or L/C Issuer, as the case may be, notifies Borrower of the Change in Law giving rise to such increased costs or reductions and of such Lender’s or L/C Issuer’s intention to claim compensation therefor (except that, if the Change in Law giving rise to such increased costs or reductions is retroactive, then the nine-(9-)month period referred to above shall be extended to include the period of retroactive effect thereof).

 

(e)           Reserves on Eurodollar Rate Loans.  Borrower shall pay to each Lender, as long as such Lender shall be required to maintain reserves with respect to liabilities or assets consisting of or including Eurocurrency funds or deposits (currently known as “Eurocurrency liabilities”), additional interest on the unpaid principal amount of each Eurodollar Rate Loan equal to the actual costs of such reserves allocated to such Loan by such Lender (as determined by such Lender in good faith, which determination shall be conclusive), which shall be due and payable on each date on which interest is payable on such Loan, provided that  Borrower shall have received at least ten (10) days’ prior notice (with a copy to Administrative Agent) of such additional interest from such Lender.  If a Lender fails to give notice ten (10) days prior to the relevant Interest Payment Date, such additional interest shall be due and payable ten (10) days from receipt of such notice.

 

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3.05        Compensation for Losses.  Upon demand of any Lender (with a copy to Administrative Agent) from time to time, Borrower shall promptly compensate such Lender for and hold such Lender harmless from any loss, cost or expense incurred by it as a result of:

 

(a)           any continuation, conversion, payment or prepayment of any Loan other than a Base Rate Loan on a day other than the last day of the Interest Period for such Loan (whether voluntary, mandatory, automatic, by reason of acceleration, or otherwise);

 

(b)           any failure by Borrower (for a reason other than the failure of such Lender to make a Loan) to prepay, borrow, continue or convert any Loan other than a Base Rate Loan on the date or in the amount notified by Borrower; or

 

(c)           any assignment of a Eurodollar Rate Loan on a day other than the last day of the Interest Period therefor as a result of a request by Borrower pursuant to Section 11.13;

 

excluding any loss of anticipated profits and including any loss or expense arising from the liquidation or reemployment of funds obtained by it to maintain such Loan or from fees payable to terminate the deposits from which such funds were obtained.  Borrower shall also pay any customary administrative fees charged by such Lender in connection with the foregoing.

 

For purposes of calculating amounts payable by Borrower to the Lenders under this Section 3.05, each Lender shall be deemed to have funded each Eurodollar Rate Loan made by it at the Eurodollar Rate  for such Loan by a matching deposit or other borrowing in the London interbank eurodollar market for a comparable amount and for a comparable period, whether or not such Eurodollar Rate Loan was in fact so funded.

 

3.06        Mitigation Obligations; Replacement of Lenders.

 

(a)           Designation of a Different Lending Office.  If any Lender requests compensation under Section 3.04, or Borrower is required to pay any Indemnified Taxes or additional amount to any Lender, the L/C Issuer, or any Governmental Authority for the account of any Lender or L/C Issuer pursuant to Section 3.01, or if any Lender gives a notice pursuant to Section 3.02, then at the request of Borrower such Lender or the L/C Issuer shall, as applicable, 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 reasonable judgment of such Lender or the L/C Issuer, such designation or assignment (i) would eliminate or reduce amounts payable pursuant to Section 3.01 or 3.04, as the case may be, in the future, or eliminate the need for the notice pursuant to Section 3.02, as applicable, and (ii) in each case, would not subject such Lender or the L/C Issuer, as the case may be, to any material unreimbursed cost or expense and would not otherwise be materially disadvantageous to such Lender or the L/C Issuer, as the case may be.  Borrower hereby agrees to pay all reasonable costs and expenses incurred by any Lender or the L/C Issuer in connection with any such designation or assignment.

 

(b)           Replacement of Lenders.  If any Lender requests compensation under Section 3.04, or if the Borrower is required to pay any Indemnified Taxes or additional amounts to any Lender or any Governmental Authority for the account of any Lender pursuant to Section 3.01 and, in each case, such Lender has declined or is unable to designate a different lending office in accordance with Section 3.06(a), the Borrower may replace such Lender in accordance with Section 11.13.

 

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3.07        Survival.  All of Borrower’s obligations under this Article III shall survive termination of the Aggregate Revolving Commitments, repayment of all other Obligations hereunder, and resignation of Administrative Agent.

 

Article IV.
 Borrowing Base

 

4.01        Initial Borrowing Base.  As of the Closing Date, the Borrowing Base shall consist of the Initial Borrowing Base Properties, which Initial Borrowing Base Properties have been accepted by the Lenders.

 

4.02        Changes in Borrowing Base Calculation.  Each change in the Borrowing Base shall be effective upon receipt of a new Borrowing Base Report pursuant to Section 7.02(b); provided that any increase in the Borrowing Base reflected in such Borrowing Base Report shall not become effective until (a) the first (1st) Business Day following admission of any new Borrowing Base Property, and (b) the fifth (5th) Business Day following delivery of the new Borrowing Base Report in all other instances.

 

4.03        Requests for Admission into Borrowing Base.  Borrower shall provide Administrative Agent with a written request for an Acceptable Property to be admitted into the Borrowing Base.  Such request shall be accompanied by the following information regarding such Acceptable Property (the “Property Information”) including the following, in each case reasonably acceptable to Administrative Agent: (a) a general description of such Acceptable Property’s location, market, and amenities along with a borrowing base addition report in the form of Exhibit G annexed hereto; (b) a property description; (c) if such Acceptable Property was or will be acquired within three (3) months prior to admission into the Borrowing Base, purchase information (including any contracts of sale and closing statements); (d) UCC searches related to the applicable Subsidiary Guarantor and the owners of the Equity Interests of such Subsidiary Guarantor; (e) the documents and information with respect to such Acceptable Property listed in Section 4.11; (f) a Borrowing Base Report setting forth in reasonable detail the calculations required to establish the amount of the Borrowing Base with such Acceptable Property included in the Borrowing Base; (g) a Compliance Certificate setting forth in reasonable detail the calculations required to show that the Parent and Borrower will be in compliance with the terms of this Agreement with the inclusion of such Acceptable Property included in the calculation of the Borrowing Base; and (h) such other customary information reasonably requested by Administrative Agent as shall be necessary in order for Administrative Agent to determine whether such Acceptable Property is eligible to be a Borrowing Base Property.

 

4.04        Eligibility.  In order for an Acceptable Property to be eligible for inclusion in the Borrowing Base, such Acceptable Property shall satisfy the following unless otherwise approved by the Required Lenders:

 

(a)           all Property Information with respect to such Acceptable Property shall be reasonably acceptable to Administrative Agent;

 

(b)           no Material Title Defect with respect to such Acceptable Property shall exist;

 

(c)           such Acceptable Property shall have reasonably satisfactory access to public utilities;

 

(d)           the admission of such Acceptable Property into the Borrowing Base shall not breach any obligation of the Borrower under any Contractual Obligation;

 

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(e)           such Acceptable Property shall have an Occupancy Rate of at least seventy-five percent (75%); and

 

(f)            such Acceptable Property shall not have any material defects.

 

4.05        Approval of Borrowing Base Properties.  Each Acceptable Property shall be subject to Administrative Agent’s approval for admission into the Borrowing Base; provided that if the Borrowing Base Value of such Acceptable Property exceeds twenty five percent (25%) of the Borrowing Base after giving effect to the admission of such Acceptable Property into the Borrowing Base, then the amount of the Borrowing Base attributable to such Borrowing Base Property shall not exceed twenty five percent (25%) of the Borrowing Base without the prior written approval of Required Lenders.  Administrative Agent and the Lenders hereby approve all Initial Borrowing Base Properties for admission into the Borrowing Base.

 

4.06        Guaranty/Property Information.  An Acceptable Property shall not be admitted into the Borrowing Base until: (a) the applicable Subsidiary Guarantor shall have executed and delivered (or caused to be executed and delivered) to Administrative Agent, for the benefit of the Lenders the Subsidiary Guaranty; and (b) Borrower and the applicable Subsidiary Guarantor shall have delivered to Administrative Agent all of the Property Information listed in Section 4.11.

 

4.07        Notice of Admission of New Borrowing Base Properties.  If, after the date of this Agreement, the Borrower has submitted to the Administrative Agent all of the information required under this Agreement to establish that an Acceptable Property meets all the requirements to be included in the Borrowing Base set forth in this Article IV, then Administrative Agent shall notify Borrower and Lenders within ten (10) Business Days in writing (a) that such Acceptable Property is admitted into the Borrowing Base, and (b) of any changes to the Borrowing Base as a result of the admission of such Acceptable Property into the Borrowing Base.

 

4.08        RESERVED.

 

4.09        Release of Borrowing Base Property/Guarantors.

 

(a)           Upon the written request of Borrower delivered to Agent at least ten (10) Business Days prior to the requested release date (the “Release Request”), Administrative Agent shall release a Borrowing Base Property from the Borrowing Base and release the applicable Subsidiary Guarantor from the Subsidiary Guaranty; provided  that no Default exists before and after giving effect thereto (other than Defaults solely with respect to such Borrowing Base Property that would no longer exist after giving effect to the release of such Borrowing Base Property from the Borrowing Base); provided, further, that Administrative Agent shall have no obligation to release any such obligations without (i) a Borrowing Base Report setting forth in reasonable detail the calculations required to establish the amount of the Borrowing Base without such Borrowing Base Property as of the date of such release, and after giving effect to any such release; (ii) a Compliance Certificate setting forth in reasonable detail the calculations required to show that Parent and Borrower are in compliance with the terms of this Agreement without the inclusion of such Borrowing Base Property in the calculation of the Borrowing Base and the various financial covenants set forth herein, as of the date of such release and after giving effect to any such release and (iii) a certificate of the Borrower providing that the representations and warranties contained in Article VI and the other Loan Documents are true and correct in all material respects on and as of the requested release date, except to the extent that such representations and warranties specifically refer to an earlier date, in which case they are true and correct in all material respects as of such earlier date.

 

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(b)           If following a Release Request, an Acceptable Property meets all the requirements to be released from the Borrowing Base set forth in this Article IV, then Administrative Agent shall notify Borrower and Lenders in writing (a) that such Acceptable Property has been released from the Borrowing Base and the applicable Subsidiary Guarantor has been released from the Subsidiary Guaranty and (b) of any changes to the Borrowing Base as a result of the release of such Acceptable Property from the Borrowing Base.  If the Release Request contains printed in capital letters or boldface type, a legend substantially to the following effect:

 

“THIS COMMUNICATION REQUIRES IMMEDIATE RESPONSE. FAILURE TO RESPOND WITHIN TEN (10) BUSINESS DAYS FROM THE RECEIPT OF THIS COMMUNICATION SHALL CONSTITUTE A DEEMED APPROVAL BY THE ADMINISTRATIVE AGENT OF THE ACTION REQUESTED BY THE BORROWER AND RECITED ABOVE”

 

then in the event that the Administrative Agent does not approve, reject or request additional information regarding any such Release Request within the later to occur of (i) ten (10) Business Days of the receipt by the Administrative Agent of such Release Request and (ii) ten (10) Business Days of the receipt by the Administrative Agent of all material information reasonably requested by the Administrative Agent during the ten (10) Business Day period following receipt of the Release Request, the Administrative Agent shall be deemed to have approved or consented to the action requested in the request.

 

(c)           Upon the written request of Borrower delivered to Agent at least ten (10) Business Days prior to the requested release date (the “Material Subsidiary Release Request”), Administrative Agent shall release an applicable Material Subsidiary which is not a Subsidiary which owns a Borrowing Base Property or owns a direct or indirect interest in a Borrowing Base Property from the Subsidiary Guaranty, provided that no Default exists before and after giving effect thereto, to the extent the Borrower provides evidence that such release is required in order for the Borrower to consummate a sale or refinancing of a Real Property owned by such Material Subsidiary.  If following a Material Subsidiary Release Request, the Borrower has satisfied the condition for the release of such Material Subsidiary set forth in the prior sentence, then Administrative Agent shall notify Borrower and Lenders in writing that such applicable Material Subsidiary has been released from the Subsidiary Guaranty.  If the Material Subsidiary Release Request contains printed in capital letters or boldface type, a legend substantially to the following effect:

 

“THIS COMMUNICATION REQUIRES IMMEDIATE RESPONSE. FAILURE TO RESPOND WITHIN TEN (10) BUSINESS DAYS FROM THE RECEIPT OF THIS COMMUNICATION SHALL CONSTITUTE A DEEMED APPROVAL BY THE ADMINISTRATIVE AGENT OF THE ACTION REQUESTED BY THE BORROWER AND RECITED ABOVE”

 

then in the event that the Administrative Agent does not approve, reject or request additional information regarding any such Material Subsidiary Release Request within the later to occur of (i) ten (10) Business Days of the receipt by the Administrative Agent of such Material Subsidiary Release Request and (ii) ten (10) Business Days of the receipt by the Administrative Agent of all material information reasonably requested by the Administrative Agent during the ten (10) Business Day period following receipt of the Material Subsidiary Release Request, the Administrative Agent shall be deemed to have approved or consented to the action requested in the request.

 

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4.10        Exclusion Events.  Each of the following events shall be an “Exclusion Event” with respect to a Borrowing Base Property:

 

(a)           such Borrowing Base Property suffers a Material Environmental Event or a Material Title Defect after the date of this Agreement which the Administrative Agent determines, acting reasonably and in good faith, materially impairs the Borrowing Base Value or marketability of such Borrowing Base Property;

 

(b)           Administrative Agent determines that such Borrowing Base Property has suffered a Material Property Event after the date such Property was admitted into the Borrowing Base (or in the case of an uninsured Casualty, in respect of such Borrowing Base Property, is reasonably likely to become a Material Property Event) which the Administrative Agent determines, acting reasonably and in good faith, materially impairs the Borrowing Base Value or marketability of such Borrowing Base Property;

 

(c)           a Lien for the performance of work or the supply of materials which is established against such Borrowing Base Property, or any stop notice served on the owner of such Borrowing Base Property, Administrative Agent or a Lender, remains unsatisfied or unbonded for a period of thirty (30) days after the date of filing or service and such Lien has priority over any Loan previously or thereafter made under this Agreement;

 

(d)           (i) any default by any Subsidiary Guarantor, as tenant under any applicable Acceptable Ground Lease, in the observance or performance of any material term, covenant, or condition of any applicable Acceptable Ground Lease on the part of such Subsidiary Guarantor to be observed or performed and said default is not cured following the expiration of any applicable grace and notice periods therein provided, or (ii)  the leasehold estate created by any applicable Acceptable Ground Lease shall be surrendered or (iii)  any applicable Acceptable Ground Lease shall cease to be in full force and effect or (iv) any applicable Acceptable Ground Lease shall be terminated or canceled for any reason or under any circumstances whatsoever, or any of the material terms, covenants or conditions of any applicable Acceptable Ground Lease shall be modified, changed, supplemented, altered, or amended in any manner not otherwise permitted hereunder without the consent of Administrative Agent;

 

(e)           Borrower shall cease to own, directly or indirectly, one hundred percent (100%) of the Equity Interests of any Subsidiary Guarantor that owns a Borrowing Base Property free and clear of any Liens (other than Liens in favor of Administrative Agent); and

 

(f)            the Occupancy Rate for such Borrowing Base Property is less than seventy five percent (75%).

 

After the occurrence of any Exclusion Event, Administrative Agent, at the direction of Required Lenders in their sole discretion, shall have the right at any time and from time to time to notify Borrower (the “Exclusion Notice”) that, effective ten (10) Business Days after the giving of such notice and for so long as such circumstance exists, such Property shall no longer be considered a Borrowing Base Property for purposes of determining the Borrowing Base.  Borrowing Base Properties which have been subject to an Exclusion Event may, at Borrower’s request, be released from the Borrowing Base; provided that such release shall be subject to the conditions for release set forth in Section 4.09.

 

If Administrative Agent delivers an Exclusion Notice and such Exclusion Event no longer exists, then Borrower may give Administrative Agent written notice thereof (together with reasonably detailed evidence of the cure of such condition) and such Borrowing Base Property shall, effective with the

 

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delivery by Borrower of the next Borrowing Base Report, be considered a Borrowing Base Property for purposes of calculating the Borrowing Base as long as such Borrowing Base Property meets all the requirements to be included in the Borrowing Base set forth in this Article IV.  Any Property that is excluded from the Borrowing Base pursuant to this Section 4.10 may subsequently be reinstated as a Borrowing Base Property, even if an Exclusion Event exists, upon such terms and conditions as Required Lenders may approve.

 

Upon the occurrence of an Default under Section 8.10(a), the Borrower shall have the right to elect, upon written notice to the Administrative Agent, that the Lenders designate one or more Borrowing Base Properties to be excluded as Borrowing Base Properties (with the Borrowing Base being correspondingly adjusted) in order to effect compliance with Section 8.10(a), with the Borrower thereafter having the right to elect to have any such Borrowing Base Property thereafter included in the Borrowing Base, provided no Exclusion Event shall exist at such time with respect to such Borrowing Base Property.

 

4.11        Documentation Required with Respect to Borrowing Base Properties.  Borrower shall deliver, or shall cause the applicable Subsidiary Guarantor to deliver, each of the following with respect to each Acceptable Property to be admitted to the Borrowing Base:

 

(a)           a copy of the Borrower’s abstract for each Lease and any guarantees thereof;

 

(b)           a copy of the Subsidiary Borrower’s owner’s title insurance policy, or other evidence of the status of title with respect to such Acceptable Property;

 

(c)           a certificate or certificates of a reporting service acceptable to Administrative Agent, reflecting the results of searches made not earlier than forty five (45) days prior to the date such Acceptable Property is admitted to the Borrowing Base, (A) of the central and local Uniform Commercial Code records, showing no filings against the Acceptable Property or against Borrower or the applicable Subsidiary Guarantor related to the Acceptable Property otherwise, except as consented to by Administrative Agent; and (B) if required by Administrative Agent, of the appropriate judgment and tax Lien records, showing no outstanding judgment or tax Lien against Borrower or the applicable Subsidiary Guarantor, in each case, unless otherwise permitted under Section 8.01;

 

(d)           if such Acceptable Property is held pursuant to an Acceptable Ground Lease: true and correct copies of such Acceptable Ground Lease and any Guarantees thereof;

 

(e)           a true and correct rent roll for such Acceptable Property; and

 

(f)            a copy of the management or similar agreement for each Acceptable Property reasonably satisfactory to Administrative Agent.

 

As to the Initial Borrowing Base Properties Borrower shall be deemed to have satisfied the requirements under this Section 4.11  as of the Closing Date.

 

Article V.
 Conditions Precedent to Credit Extensions

 

5.01        Conditions of Initial Credit Extension.  The obligation of L/C Issuer, Swing Line Lender, and each Lender to make its initial Credit Extension hereunder is subject to satisfaction of the following conditions precedent:

 

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(a)           Administrative Agent’s receipt of the following, each of which shall be originals or telecopies (followed promptly by originals) unless otherwise specified, each properly executed by a Responsible Officer of the signing Loan Party, each dated the Closing Date (or, in the case of certificates of governmental officials, a recent date before the Closing Date) and each in form and substance satisfactory to Administrative Agent and each of the Lenders:

 

(i)            executed counterparts of this Agreement and the Guaranties sufficient in number for distribution to Administrative Agent, each Lender, and Borrower for each Initial Borrowing Base Property;

 

(ii)           a Note executed by Borrower in favor of each Lender requesting a Note;

 

(iii)          copies of the Organization Documents of each Loan Party certified to be true and complete as of a recent date by the appropriate Governmental Authority of the state or other jurisdiction of its incorporation or organization, where applicable, and certified by a Responsible Officer of such Loan Party to be true and correct as of the Closing Date;

 

(iv)          such certificates of resolutions or other action, incumbency certificates and/or other certificates of Responsible Officers of each Loan Party as Administrative Agent may require evidencing the identity, authority and capacity of each Responsible Officer thereof authorized to act as a Responsible Officer in connection with this Agreement and the other Loan Documents to which such Loan Party is a party;

 

(v)           such documents and certifications as Administrative Agent may reasonably require to evidence that each Loan Party is duly organized or formed, and that each Loan Party is validly existing, in good standing and qualified to engage in business in each jurisdiction where its ownership, lease or operation of properties or the conduct of its business requires such qualification, except to the extent that failure to do so could not reasonably be expected to have a Material Adverse Effect;

 

(vi)          a favorable opinion of DLA Piper LLP (US), counsel to the Loan Parties, addressed to Administrative Agent and each Lender, as to the matters set forth in Exhibit G and such other matters concerning the Loan Parties and the Loan Documents as the Required Lenders may reasonably request;

 

(vii)         a certificate of a Responsible Officer of each Loan Party either (A) attaching copies of all consents, licenses and approvals required in connection with the execution, delivery and performance by such Loan Party and the validity against such Loan Party of the Loan Documents to which it is a party, and such consents, licenses and approvals shall be in full force and effect, or (B) stating that no such consents, licenses or approvals are so required;

 

(viii)        a certificate signed by a Responsible Officer of Borrower certifying (A) that the conditions specified in Sections 5.02(a) and (b) have been satisfied, and (B) that there has been no event or circumstance since the date of the Audited Financial Statements that has had or could be reasonably expected to have, either individually or in the aggregate, a Material Adverse Effect;

 

(ix)          a duly completed Borrowing Base Report and Compliance Certificate as of the Closing Date, signed by a Responsible Officer of Borrower;

 

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(x)           evidence that each Existing Credit Agreement has been or concurrently with the Closing Date is being terminated and all Liens securing obligations under each Existing Credit Agreement have been or concurrently with the Closing Date are being released; and

 

(xi)          evidence that all insurance required to be maintained pursuant to the Loan Documents has been obtained and is in effect; and

 

(xii)         such other assurances, certificates, documents, consents or opinions as Administrative Agent, Swing Line Lender, L/C Issuer or Required Lenders reasonably may require.

 

(b)           Any fees required to be paid on or before the Closing Date shall have been paid.

 

(c)           Unless waived by Administrative Agent, Borrower shall have paid all fees, charges and disbursements of counsel to Administrative Agent (directly to such counsel if requested by Administrative Agent) to the extent invoiced prior to the Closing Date, plus such additional amounts of such fees, charges and disbursements as shall constitute its reasonable estimate of such fees, charges and disbursements incurred or to be incurred by it through the closing proceedings (provided that such estimate shall not thereafter preclude a final settling of accounts between Borrower and Administrative Agent).

 

Without limiting the generality of the provisions of the last paragraph of Section 10.03, for purposes of determining compliance with the conditions specified in this Section 5.01, each Lender that has signed this Agreement shall be deemed to have consented to, approved or accepted or to be satisfied with, each document or other matter required thereunder to be consented to or approved by or acceptable or satisfactory to a Lender unless Administrative Agent shall have received notice from such Lender prior to the proposed Closing Date specifying its objection thereto.

 

5.02        Conditions to all Credit Extensions.  The obligation of each Lender to honor any Request for Credit Extension (other than a Committed Loan Notice requesting only a conversion of Committed Loans to the other Type, or a continuation of Eurodollar Rate Loans) is subject to the following conditions precedent:

 

(a)           The representations and warranties of Borrower and each other Loan Party contained in Article VI or any other Loan Document, or which are contained in any document furnished at any time under or in connection herewith or therewith, shall be true and correct in all material respects on and as of the date of such Credit Extension, except to the extent that such representations and warranties specifically refer to an earlier date, in which case they shall be true and correct in all material respects as of such earlier date, and except that for purposes of this Section 5.02, the representations and warranties contained in Section 6.05(b) shall be deemed to refer to the most-recent statements furnished pursuant to Section 7.01(b).

 

(b)           No Default shall exist, or would result from such proposed Credit Extension or from the application of the proceeds thereof.

 

(c)           Administrative Agent and, if applicable, Swing Line Lender or L/C Issuer shall have received a Request for Credit Extension in accordance with the requirements hereof.

 

(d)           After giving effect to such proposed Credit Extension, the Borrower shall be in compliance with Section 2.01(c).

 

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Each Request for Credit Extension (other than a Committed Loan Notice requesting only a conversion of Committed Loans to the other Type or a continuation of Eurodollar Rate Loans) submitted by Borrower shall be deemed to be a representation and warranty that the conditions specified in Sections 5.02(a), (b), and (d) have been satisfied on and as of the date of the applicable Credit Extension.

 

Article VI.
 Representations and Warranties

 

Each of Parent and Borrower represents and warrants to Administrative Agent and the Lenders that:

 

6.01        Existence, Qualification and Power; Compliance with Laws.  Parent, Borrower and each Subsidiary Guarantor (a) is duly organized or formed, validly existing and, as applicable, in good standing under the Laws of the jurisdiction of its incorporation or organization, (b) has all requisite power and authority and all requisite governmental licenses, authorizations, consents and approvals to (i) own or lease its assets and carry on its business and (ii) in the case of the Loan Parties, execute, deliver, and perform its obligations under the Loan Documents to which it is a party, and (c) is duly qualified and is licensed and, as applicable, in good standing under the Laws of each jurisdiction where its ownership, lease or operation of properties or the conduct of its business requires such qualification or license; except in each case referred to in clause (b)(i) or (c) to the extent that failure to do so would not have a Material Adverse Effect.

 

6.02        Authorization; No Contravention.  The execution, delivery and performance by each Loan Party of each Loan Document to which such Person is party, have been duly authorized by all necessary corporate or other organizational action, and do not and will not (a) contravene the terms of any of such Person’s Organization Documents; (b) conflict with or result in any breach or contravention of, or the creation of any Lien under, or require any payment to be made under (i) any Contractual Obligation to which such Person is a party or affecting such Person or the properties of such Person or any of its Subsidiaries or (ii) any order, injunction, writ or decree of any Governmental Authority or any arbitral award to which such Person or its property is subject; or (c) violate any Law.

 

6.03        Governmental Authorization; Other Consents.  No approval, consent, exemption, authorization, or other action by, or notice to, or filing with, any Governmental Authority or any other Person is necessary or required in connection with the execution, delivery or performance by, or enforcement against, any Loan Party of this Agreement or any other Loan Document except for those that have been obtained, taken or made, as the case may be, and those specified herein.

 

6.04        Binding Effect.  This Agreement has been, and each other Loan Document, when delivered hereunder, will have been, duly executed and delivered by each Loan Party that is party thereto.  This Agreement constitutes, and each other Loan Document when so delivered will constitute, a legal, valid and binding obligation of such Loan Party, enforceable against each Loan Party that is party thereto in accordance with its terms, except as enforcement may be limited by Debtor Relief Laws or general equitable principles relating to or limiting creditors’ rights generally.

 

6.05        Financial Statements; No Material Adverse Effect.

 

(a)           The Audited Financial Statements (i) were prepared in accordance with GAAP consistently applied throughout the period covered thereby, except as otherwise expressly noted therein; (ii) fairly present the financial condition of Parent as of the date thereof and their results of operations for each period covered thereby in accordance with GAAP consistently applied throughout the each period covered thereby, except as otherwise expressly noted therein; and

 

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(iii) show all material indebtedness and other liabilities, direct or contingent, of Parent as of the date thereof, including liabilities for taxes, material commitments and Indebtedness required by GAAP to be reflected therein.

 

(b)           The most recent unaudited consolidated balance sheet of Parent delivered pursuant to Section 7.01(b), and the related consolidated statements of income or operations, shareholders’ equity and cash flows for the fiscal quarter ended on that date (i) were prepared in accordance with GAAP consistently applied throughout the period covered thereby, except as otherwise expressly noted therein, and (ii) fairly present the financial condition of Parent as of the date thereof and its results of operations for the period covered thereby, subject, in the case of clauses (i) and (ii), to the absence of footnotes and to normal year-end audit adjustments.

 

(c)           From and after the date of the Audited Financial Statements, and thereafter, from and after the date of the most recent financial statements delivered pursuant to Section 7.01(a) or 7.01(b), there has been no event or circumstance, either individually or in the aggregate, that has had or would have a Material Adverse Effect.

 

6.06        Litigation.  There are no actions, suits, proceedings, claims or disputes pending or, to the knowledge of any Company, threatened or contemplated, at law, in equity, in arbitration or before any Governmental Authority, by or against any Company or against any of their properties or revenues that (a) purport to affect or pertain to this Agreement or any other Loan Document, or any of the transactions contemplated hereby, or (b) except as specifically disclosed in  Schedule 6.06, either individually or in the aggregate, could reasonably be expected to have a Material Adverse Effect, and there has been no adverse change in the status, or financial effect on any Company, of the matters described on Schedule 6.06, which change could reasonably be expected to have a Material Adverse Effect.

 

6.07        No Default.  No Company is in default under or with respect to any Contractual Obligation that could, either individually or in the aggregate, reasonably be expected to have a Material Adverse Effect.  No Default has occurred and is continuing or would result from the consummation of the transactions contemplated by this Agreement or any other Loan Document.

 

6.08        Ownership of Property; Liens; Equity Interests.  Each Subsidiary Guarantor has good record and marketable title in fee simple to, or valid leasehold interests in, all Borrowing Base Properties necessary or used in the ordinary conduct of its business, except for such defects in title as could not, individually or in the aggregate, reasonably be expected to have a Material Adverse Effect.  Each applicable Subsidiary Guarantor has good record and marketable fee simple title (or, in the case of Acceptable Ground Leases, a valid leasehold) to the Borrowing Base Property owned by such Subsidiary Guarantor, subject only to Liens permitted by Section 8.01.  All of the outstanding Equity Interests in each Subsidiary Guarantor have been validly issued, are fully paid and nonassessable and are owned by the applicable holders free and clear of all Liens (other than Liens permitted by Section 8.01).

 

6.09        Environmental Compliance.

 

(a)           The Companies conduct in the ordinary course of business a review of the effect of existing Environmental Laws and claims alleging potential liability or responsibility for violation of any Environmental Law on their respective businesses, operations and properties, and as a result thereof Parent and Borrower have reasonably concluded that, except as specifically disclosed in Schedule 6.09, such Environmental Laws and claims could not, individually or in the aggregate, reasonably be expected to have a Material Adverse Effect.

 

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(b)           After due inquiry in accordance with good commercial or customary practices to determine whether Contamination is present on any Property, without regard to whether Administrative Agent or any Lender has or hereafter obtains any knowledge or report of the environmental condition of such Property, except as may be indicated in environmental reports delivered to the Administrative Agent and except to the extent the same could not reasonably be expected to have a Material Adverse Effect: (i) such Property has not been used (A) for landfilling, dumping, or other waste or Hazardous Material disposal activities or operations, or (B) for generation, storage, use, sale, treatment, processing, or recycling of any Hazardous Material, or for any other use that has resulted in Contamination, and in each case, to each Company’s knowledge, no such use on any adjacent property occurred at any time prior to the date hereof; (ii) there is no Hazardous Material, storage tank (or similar vessel) whether underground or otherwise, sump or well currently on any Property; (iii) no Company has received any notice of, or has knowledge of, any Environmental Claim or any completed, pending, proposed or threatened investigation or inquiry concerning the presence or release of any Hazardous Material on any Property or any adjacent property or concerning whether any condition, use or activity on any Property or any adjacent property is in violation of any Environmental Requirement; (iv) the present conditions, uses, and activities on each Property do not violate any Environmental Requirement and the use of any Property which any Company (and each tenant and subtenant) makes and intends to make of any Property complies and will comply with all applicable Environmental Requirements; (v) no Property appears on the National Priorities List, any federal or state “superfund” or “superlien” list, or any other list or database of properties maintained by any local, state, or federal agency or department showing properties which are known to contain or which are suspected of containing a Hazardous Material; (vi) no Company has ever applied for and been denied environmental impairment liability insurance coverage relating to any Property; (vii) no Company has, nor, to any Company’s knowledge, have any tenants or subtenants, obtained any permit or authorization to construct, occupy, operate, use, or conduct any activity on any Property by reason of any Environmental Requirement; and (viii) to any Company’s knowledge, there are no underground or aboveground storage tanks on such Property.

 

6.10        Insurance.  The properties of the Loan Parties are insured with financially sound and reputable insurance companies not Affiliates of any Loan Party, in such amounts, with such deductibles and covering such risks as are customarily carried by companies engaged in similar businesses and owning similar properties in localities where the Loan Parties operate.

 

6.11        Taxes.  The Companies have filed all material Federal, state and other tax returns and reports required to be filed, and have paid all material Federal, state and other taxes, assessments, fees and other governmental charges levied or imposed upon them or their properties, income or assets otherwise due and payable, except those which are being contested in good faith by appropriate proceedings diligently conducted and for which adequate reserves have been provided in accordance with GAAP or which would not result in a Material Adverse Effect.  There is no proposed tax assessment against any Company that would, if made, have a Material Adverse Effect. Neither any Loan Party nor any Subsidiary thereof is party to any tax sharing agreement.

 

6.12        ERISA Compliance.

 

(a)           Each Plan is in compliance in all material respects with the applicable provisions of ERISA, the Code and other Federal or state laws.  Each Pension Plan that is intended to be a qualified plan under Section 401(a) of the Code has received a favorable determination letter from the Internal Revenue Service to the effect that the form of such Plan is qualified under Section 401(a) of the Code and the trust related thereto has been determined by the Internal

 

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Revenue Service to be exempt from federal income tax under Section 501(a) of the Code, or an application for such a letter is currently being processed by the Internal Revenue Service.  To the best knowledge of Parent and Borrower, nothing has occurred that would prevent or cause the loss of such tax-qualified status.  Parent and each ERISA Affiliate have made all required contributions to each Plan subject to Section 412 of the Code, and no application for a funding waiver or an extension of any amortization period pursuant to Section 412 of the Code has been made with respect to any Plan.

 

(b)           There are no pending or, to the best knowledge of Parent and Borrower, threatened claims, actions or  lawsuits, or action by any Governmental Authority, with respect to any Plan that would have a Material Adverse Effect.  There has been no prohibited transaction or violation of the fiduciary responsibility rules with respect to any Plan that has resulted or would  have a Material Adverse Effect.

 

(c)           (i) No ERISA Event has occurred, and neither Parent nor any ERISA Affiliate is aware of any fact, event or circumstance that would constitute or result in an ERISA Event with respect to any Pension Plan; (ii) Parent and each ERISA Affiliate has met all applicable requirements under the Pension Funding Rules in respect of each Pension Plan, and no waiver of the minimum funding standards under the Pension Funding Rules has been applied for or obtained; (iii) as of the most-recent valuation date for any Pension Plan, the funding target attainment percentage (as defined in Section 430(d)(2) of the Code) is 60% or higher and neither Parent nor any ERISA Affiliate knows of any facts or circumstances that would cause the funding target attainment percentage for any such plan to drop below 60% as of the most-recent valuation date; (iv) neither Parent nor any ERISA Affiliate has incurred any liability to the PBGC other than for the payment of premiums, and there are no premium payments which have become due that are unpaid; (v) neither Parent nor any ERISA Affiliate has engaged in a transaction that could be subject to Section 4069 or Section 4212(c) of ERISA; and (vi) no Pension Plan has been terminated by the plan administrator thereof nor by the PBGC, and no event or circumstance has occurred or exists that would  cause the PBGC to institute proceedings under Title IV of ERISA to terminate any Pension Plan, in each case, that would result in a liability, individually, or in the aggregate, in excess of the Threshold Amount.

 

6.13        Subsidiaries; Equity Interests.  As of the Closing Date, Parent and Borrower have no Subsidiaries other than those specifically disclosed in Part (a) of Schedule 6.13, and all of the outstanding Equity Interests in such Subsidiaries have been validly issued, are fully paid and nonassessable and are owned by a Company in the amounts specified on Part (a) of Schedule 6.13 free and clear of all Liens.  As of the Closing Date, neither Parent nor Borrower has any direct or indirect Equity Interests in any other Person other than those specifically disclosed in Part (b) of Schedule 6.13.  All of the outstanding Equity Interests in each Subsidiary Guarantor have been validly issued, are fully paid and nonassessable and are owned by the applicable holders in the amounts specified on Part (c) of Schedule 6.13 free and clear of all Liens.

 

6.14        Margin Regulations; Investment Company Act.

 

(a)           Neither Parent nor Borrower is engaged and will not engage, principally or as one of their important activities, in the business of purchasing or carrying margin stock (within the meaning of Regulation U issued by the FRB), or extending credit for the purpose of purchasing or carrying margin stock.

 

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(b)           None of Parent, Borrower, any Person Controlling Borrower, or any other Company is or is required to be registered as an “investment company” under the Investment Company Act of 1940.

 

6.15        Disclosure.  Parent and Borrower have disclosed to Administrative Agent and the Lenders all agreements, instruments and corporate or other restrictions to which any Company is subject, and all other matters known to them, that, individually or in the aggregate, would have a Material Adverse Effect.  The reports, financial statements, certificates or other information furnished (whether in writing or orally) by or on behalf of any Company to Administrative Agent or any Lender in connection with the transactions contemplated hereby and the negotiation of this Agreement or delivered hereunder or under any other Loan Document (in each case, as modified or supplemented by other information so furnished), taken as a whole, do not contain any material misstatement of fact or fail to state any material fact necessary to make the statements therein, in light of the circumstances under which they were made, not misleading; provided that (a) with respect to projected financial information, Parent and Borrower represent only that such information was prepared in good faith based upon assumptions believed to be reasonable at the time made, and (b) with respect to any lease abstracts provided by the Borrower, to the best of Borrower’s knowledge, same will not contain any material misstatement of fact or fail to state any material fact necessary to make the statements therein, in light of the circumstances under which they were made, not misleading.

 

6.16        Compliance with Laws.  Each Company is in compliance in all material respects with the requirements of all Laws and all orders, writs, injunctions and decrees applicable to it or to its properties, except in such instances in which (a) such requirement of Law or order, writ, injunction or decree is being contested in good faith by appropriate proceedings diligently conducted or (b) the failure to comply therewith, either individually or in the aggregate, would have a Material Adverse Effect.

 

6.17        Taxpayer Identification Number.  As of the date hereof, each Loan Party’s true and correct U.S. taxpayer identification number is set forth on Schedule 11.02.

 

6.18        Intellectual Property; Licenses, Etc.  Each Loan Party owns, or possesses the right to use, all of the trademarks, service marks, trade names, copyrights, patents, patent rights, franchises, licenses and other intellectual property rights (collectively, “IP Rights”) that are reasonably necessary for the operation of their respective businesses, without conflict with the rights of any other Person except, in each case, where the failure to do so would have a Material Adverse Effect.  To the best knowledge of each Loan Party, no slogan or other advertising device, product, process, method, substance, part or other material now employed, or now contemplated to be employed, by any Loan Party infringes upon any rights held by any other Person except where such infringement would not have a Material Adverse Effect.  Except as specifically disclosed in Schedule 6.18, no claim or litigation regarding any of the foregoing is pending or, to the best knowledge of each Loan Party, threatened, which, either individually or in the aggregate, would have a Material Adverse Effect.

 

6.19        Representations Concerning Leases.  Borrower and the applicable Subsidiary Guarantors have delivered true and correct copies of each rent roll as required by Section 4.11(e).

 

6.20        Solvency.  No Loan Party (a) has entered into the transaction or executed this Agreement or any other Loan Document with the actual intent to hinder, delay or defraud any creditor and (b) has not received reasonably equivalent value in exchange for its obligations under the Loan Documents.  After giving effect to any Loan, the fair saleable value of the Loan Parties’ assets, taken as a whole, exceeds and will, immediately following the making of any such Loan, exceed the Loan Parties’ total liabilities, including subordinated, unliquidated, disputed and contingent liabilities.  The Loan Parties’ assets, taken as a whole, do not constitute unreasonably small capital to carry out their business as conducted or as

 

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proposed to be conducted, nor will their assets constitute unreasonably small capital immediately following the making of any Loan.  The Loan Parties do not intend to incur debt and liabilities (including contingent liabilities and other commitments) beyond their ability to pay such debt and liabilities as they mature (taking into account the timing and amounts of cash to be received by the Loan Parties and the amounts to be payable on or in respect of obligations of the Loan Parties).  No petition under any Debtor Relief Laws has been filed against any Loan Party in the last seven (7) years, and neither Borrower nor any other Loan Party in the last seven (7) years has ever made an assignment for the benefit of creditors or taken advantage of any insolvency act for the benefit of debtors.  No Loan Party is contemplating either the filing of a petition by it under any Debtor Relief Laws or the liquidation of all or a major portion of its assets or property (except for dispositions permitted hereunder), and no Loan Party has knowledge of any Person contemplating the filing of any such petition against it or any other Loan Party.

 

6.21        REIT Status of Parent.  Parent qualified as a REIT commencing with its taxable year ending December 31, 2011 and will remain qualified in each taxable year thereafter.

 

6.22        Labor Matters.  There is (a) no significant unfair labor practice complaint pending against any Company or, to the best of each Company’s knowledge, threatened against any Company, before the National Labor Relations Board, and no significant grievance or significant arbitration proceeding arising out of or under any collective bargaining agreement is pending on the date hereof against any Company or, to best of any Company’s knowledge, threatened against any Company which, in either case, would result in a Material Adverse Effect, and (b) no significant strike, labor dispute, slowdown or stoppage is pending against any Company or, to the best of any Company’s knowledge, threatened against any Company which would result in a Material Adverse Effect.

 

6.23        Ground Lease Representation.

 

(a)           The applicable Subsidiary Guarantor has delivered to Administrative Agent true and correct copies of each Acceptable Ground Lease as required by Section 4.11(d).

 

(b)           Each Acceptable Ground Lease is in full force and effect.

 

6.24        Borrowing Base Properties.  To Borrower’s knowledge and except where the failure of any of the following to be true and correct would not have a Material Adverse Effect:

 

(a)           Each Borrowing Base Property complies with all Laws, including all subdivision and platting requirements, without reliance on any adjoining or neighboring property.  No Loan Party has received any notice or claim from any Person that a Borrowing Base Property, or any use, activity, operation, or maintenance thereof or thereon, is not in compliance with any Law, and has no knowledge of any such noncompliance except as disclosed in writing to Administrative Agent;

 

(b)           The Loan Parties have not directly or indirectly conveyed, assigned, or otherwise disposed of, or transferred (or agreed to do so) any development rights, air rights, or other similar rights, privileges, or attributes with respect to a Borrowing Base Property, including those arising under any zoning or property use ordinance or other Laws;

 

(c)           All utility services necessary for the use of each Borrowing Base Property and the operation thereof for their intended purpose are available at each Borrowing Base Property;

 

(d)           The current use of each Borrowing Base Property complies in all material respects with all applicable zoning ordinances, regulations, and restrictive covenants affecting

 

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such Borrowing Base Property, all use restrictions of any Governmental Authority having jurisdiction have been satisfied; and

 

(e)           No Borrowing Base Property is the subject of any pending or, to any Loan Party’s knowledge, threatened Condemnation or material adverse zoning proceeding for which Administrative Agent has not been notified in accordance with Section 7.13.

 

6.25        OFAC.   No Loan Party, nor, to the knowledge of any Loan Party, any Related Party, (i) is currently the subject of any Sanctions, (ii) is located, organized or residing in any Designated Jurisdiction, or (iii) is or has been (within the previous five (5) years) engaged in any transaction with any Person who is now or was then the subject of Sanctions or who is located, organized or residing in any Designated Jurisdiction.  No Loan, nor the proceeds from any Loan, has been used, directly or indirectly, to lend, contribute, provide or has otherwise made available to fund any activity or business in any Designated Jurisdiction or to fund any activity or business of any Person located, organized or residing in any Designated Jurisdiction or who is the subject of any Sanctions, or in any other manner that will result in any violation by any Person (including any Lender, the Arranger, the Administrative Agent, the L/C Issuer or the Swing Line Lender) of Sanctions.

 

Article VII.
 Affirmative Covenants

 

So long as any Lender shall have any Commitment hereunder, any Loan or other Obligation hereunder (excluding contingent indemnification obligations to the extent no unsatisfied claim giving rise thereto has been asserted) shall remain unpaid or unsatisfied, or any Letter of Credit shall remain outstanding:

 

7.01        Financial Statements.  Each of Parent and Borrower shall deliver to Administrative Agent and each Lender, in form and detail reasonably satisfactory to Administrative Agent and Required Lenders:

 

(a)           as soon as available, but in any event within one hundred five (105) days after the end of each fiscal year of Parent (or, if earlier, fifteen (15) days after the date required to be filed with the SEC without giving effect to any extension permitted by the SEC) (commencing with the fiscal year ended December 31, 2012, a consolidated balance sheet of Parent as at the end of such fiscal year, and the related consolidated statements of income or operations, changes in shareholders’ equity, and cash flows for such fiscal year, setting forth in each case in comparative form the figures for the previous fiscal year, all in reasonable detail and prepared in accordance with GAAP, such consolidated statements to be audited and accompanied by a report and opinion of an independent certified public accountant of nationally recognized standing reasonably acceptable to Required Lenders, which report and opinion shall be prepared in accordance with generally accepted auditing standards and shall not be subject to any “going concern” or like qualification or exception or any qualification or exception as to the scope of such audit; and

 

(b)           as soon as available, but in any event within sixty (60) days after the end of each of the first three (3) fiscal quarters of each fiscal year of Parent (or, if earlier, five (5) days after the date required to be filed with the SEC)  (commencing with the fiscal quarter ended September 30, 2012), a consolidated balance sheet of Parent, the Borrower and its Subsidiaries as at the end of such fiscal quarter, the related consolidated statements of income or operations for such fiscal quarter and for the portion of Parent’s fiscal year then ended, and the related consolidated statements of changes in shareholders’ equity, and cash flows for the portion of Parent’s fiscal year then ended, in each case setting forth in comparative form, as applicable, the figures for the

 

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corresponding fiscal quarter of the previous fiscal year and the corresponding portion of the previous fiscal year, all in reasonable detail, such consolidated statements to be certified by the chief executive officer, chief financial officer, treasurer or controller of Parent as fairly presenting the financial condition, results of operations, shareholders’ equity and cash flows of Parent in accordance with GAAP, subject only to normal year-end audit adjustments and the absence of footnotes

 

As to any information contained in materials furnished pursuant to Section 7.02, Parent and Borrower shall not be separately required to furnish such information under clause (a) or (b) above, but the foregoing shall not be in derogation of the obligation of Parent and Borrower to furnish the information and materials described in clauses (a) and (b) above at the times specified therein.

 

7.02        Certificates; Other Information.  Each of Parent and Borrower shall deliver to Administrative Agent and each Lender, in form and detail reasonably satisfactory to Administrative Agent and Required Lenders:

 

(a)           concurrently with the delivery of the financial statements referred to in Sections 7.01(a) and (b), a duly completed Compliance Certificate signed by the chief executive officer, chief financial officer, chief accounting officer, treasurer or controller of Borrower (which delivery may, unless Administrative Agent or a Lender requests executed originals, be by electronic communication including fax or email and shall be deemed to be an original authentic counterpart thereof for all purposes);

 

(b)           concurrently with the delivery of the financial statements referred to in Sections 7.01(a) and (b), upon the admission of an Acceptable Property into the Borrowing Base, and upon the removal of any Property from the Borrowing Base, a duly completed Borrowing Base Report signed by the chief executive officer, chief financial officer, chief accounting officer, treasurer or controller of Borrower (which delivery may, unless Administrative Agent or a Lender requests executed originals, be by electronic communication including fax or email and shall be deemed to be an original authentic counterpart thereof for all purposes);

 

(c)           promptly after any request by Administrative Agent, copies of any detailed audit opinions or review reports submitted to the board of directors (or the audit committee of the board of directors) of Parent by independent accountants in connection with the accounts or books of Parent;

 

(d)           promptly after the same are available, copies of each annual report, proxy or financial statement or other report or communication sent to the stockholders of Parent, and copies of all annual, regular, periodic and special reports and registration statements which Borrower may file or be required to file with the SEC under Section 13 or 15(d) of the Securities Exchange Act of 1934, and not otherwise required to be delivered to Administrative Agent pursuant hereto;

 

(e)           as soon as reasonably practicable, but in any event within ninety (90) days after the beginning of each fiscal year of Parent, an annual budget for Parent, on a consolidated basis prepared by Parent in the ordinary course of its business;

 

(f)            promptly after the furnishing thereof, copies of any statement or report furnished to any holder of publicly-held debt securities of Parent or Borrower pursuant to the terms of any indenture, loan or credit or similar agreement and not otherwise required to be furnished to the Lenders pursuant to Section 7.01 or any other clause of this Section 7.02;

 

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(g)           promptly, and in any event within five (5) Business Days after receipt thereof by Parent or Borrower, copies of each notice or other correspondence received from the SEC (or comparable agency in any applicable non-U.S. jurisdiction) concerning any material investigation or other material inquiry by such agency regarding financial or other operational results of any Company unless restricted from doing so by such agency; and

 

(h)           promptly, such additional information regarding the business, financial or corporate affairs of Parent or Borrower or any Borrowing Base Property, or compliance with the terms of the Loan Documents, as Administrative Agent or any Lender may from time to time reasonably request.

 

Documents required to be delivered pursuant to Section 7.01(a) or (b) or Section 7.02(d) (to the extent any such documents are included in materials otherwise filed with the SEC) may be delivered electronically and if so delivered, shall be deemed to have been delivered on the date (i) on which Parent or Borrower (A) files any such document with the Securities and Exchange Commission’s EDGAR system (or any successor thereto) in a manner accessible to the public at large or (B) posts such documents, or provides a link thereto on Parent and Borrower’s website on the Internet at the website address listed on Schedule 11.02; or (ii) on which such documents are posted on Parent and Borrower’s behalf on an Internet or intranet website, if any, to which each Lender and Administrative Agent have access (whether a commercial, third-party website or whether sponsored by Administrative Agent).  Administrative Agent shall have no obligation to request the delivery of or to maintain paper copies of the documents referred to above, and in any event shall have no responsibility to monitor compliance by Parent and Borrower with any such request by a Lender for delivery, and each Lender shall be solely responsible for requesting delivery to it or maintaining its copies of such documents.

 

Parent and Borrower hereby acknowledge that (a) Administrative Agent and/or the Lead Arranger will make available to the Lenders and L/C Issuer materials and/or information provided by or on behalf of Parent and Borrower hereunder (collectively, “Borrower Materials”) by posting the Borrower Materials on IntraLinks or another similar electronic system (the “Platform”) and (b) certain of the Lenders (each, a “Public Lender”) may have personnel who do not wish to receive material non-public information with respect to Parent, Borrower or their Affiliates, or the respective Equity Interests of any of the foregoing, and who may be engaged in investment and other market-related activities with respect to such Persons’ Equity Interests.  Parent and Borrower hereby agree that (w) all Borrower Materials that are to be made available to Public Lenders shall be clearly and conspicuously marked “PUBLIC” which, at a minimum, shall mean that the word “PUBLIC” shall appear prominently on the first page thereof; (x) by marking Borrower Materials “PUBLIC,” Parent and Borrower shall be deemed to have authorized Administrative Agent, Lead Arranger, L/C Issuer and the Lenders to treat such Borrower Materials as not containing any material non-public information with respect to Parent and Borrower or their Equity Interests for purposes of United States Federal and state securities laws (provided that to the extent such Borrower Materials constitute Information, they shall be treated as set forth in Section 11.07); (y) all Borrower Materials marked “PUBLIC” are permitted to be made available through a portion of the Platform designated “Public Side Information;” and (z) Administrative Agent and the Lead Arranger shall be entitled to treat any Borrower Materials that are not marked “PUBLIC” as being suitable only for posting on a portion of the Platform not designated “Public Side Information.”

 

7.03        Notices.  Each of Parent and Borrower shall, upon becoming aware of same, promptly notify Administrative Agent who shall notify each Lender:

 

(a)           of the occurrence of any Default;

 

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(b)           of any matter that has resulted or could reasonably be expected to have a Material Adverse Effect;

 

(c)           of the occurrence of any ERISA Event which has resulted or would result in liabilities of any Company in an aggregate amount in excess of the Threshold Amount;

 

(d)           of any material litigation, arbitration or governmental investigation or proceeding instituted or threatened in writing against any Borrowing Base Property, and any material development therein;

 

(e)           of any announcement by Moody’s, Fitch or S&P of any change in a Debt Rating or in its “outlook” with respect to a Debt Rating;

 

(f)            of any actual or threatened in writing Condemnation of any portion of any Borrowing Base Property, any negotiations with respect to any such taking, or any material loss of or substantial damage to any Borrowing Base Property;

 

(g)           of any Casualty with respect to any Borrowing Base Property to the extent such notice is required pursuant to Section 7.13(b);

 

(h)           of any material permit, license, certificate or approval required with respect to any Borrowing Base Property lapses or ceases to be in full force and effect or claim from any person that any Borrowing Base Property, or any use, activity, operation or maintenance thereof or thereon, is not in compliance with any Law except to the extent that the same would not result in a material and adverse affect on such Borrowing Base Property;

 

(i)            of any material change in accounting policies or financial reporting practices by any Company, including any determination by Borrower referred to in Section 2.10(b); and

 

(j)            of any labor controversy pending or threatened against any Company, and any material development in any labor controversy except to the extent that the same could not reasonably be expected to have a Material Adverse Effect.

 

Each notice pursuant to this Section 7.03 shall be accompanied by a statement of a Responsible Officer of Parent and Borrower setting forth details of the occurrence referred to therein and stating what action Parent and/or Borrower has taken and proposes to take with respect thereto.  Each notice pursuant to Section 7.03(a) shall describe with particularity any and all provisions of this Agreement and any other Loan Document that have been breached.

 

7.04        Payment of Obligations.  Each of Parent and Borrower shall, and shall cause each other Loan Party to, pay and discharge as the same shall become due and payable, all its obligations and liabilities, including: (a) all tax liabilities, assessments and governmental charges or levies upon a Loan Party or its properties or assets, unless the same are being contested in good faith by appropriate proceedings diligently conducted and adequate reserves in accordance with GAAP are being maintained by such Loan Party; (b) all lawful claims which, if unpaid, would by law become a Lien upon its property other than Liens of the type permitted under Sections 8.01(a) through (g); and (c) all Indebtedness, as and when due and payable except, in each case, where the failure to do so would not result in a Material Adverse Effect.

 

7.05        Preservation of Existence, Etc.  Each of Parent and Borrower shall, and shall cause each other Loan Party to (a) preserve, renew and maintain in full force and effect its legal existence and good

 

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standing under the Laws of the jurisdiction of its organization except in a transaction permitted by Section 8.04; (b) take all reasonable action to maintain all rights, privileges, permits, licenses and franchises necessary or desirable in the normal conduct of its business, except to the extent that failure to do so would not have a Material Adverse Effect; and (c) preserve or renew all of its IP Rights, the non-preservation of which would have a Material Adverse Effect.

 

7.06        Maintenance of Properties.  Each of Parent and Borrower shall, and shall cause each other Company to (a) maintain, preserve and protect all of its material properties and equipment necessary in the operation of its business in good working order and condition except to the extent the failure to do so would not result in a Material Adverse Effect; (b) make all necessary repairs thereto and renewals and replacements thereof except where the failure to do so would not have a Material Adverse Effect; (c) use the standard of care typical in the industry in the operation and maintenance of its (i) Borrowing Base Properties, and, (ii) as to its other Properties except where the failure to do so would not have a Material Adverse Effect; and (d) keep the Borrowing Base Properties in good order, repair, operating condition, and appearance, causing all necessary repairs, renewals, replacements, additions, and improvements to be promptly made, and not allow any of the Borrowing Base Properties to be misused, abused or wasted or to deteriorate (ordinary wear and tear excepted) except where the failure to do so would not have a Material Adverse Effect.

 

7.07        Maintenance of Insurance.  Each of Parent and Borrower shall, and shall cause each other Company to, maintain with financially sound and reputable insurance companies not Affiliates of any Company, insurance (including flood insurance if available or required) with respect to its properties and business against loss or damage of the kinds customarily insured against by Persons engaged in the same or similar business, of such types and in such amounts as are customarily carried under similar circumstances by such other Persons.

 

7.08        Compliance with Laws.  Each of Parent and Borrower shall, and shall cause each other Subsidiary Guarantor to, comply in all material respects with the requirements of all Laws and all orders, writs, injunctions and decrees applicable to it or to its business or property, except in such instances in which (a) such requirement of Law or order, writ, injunction or decree is being contested in good faith by appropriate proceedings diligently conducted; or (b) the failure to comply therewith would not have a Material Adverse Effect.

 

7.09        Books and Records.  Each of Parent and Borrower shall, and shall cause each other Company to: (a) maintain proper books of record and account, in which full, true and correct entries in conformity with GAAP consistently applied shall be made of all financial transactions and matters involving the assets and business of each Company, as the case may be; and (b) maintain such books of record and account in material conformity with all applicable requirements of any Governmental Authority having regulatory jurisdiction over any Company, as the case may be.

 

7.10        Inspection Rights.  Subject to the rights of tenants, each of Parent and Borrower shall, and shall cause each other Loan Party to, permit representatives and independent contractors of Administrative Agent and each Lender, at the expense of the Administrative Agent or such Lender, to visit and inspect and photograph any Borrowing Base Property and any of its other properties, to examine its corporate, financial and operating records, and all recorded data of any kind or nature, regardless of the medium of recording including all software, writings, plans, specifications and schematics, and make copies thereof or abstracts therefrom, and to discuss its affairs, finances and accounts with its officers all at the expense of Borrower and at such reasonable times during normal business hours, upon reasonable advance notice to the applicable Loan Party and no more often than once in any period of twelve (12) consecutive months unless an Event of Default has occurred and is continuing; provided that when an Event of Default has occurred and is continuing Administrative Agent or any Lender (or any of their

 

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respective representatives or independent contractors) may do any of the foregoing at the expense of Borrower at any time during normal business hours and without advance notice, subject to the rights of tenants.  Any inspection or audit of the Borrowing Base Properties or the books and records, including recorded data of any kind or nature, regardless of the medium of recording including software, writings, plans, specifications and schematics of any Loan Party, or the procuring of documents and financial and other information, by Administrative Agent on behalf of itself or on behalf of Lenders shall be for Administrative Agent’s and Lenders’ protection only, and shall not constitute any assumption of responsibility to any Loan Party or anyone else with regard to the condition, construction, maintenance or operation of the Borrowing Base Properties nor Administrative Agent’s approval of any certification given to Administrative Agent nor relieve any Loan Party of Borrower’s or any other Loan Party’s obligations.

 

7.11        Use of Proceeds.  Each of Parent and Borrower shall, and shall cause each other Company to, use the proceeds of the Credit Extensions (a) to refinance the obligations of the Companies under existing facilities, (b) to finance the acquisition of Properties, (c) to pay operating and leasing expenses with respect to its Properties, and (d) for general corporate purposes, in each case, not in contravention of any Law or of any Loan Document.

 

7.12        Environmental Matters.  Each of Parent and Borrower shall, and shall cause each other Loan Party to:

 

(a)           Violations; Notice to Administrative Agent.  Use reasonable efforts to:

 

(i)            Keep the Borrowing Base Properties free of Contamination;

 

(ii)           Promptly deliver to Administrative Agent a copy of each report pertaining to any Property or to any Loan Party prepared by or on behalf of such Loan Party pursuant to a material violation of any Environmental Requirement; and

 

(iii)          As soon as practicable advise Administrative Agent in writing of any Environmental Claim or of the discovery of any Contamination on any Borrowing Base Property, as soon as any Loan Party first obtains knowledge thereof, including a description of the nature and extent of the Environmental Claim and/or Hazardous Material and all relevant circumstances.

 

(b)           Site Assessments and Information.  If Parent or Borrower fails to comply with Section 7.12(a) or if any other Event of Default shall have occurred and be continuing, then if requested by Administrative Agent, at Borrower’s expense, deliver to Administrative Agent from time to time, but no more frequently than once per calendar year unless an Event of Default exists, in each case within seventy five (75) days after Administrative Agent’s request, an Environmental Assessment (hereinafter defined) made after the date of Administrative Agent’s request.  As used in this Agreement, the term “Environmental Assessment” means a report of an environmental assessment of any or all Borrowing Base Properties and of such scope so as to be compliant with the guidelines established by the ASTM (including the taking of soil borings and air and groundwater samples and other above and below ground testing) as Administrative Agent may reasonably request to be performed by a licensed environmental consulting firm reasonably acceptable to Administrative Agent.  Each applicable Loan Party shall cooperate with each consulting firm making any such Environmental Assessment and shall supply to the consulting firm all information available to such Loan Party to facilitate the completion of the Environmental Assessment.  If any Loan Party fails to furnish Administrative Agent within thirty (30) days after Administrative Agent’s request with a copy of an agreement with an acceptable

 

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environmental consulting firm to provide such Environmental Assessment, or if any Loan Party fails to furnish to Administrative Agent such Environmental Assessment within seventy five (75) days after Administrative Agent’s request, upon written notice to Parent and Borrower, Administrative Agent may cause any such Environmental Assessment to be made at Borrower’s expense and risk.  Subject to the rights of tenant, Administrative Agent and its designees are hereby granted access to the Borrowing Base Properties upon written notice, and a license which is coupled with an interest and irrevocable, to make or cause to be made such Environmental Assessments.  Administrative Agent may disclose to any Governmental Authority, to the extent required by Applicable Law, any information Administrative Agent ever has about the environmental condition or compliance of the Borrowing Base Properties, but shall be under no duty to disclose any such information except as may be required by Law.  Administrative Agent shall be under no duty to make any Environmental Assessment of the Borrowing Base Properties, and in no event shall any such Environmental Assessment by Administrative Agent be or give rise to a representation that any Hazardous Material is or is not present on the Borrowing Base Properties, or that there has been or shall be compliance with any Environmental Requirement, nor shall any Company or any other Person be entitled to rely on any Environmental Assessment made by Administrative Agent or at Administrative Agent’s request but Administrative Agent shall deliver a copy of such report to Parent and Borrower.  Neither Administrative Agent nor any Lender owes any duty of care to protect any Company or any other Person against, or to inform them of, any Hazardous Material or other adverse condition affecting the Borrowing Base Properties.

 

(c)           Remedial Actions.  If any Contamination is discovered on any Borrowing Base Property at any time and regardless of the cause, (i) promptly at the applicable Loan Parties’ sole expense, remove, treat, and dispose of the Hazardous Material in compliance with all applicable Environmental Requirements in addition to taking such other action as is necessary to have the full use and benefit of such Borrowing Base Property as contemplated by the Loan Documents, and provide Administrative Agent with satisfactory evidence thereof; and (ii) if reasonably requested by Administrative Agent, provide to Administrative Agent within thirty (30) days of Administrative Agent’s request a bond, letter of credit, or other financial assurance, including self-assurance,  evidencing to Administrative Agent’s satisfaction that all necessary funds are readily available to pay the costs and expenses of the actions required by the preceding clause (i) and to discharge any assessments or liens established against such Borrowing Base Property as a result of the presence of the Hazardous Material on the Borrowing Base Property. After completion of such remedial actions, the applicable Loan Party shall promptly request regulatory approval, take all reasonable measures to expedite issuance of such approval and upon receipt thereof deliver to Administrative Agent a letter indicating that no further action is required with respect to the applicable Borrowing Base Property or similar confirmation by the applicable regulator that all required remedial action as stated above has been taken and successfully completed to the satisfaction of the applicable regulator.  The Loan Parties shall not be deemed to have satisfied their remedial obligations under this provision until they have provided the Administrative Agent such confirmation.

 

7.13        Condemnation, Casualty and Restoration.  Each of Parent and Borrower shall, and shall cause each other Loan Party to:

 

(a)           Give Administrative Agent notice of the actual or threatened commencement of any proceeding for the Condemnation of any Borrowing Base Property upon the applicable Subsidiary Guarantor’s receipt of written notice thereof and deliver to Administrative Agent copies of any and all papers served in connection with such proceedings.  Each applicable Loan Party shall, at its expense, diligently prosecute any such proceedings, and shall consult with

 

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Administrative Agent, its attorneys, and experts, and cooperate with them in the carrying on or defense of any such proceedings.  Notwithstanding any taking by any public or quasi-public authority through Condemnation or otherwise (including any transfer made in lieu of or in anticipation of the exercise of such taking), Borrower shall continue to pay the Obligations at the time and in the manner provided for in this Agreement and the Obligations shall not be reduced until any Award shall have been actually received and applied by Administrative Agent, after the deduction of expenses of collection, to the reduction or discharge of the Obligations.  If any Borrowing Base Property or any portion thereof is taken by a condemning authority, then to the extent such Property is not removed by Borrower as a Borrowing Base Property in accordance with Section 4.09, the applicable Subsidiary Guarantor shall promptly commence and diligently prosecute the Restoration of such Borrowing Base Property.

 

(b)           If any Borrowing Base Property shall be damaged or destroyed, in whole or in part, by fire or other casualty (a “Casualty”), and the aggregate cost of repair of such damage or destruction shall be equal to or in excess of the greater of (i) $5,000,000 and (ii) twenty five percent (25%) of the Borrowing Base Value of such Borrowing Base Property, give prompt notice of such Casualty to Administrative Agent.  To the extent such Property is not removed by Borrower as a Borrowing Base Property in accordance with Section 4.09, the applicable Loan Party shall diligently prosecute the Restoration of such Borrowing Base Property.  The applicable Loan Party shall pay all costs of such Restoration whether or not such costs are covered by insurance.  If an Event of Default has occurred and is then continuing, then the applicable Loan Party shall adjust all claims for Insurance Proceeds in consultation with, and approval of, Administrative Agent.

 

7.14        Ground Leases.  Solely with respect to Borrowing Base Property, each of Parent and Borrower shall, and shall cause each other Loan Party to:

 

(a)           Diligently perform and observe in all material respects all of the terms, covenants, and conditions of any Acceptable Ground Lease as tenant under such Acceptable Ground Lease; and

 

(b)           Promptly notify Administrative Agent of (i) the giving to the applicable Subsidiary Guarantor of any notice of any default by such Subsidiary Guarantor under any Acceptable Ground Lease and deliver to Administrative Agent a true copy of each such notice within five (5) Business Days of such Subsidiary Guarantor’s receipt thereof, and (ii) any bankruptcy, reorganization, or insolvency of the landlord under any Acceptable Ground Lease or of any notice thereof, and deliver to Administrative Agent a true copy of such notice within five (5) Business Days of the applicable Subsidiary Guarantor’s receipt.

 

(c)           Exercise any individual option to extend or renew the term of an Acceptable Ground Lease upon demand by Administrative Agent made at any time within thirty (30) days prior to the last day upon which any such option may be exercised, and each applicable Subsidiary Guarantor hereby expressly authorizes and appoints Administrative Agent as its attorney-in-fact to exercise any such option in the name of and upon behalf of such Subsidiary Guarantor, which power of attorney shall be irrevocable and shall be deemed to be coupled with an interest.

 

If the applicable Subsidiary Guarantor shall default in the performance or observance of any term, covenant, or condition of any Acceptable Ground Lease on the part of such Subsidiary Guarantor and shall fail to cure the same prior to the expiration of any applicable cure period provided thereunder, then Administrative Agent shall have the right, but shall be under no obligation, to pay any sums and to

 

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perform any act or take any action as may be appropriate to cause all of the terms, covenants, and conditions of such Acceptable Ground Lease on the part of such Subsidiary Guarantor to be performed or observed on behalf of such Subsidiary Guarantor, to the end that the rights of such Subsidiary Guarantor in, to, and under such Acceptable Ground Lease shall be kept unimpaired and free from default.  If the landlord under any Acceptable Ground Lease shall deliver to Administrative Agent a copy of any notice of default under such Acceptable Ground Lease, then such notice shall constitute full protection to Administrative Agent for any action taken or omitted to be taken by Administrative Agent, in good faith, in reliance thereon.

 

7.15        Borrowing Base Properties.

 

(a)           Except where the failure to comply with any of the following would not have a Material Adverse Effect, each of Parent and Borrower shall, and shall use commercially reasonable efforts to cause each other Loan Party or the applicable tenant, to:

 

(i)            Pay all real estate and personal property taxes, assessments, water rates or sewer rents, ground rents, maintenance charges, impositions, and any other charges, including vault charges and license fees for the use of vaults, chutes and similar areas adjoining any Borrowing Base Property, now or hereafter levied or assessed or imposed against any Borrowing Base Property or any part thereof (except those which are being contested in good faith by appropriate proceedings diligently conducted);

 

(ii)           Promptly pay (or cause to be paid) when due all bills and costs for labor, materials, and specifically fabricated materials incurred in connection with any Borrowing Base Property (except those which are being contested in good faith by appropriate proceedings diligently conducted), and in any event never permit to be created or exist in respect of any Borrowing Base Property or any part thereof any other or additional Lien or security interest other than Liens permitted by Section 8.01; and

 

(iii)          Operate the Borrowing Base Properties in a good and workmanlike manner and in all material respects in accordance with all Laws in accordance with such Loan Party’s prudent business judgment.

 

(b)           Except where the failure would not have a material and adverse effect on the value of the Borrowing Base Properties, taken as whole, each of Parent and Borrower shall, and shall cause each other Loan Party to, to the extent owned and controlled by a Loan Party, preserve, protect, renew, extend and retain all material rights and privileges granted for or applicable to each Borrowing Base Property.

 

7.16        Subsidiary Guarantor Organizational Documents.

 

Each of Parent and Borrower shall, and shall cause each other Subsidiary Guarantor to, at its expense, maintain the Organization Documents of each Subsidiary Guarantor in full force and effect, without any cancellation, termination, amendment, supplement, or other modification of such Organization Documents, except as explicitly required by their terms (as in effect on the date hereof), except for amendments, supplements, or other modifications that do not adversely affect the interests of the Lenders under the applicable Subsidiary Guarantor in any material respect.

 

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Article VIII.
 Negative Covenants

 

So long as any Lender shall have any Commitment hereunder, any Loan or other Obligation hereunder (excluding contingent indemnification obligations to the extent no unsatisfied claim giving rise thereto has been asserted) shall remain unpaid or unsatisfied, or any Letter of Credit shall remain outstanding:

 

8.01        Liens.  Each of Parent and Borrower shall not, nor shall it permit any other Loan Party to, directly or indirectly, create, incur, assume or suffer to exist any Lien upon any Borrowing Base Property, other than the following:

 

(a)           Liens pursuant to any Loan Document;

 

(b)           Liens existing on the date hereof and listed on Schedule 8.01;

 

(c)           Liens for taxes not yet due and payable or which are being contested in good faith and by appropriate proceedings diligently conducted, if adequate reserves with respect thereto are maintained on the books of the applicable Person in accordance with GAAP;

 

(d)           carriers’, warehousemen’s, mechanics’, materialmen’s, repairmen’s or other like Liens arising in the ordinary course of business which are not overdue for a period of more than thirty (30) days or which are being contested in good faith and by appropriate proceedings diligently conducted, if adequate reserves with respect thereto are maintained on the books of the applicable Person;

 

(e)           pledges or deposits in the ordinary course of business in connection with workers’ compensation, unemployment insurance and other social security legislation, other than any Lien imposed by ERISA;

 

(f)            easements, rights-of-way, restrictions, restrictive covenants, encroachments, protrusions and other similar encumbrances affecting real property which, in the aggregate, are not substantial in amount, and which do not in any case materially detract from the value of the property subject thereto or materially interfere with the ordinary conduct of the business of the applicable Person;

 

(g)           Liens securing judgments for the payment of money not constituting an Event of Default under Section 9.01(i);

 

(h)           the rights of tenants under leases or subleases not interfering with the ordinary conduct of business of such Person;

 

(i)            Liens securing obligations in the nature of personal property financing leases for furniture, furnishings or similar assets, Capital Leases Obligations and other purchase money obligations for fixed or capital assets; provided that (i) such Liens do not at any time encumber any property other than the property financed by such Indebtedness, (ii) the obligations secured thereby does not exceed the cost or fair market value, whichever is lower, of the property being acquired on the date of acquisition, and (iii) with respect to Capital Leases, such Liens do not at any time extend to or cover any assets other than the assets subject to such Capital Leases;

 

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(j)            Liens securing obligations in the nature of the performance of bids, trade contracts and leases (other than Indebtedness), statutory obligations, surety bonds (other than bonds related to judgments or litigation), performance bonds and other obligations of a like nature incurred in the ordinary course of business;

 

(k)           all Liens, encumbrances and other matters disclosed in any owner’s title insurance policies or other title reports and updated thereof accepted by Administrative Agent; and

 

(l)            such other title and survey exceptions as Administrative Agent has approved in writing in Administrative Agent’s reasonable discretion.

 

8.02        Indebtedness.  Each of Parent and Borrower shall not, nor shall it permit any other Loan Party to, create, incur, assume or suffer to exist any Indebtedness, except:

 

(a)           Indebtedness under the Loan Documents;

 

(b)           Indebtedness outstanding on the date hereof and listed on Schedule 8.02 and any refinancings, refundings, renewals or extensions thereof; provided that the amount of such Indebtedness is not increased at the time of such refinancing, refunding, renewal or extension except by an amount equal to a reasonable premium or other reasonable amount paid, and fees and expenses reasonably incurred, in connection with such refinancing and by an amount equal to any existing commitments unutilized thereunder;

 

(c)           Guarantees of (i) the Borrower or the Parent in respect of Indebtedness otherwise permitted hereunder of the Borrower or any other Guarantor, (ii) the Parent or the Borrower, in respect of Indebtedness otherwise permitted hereunder of any Non-Guarantor Subsidiary if, in the case of any Guarantee pursuant to this clause (ii), (x) no Default shall exist immediately before or immediately after the making of such Guarantee, and (y) there exists no violation of the financial covenants set forth in Section 8.14 hereunder on a pro forma basis after the making of such Guarantee, and (iii) Non-Guarantor Subsidiaries made in the ordinary course of business;

 

(d)           obligations (contingent or otherwise) of the Borrower or any Subsidiary existing or arising under any Swap Contract, provided that such obligations are (or were) entered into by such Person in the ordinary course of business for the purpose of directly mitigating risks associated with liabilities, commitments, investments, assets, or property held or reasonably anticipated by such Person, or changes in the value of securities issued by such Person, and not for purposes of speculation or taking a “market view”;

 

(e)           Indebtedness in respect of Capital Leases and purchase money obligations for fixed or capital assets within the limitations set forth in Section 8.01(i), and unsecured Indebtedness in the form of trade payables incurred in the ordinary course of business; and

 

(f)            Indebtedness of the Borrower or the Parent incurred or assumed after the date hereof that is either unsecured or is secured by Liens on assets of the Parent or the Borrower (other than any Unencumbered Borrowing Base Property or the Equity Interests in any Loan Party); provided, such Indebtedness shall be permitted under this Section 8.02(f) only if: (i) no Default shall exist immediately before or immediately after the incurrence or assumption of such Indebtedness, and (ii) there exists no violation of the financial covenants set forth in Section 8.14 hereunder on a pro forma basis after the incurrence or assumption of such Indebtedness.

 

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8.03        Investments.  Neither Parent nor Borrower shall have and shall not permit the Companies’ to have any Investments other than:

 

(a)           Investments in the form of cash or Cash Equivalents;

 

(b)           Investments existing on the date hereof and set forth on Schedule 6.13;

 

(c)           advances to officers, directors and employees of the Borrower and Subsidiaries for travel, entertainment, relocation and analogous ordinary business purposes;

 

(d)           Investments of the Guarantor and the Borrower in the form of Equity Interests and investments of the Borrower in any wholly-owned Subsidiary, and Investments of Borrower directly in, or of any wholly-owned Subsidiary in another wholly-owned Subsidiary which owns, real property assets which are functional industrial, manufacturing, warehouse/distribution and/or office properties located within the United States, provided in each case the Investments held by Borrower or Subsidiary are in accordance with the provisions of this Section 8.03 other than this Section 8.03(d);

 

(e)           Investments consisting of extensions of credit in the nature of accounts receivable or notes receivable arising from the grant of trade credit in the ordinary course of business;

 

(f)            Investments in non-wholly owned Subsidiaries and Unconsolidated Affiliates not to at any time exceed twenty-five (25%) of Total Asset Value;

 

(g)           Investments in mortgages and mezzanine loans not to at any time exceed fifteen percent (15%) of Total Asset Value;

 

(h)           Investments in unimproved land holdings and Construction in Progress not to at any time exceed ten percent (10%) of Total Asset Value;

 

(i)            Investments by the Parent for the redemption, conversion, exchange, retirement, sinking fund or similar payment, purchase or other acquisition for value, direct or indirect, of any Equity Interests of Parent or Borrower now or hereafter outstanding to the extent permitted under Section 8.06 below; and

 

(j)            Other Investments not to exceed at any time ten percent (10%) of Total Asset Value;

 

provided, that the aggregate Investments of the types described in clauses (f) through (h) above shall not at any time exceed thirty percent (30%) of Total Asset Value.

 

8.04        Fundamental Changes.  Each of Parent and Borrower shall not, nor shall it permit any other Loan Party to, directly or indirectly, merge, dissolve, liquidate, consolidate with or into another Person, or Dispose of (whether in one transaction or in a series of transactions) all or substantially all of its assets (whether now owned or hereafter acquired) to or in favor of any Person, except that, so long as no Event of Default has occurred and is continuing or would result therefrom:

 

(a)           any Loan Party (other Parent or Borrower) may merge with (i) Parent or Borrower, provided that Parent or Borrower, as applicable, shall be the continuing or surviving Person, or (ii) any other Loan Party, or (iii) any other Person provided that, if it owns a

 

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Borrowing Base Property and is not the surviving entity, then Borrower has complied with Section 4.09 to remove such Borrowing Base Property from the Borrowing Base;

 

(b)                                 any Loan Party (other than Parent or Borrower) may Dispose of all or substantially all of its assets (upon voluntary liquidation or otherwise) to another Loan Party;

 

(c)                                  any Loan Party may Dispose of a Property owned by such Loan Party in the ordinary course of business and for fair value; provided that if such Property is a Borrowing Base Property, then Borrower shall have complied with Section 4.09; and

 

(d)                                 Parent or Borrower may merge or consolidate with another Person so long as either Parent or Borrower, as the case may be, is the surviving entity, shall remain in pro forma compliance with the covenants set forth in Section 8.14 below after giving effect to such transaction, and the Borrower shall have given the Agent at least fifteen (15) Business Days’ prior written notice of such merger or consolidation, such notice to include a certification as to the pro forma compliance referenced above, with the Borrower agreeing to provide such other financial information as the Administrative Agent shall reasonably request in order to verify such pro forma compliance.

 

Nothing in this Section shall be deemed to prohibit the sale or leasing of Property or portions of Property in the ordinary course of business.

 

8.05                        Dispositions.  Each of the Parent, the Borrower or any Loan Party shall not make any Disposition or enter into any agreement to make any Disposition, except:

 

(a)                                 Dispositions of obsolete or worn out property, whether now owned or hereafter acquired, in the ordinary course of business;

 

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

 

(c)                                  Any other Dispositions of Properties or other assets in an arm’s length transaction; provided that (i) if such Property is a Borrowing Base Property, then Borrower shall have complied with Section 4.09 and (ii) the Borrower and the Parent will remain in pro forma compliance with the covenants set forth in Section 8.14 after giving effect to such transaction.

 

8.06                        Restricted Payments.  Each of Parent and Borrower shall not, nor shall it permit any other Company to, directly or indirectly, declare or make, directly or indirectly, any Restricted Payment other than (a) Minimum Distributions, (b) Restricted Payments made by any Company to the Borrower or the Parent, or (c)  provided no Event of Default shall have occurred and be continuing at the time of such payment or would result therefrom, other Restricted Payments.

 

8.07                        Change in Nature of Business.  Except for Investments permitted under Section 8.03, each of Parent and Borrower shall not, nor shall it permit any other Loan Party to, directly or indirectly, engage in any material line of business substantially different from those lines of business conducted by the Companies on the date hereof or any business substantially related or incidental thereto.

 

8.08                        Transactions with Affiliates.  Each of Parent and Borrower shall not, nor shall it permit any other Loan Party to, directly or indirectly, enter into any transaction of any kind with any Affiliate of a Company, whether or not in the ordinary course of business, other than on fair and reasonable terms substantially as favorable to such Loan Party as would be obtainable by such Company at the time in a comparable arm’s length transaction with a Person other than an Affiliate.

 

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8.09                        Burdensome Agreements.  Each of Parent and Borrower shall not, nor shall it permit any other Loan Party to, directly or indirectly enter into any Contractual Obligation (other than this Agreement or any other Loan Document) that directly or indirectly prohibits any Company from (a) creating or incurring any Lien on any Borrowing Base Property unless simultaneously therewith, such Borrowing Base Property is released from the Borrowing Base pursuant to Section 4.09, (b) limiting the ability (i) of any Subsidiary to make Restricted Payments to the Borrower or any Guarantor or to otherwise transfer property to the Borrower or any Guarantor, (ii) of any Subsidiary to Guarantee the Indebtedness of the Borrower or (iii) of the Borrower or any Subsidiary to create, incur, assume or suffer to exist Liens on property of such Person; provided, however, that this clause (iii) shall not prohibit any negative pledge incurred or provided in favor of any holder of Indebtedness permitted under Section 8.03(e) solely to the extent any such negative pledge relates to the property financed by or the subject of such Indebtedness; or (c) requiring the grant of a Lien to secure an obligation of such Person if a Lien is granted to secure another obligation of such Person.

 

8.10                        Use of Proceeds.  Each of Parent and Borrower shall not, nor shall it permit any other Company to, directly or indirectly, use the proceeds of any Credit Extension, whether directly or indirectly, and whether immediately, incidentally or ultimately, to purchase or carry margin stock (within the meaning of Regulation U of the FRB) or to extend credit to others for the purpose of purchasing or carrying margin stock or to refund indebtedness originally incurred for such purpose.

 

8.11                        Borrowing Base Properties; Ground Leases.  Each of Parent and Borrower shall not, nor shall it permit any other Loan Party to, directly or indirectly:

 

(a)                                 Use or occupy or conduct any activity on, or knowingly permit the use or occupancy of or the conduct of any activity on any Borrowing Base Properties by any tenant, in any manner which violates any Law or which constitutes a public or private nuisance in any manner which would have a Material Adverse Effect or which makes void, voidable, or cancelable any insurance then in force with respect thereto or makes the maintenance of insurance in accordance with Section 7.07 commercially unreasonable (including by way of increased premium);

 

(b)                                 Without the prior written consent of Administrative Agent (which consent shall not be unreasonably withheld or delayed), initiate or permit any zoning reclassification of any Borrowing Base Property or seek any variance under existing zoning ordinances applicable to any Borrowing Base Property or use or knowingly permit the use of any Borrowing Base Property in such a manner which would result in such use becoming a nonconforming use under applicable zoning ordinances or other Laws;

 

(c)                                  Without the prior written consent of Administrative Agent (which consent shall not be unreasonably withheld or delayed), (i) impose any material easement, restrictive covenant, or encumbrance upon any Borrowing Base Property, (ii) execute or file any subdivision plat or condominium declaration affecting any Borrowing Base Property, or (iii) consent to the annexation of any Borrowing Base Property to any municipality;

 

(d)                                 Do any act, or suffer to be done any act by any Company or any of its Affiliates, which would reasonably be expected to materially decrease the value of any Borrowing Base Property (including by way of negligent act);

 

(e)                                  Without the prior written consent of all the Lenders (which consent shall not be unreasonably withheld or delayed), permit any drilling or exploration for or extraction, removal or production of any mineral, hydrocarbon, gas, natural element, compound or substance 

 

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(including sand and gravel) from the surface or subsurface of any Borrowing Base Property regardless of the depth thereof or the method of mining or extraction thereof;

 

(f)                                   Allow there to be less than twenty-five (25) Borrowing Base Properties as of any date of determination;

 

(g)                                  Allow the Total Asset Value of the Borrowing Base Properties to be less than One Hundred Fifty Million Dollars ($150,000,000.00);

 

(h)                                 Without the prior consent of the Lenders (which consent shall not be unreasonably withheld or delayed), surrender the leasehold estate created by any Acceptable Ground Lease or terminate or cancel any Acceptable Ground Lease or materially modify, change, supplement, alter, or amend any Acceptable Ground Lease, either orally or in writing, in each case, to the extent such event would reasonably be expected to be materially adverse to the interests of the Lenders; and

 

(i)                                     Enter into any Contractual Obligations related to any Borrowing Base Property providing for the payment a management fee (or any other similar fee) to anyone other than a Company if, with respect thereto, the Administrative Agent has reasonably required that such fee be subordinated to the Obligations in a manner satisfactory to Administrative Agent, and an acceptable subordination agreement has not yet been obtained.

 

8.12                        Environmental Matters.  Each of Parent and Borrower shall not knowingly directly or indirectly:

 

(a)                                 Cause, commit, permit, or allow to continue (i) any violation of any Environmental Requirement by or with respect to any Borrowing Base Property or any use of or condition or activity on any Borrowing Base Property, or (ii) the attachment of any environmental Liens on any Borrowing Base Property, in each case, that could reasonably be expected to have a Material Adverse Effect; and

 

(b)                                 Place, install, dispose of, or release, or cause, permit, or allow the placing, installation, disposal, spilling, leaking, dumping, or release of, any Hazardous Material on any Borrowing Base Property in any manner that could reasonably be expected to have a Material Adverse Effect.  Any Hazardous Material disclosed in an environmental report delivered to the Administrative Agent or otherwise permitted pursuant to any Lease affecting any Borrowing Base Property shall be permitted on any Borrowing Base Property so long as such Hazardous Material is maintained in compliance in all material respects with all applicable Environmental Requirements.

 

(c)                                  Place or install, or allow the placing or installation of any storage tank (or similar vessel) on any Borrowing Base Property except that any storage tank (or similar vessel or any replacement thereof) disclosed in an environmental report delivered to the Administrative Agent or permitted pursuant to any Lease affecting any Borrowing Base Property shall be permitted on any Borrowing Base Property so long as such storage tank (or similar vessel) is maintained in compliance in all material respects with all applicable Environmental Requirements.

 

(d)                                 Use any Hazardous Material on any Borrowing Base Property except: (i) as reasonably necessary in the ordinary course of business; (ii) in compliance with applicable Environmental Requirements; and (iii) in such a manner which could not reasonably be expected to have a Material Adverse Effect.

 

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8.13                        Negative Pledge; Indebtedness.  Each of Parent and Borrower shall not permit:

 

(a)                                 The Equity Interests of Borrower held by Parent to be subject to any Lien.

 

(b)                                 Any Person (other than Parent or Borrower) that directly or indirectly owns Equity Interests in any Subsidiary Guarantor to (i) incur any Indebtedness (whether Recourse Indebtedness or Non-Recourse Indebtedness) (other than Indebtedness listed on Schedule 8.13), (ii) provide Guarantees to support Indebtedness (other than Indebtedness listed on Schedule 8.13), or (iii) have its Equity Interests subject to any Lien or other encumbrance (other than in favor of the Administrative Agent).

 

(c)                                  Any Subsidiary Guarantor that owns a Borrowing Base Property to (i) incur any Indebtedness (whether Recourse Indebtedness or Non-Recourse Indebtedness) or (ii) provide Guarantees to support Indebtedness (other than, in each case, Indebtedness secured by Liens permitted by Section 8.01).

 

8.14                        Financial Covenants.  Parent shall not, directly or indirectly, permit:

 

(a)                                 Maximum Consolidated Leverage Ratio.  As of the last day of any fiscal quarter, the Consolidated Leverage Ratio to exceed sixty percent (60%);

 

(b)                                 Maximum Secured Leverage Ratio. As of the last day of any fiscal quarter, the Secured Leverage Ratio to exceed forty-five percent (45%);

 

(c)                                  Maximum Unencumbered Leverage Ratio.  As of the last day of any fiscal quarter, the Unencumbered Leverage Ratio to exceed sixty percent (60%);

 

(d)                                 Maximum Secured Recourse Debt.  As of the last day of any fiscal quarter, the Secured Recourse Debt Ratio to exceed seven-and-one-half percent (7.5%);

 

(e)                                  Minimum Fixed Charge Ratio.  As of the last day of any fiscal quarter, the Fixed Charge Ratio for the Parent, on a consolidated basis, for the fiscal quarter then ended, annualized, to be less than 1.5 to 1.0;

 

(f)                                   Minimum Tangible Net Worth.  As of the last day of any fiscal quarter, the Tangible Net Worth of Parent, on a consolidated basis, to be less than the sum of (i) $502,634,000.00, plus (ii) seventy-five percent (75%) of net proceeds of any Equity Issuances received by Parent or Borrower after the Closing Date (other than proceeds received within ninety (90) days after the redemption, retirement or repurchase of ownership or equity interests in Borrower or Parent, up to the amount paid by Borrower or Parent in connection with such redemption, retirement or repurchase, where, for the avoidance of doubt, the net effect is that neither Borrower nor Parent shall have increased its Net Worth as a result of any such proceeds).

 

Article IX.
 Events of Default and Remedies

 

9.01                        Events of Default.  Any of the following shall constitute an Event of Default:

 

(a)                                 Non-Payment.  Borrower or any other Loan Party fails to pay (i) when and as required to be paid herein, any amount of principal of any Loan or any L/C Obligation, or (ii) within five (5) days after the same becomes due, any interest on any Loan or on any L/C 

 

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Obligation due hereunder, except that there shall be no grace period for interest due on any applicable Maturity Date, or (iii) within ten (10) days after notice from Administrative Agent, any other amount payable to Administrative Agent, L/C Issuer, Swing Lender or any Lender hereunder or under any other Loan Document except that there shall be no grace period for any amount due on any Maturity Date; or

 

(b)                                 Specific Covenants.  Any Loan Party fails to perform or observe any term, covenant or agreement contained in any of Section 7.11 or Article VIII (other than Sections 8.11(a), (b), (c) and (e), or 8.13) or Parent fails to perform or observe any term, covenant or agreement contained in the Parent Guaranty or any Subsidiary Guarantor fails to perform or observe any term, covenant or agreement contained in the Subsidiary Guaranty; or

 

(c)                                  Performance.  Any Loan Party fails to perform or observe any term, covenant or agreement contained in any of Section 7.01, 7.02, or 7.03, and such failure continues unremedied for ten (10) Business Days after such failure has occurred; or

 

(d)                                 Other Defaults.  Any Loan Party fails to perform or observe any other covenant or agreement (not specified in subsection (a), (b), or (c) above) contained in any Loan Document on its part to be performed or observed and such failure continues unremedied for thirty (30) days after the earlier of notice from Administrative Agent or the actual knowledge of the Loan Party, and in the case of a default that cannot be cured within such thirty (30) day period despite Borrower’s diligent efforts but is susceptible of being cured within ninety (90) days of Borrower’s receipt of Administrative Agent’s original notice, then Borrower shall have such additional time as is reasonably necessary to effect such cure, but in no event in excess of ninety (90) days from Borrower’s receipt of Administrative Agent’s original notice, subject in each instance to the Borrower’s remedial rights under Section 7.12(c); or

 

(e)                                  Representations and Warranties.  Any representation, warranty, certification or statement of fact made or deemed made by or on behalf of Borrower or any other Loan Party herein, in any other Loan Document, or in any document delivered in connection herewith or therewith shall be incorrect or misleading when made or deemed made and shall not be cured or remedied so that such representation, warranty, certification or statement of fact is no longer incorrect or misleading within ten (10) days after the earlier of notice from Administrative Agent or the actual knowledge of any Loan Party thereof; or

 

(f)                                   Cross-Default.  (i) Any Company (A) fails to make any payment when due (whether by scheduled maturity, required prepayment, acceleration, demand, or otherwise), after the expiration of any applicable grace periods, in respect of any Indebtedness or Guarantee (other than (x) Indebtedness hereunder, and (y) Indebtedness under Swap Contracts) having an aggregate principal amount (including amounts owing to all creditors under any combined or syndicated credit arrangement) of more than the Threshold Amount, or (B) fails to observe or perform any other agreement or condition relating to any such Indebtedness or Guarantee or contained in any instrument or agreement evidencing, securing or relating thereto, or any other event occurs, the effect of which default or other event is to cause, or to permit the holder or holders of such Indebtedness or the beneficiary or beneficiaries of such Guarantee (or a trustee or agent on behalf of such holder or holders or beneficiary or beneficiaries) to cause, with the giving of notice if required, such Indebtedness or more than the Threshold Amount to be demanded or to become due or to be repurchased, prepaid, defeased or redeemed (automatically or otherwise), or an offer to repurchase, prepay, defease or redeem such Indebtedness to be made, prior to its stated maturity, or such Guarantee to become payable or cash collateral in respect thereof to be demanded; or (ii) there occurs under any Swap Contract an Early Termination Date (as defined in 

 

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such Swap Contract) resulting from (A) any event of default under such Swap Contract as to which any Company is the Defaulting Party (as defined in such Swap Contract) or (B) any Termination Event (as so defined) under such Swap Contract as to which any Company is an Affected Party (as so defined) and, in either event, the Swap Termination Value owed by such Company as a result thereof is greater than the Threshold Amount; or

 

(g)                                  Insolvency Proceedings, Etc.  Any Loan Party institutes or consents to the institution of any proceeding under any Debtor Relief Law, or makes an assignment for the benefit of creditors; or applies for or consents to the appointment of any receiver, trustee, custodian, conservator, liquidator, rehabilitator or similar officer for it or for all or any material part of its property; or any receiver, trustee, custodian, conservator, liquidator, rehabilitator or similar officer is appointed without the application or consent of such Person and the appointment continues undischarged or unstayed for sixty (60) calendar days; or any proceeding under any Debtor Relief Law relating to any such Person or to all or any material part of its property is instituted without the consent of such Person and continues undismissed or unstayed for sixty (60) calendar days, or an order for relief is entered in any such proceeding; or

 

(h)                                 Inability to Pay Debts; Attachment.  (i) Parent or Borrower becomes unable to pay its debts as they become due, or any Loan Party admits in writing its inability or fails generally to pay its debts as they become due, or (ii) any writ or warrant of attachment or execution or similar process is issued or levied against all or any material part of the property of any such Loan Party and is not released, vacated or fully bonded within thirty (30) days after its issue or levy; or

 

(i)                                     Judgments.  There is entered against any Loan Party (i) one or more final judgments or orders for the payment of money in an aggregate amount (as to all such judgments or orders) exceeding the Threshold Amount (to the extent not covered by independent third-party insurance as to which the insurer does not dispute coverage), or (ii) any one or more non-monetary final judgments that have, or would have, individually or in the aggregate, a Material Adverse Effect and, in either case, (A) enforcement proceedings are commenced by any creditor upon such judgment or order, or (B) there is a period of ten (10) consecutive days during which a stay of enforcement of such judgment, by reason of a pending appeal or otherwise, is not in effect; or

 

(j)                                    ERISA.  (i) An ERISA Event occurs with respect to a Pension Plan or Multiemployer Plan which has resulted or would result in liability of any Company  under Title IV of ERISA to the Pension Plan, Multiemployer Plan or the PBGC in an aggregate amount in excess of the Threshold Amount, or (ii) Parent or any ERISA Affiliate fails to pay when due, after the expiration of any applicable grace period, any installment payment with respect to its withdrawal liability under Section 4201 of ERISA under a Multiemployer Plan in an aggregate amount in excess of the Threshold Amount; or

 

(k)                                 Invalidity of Loan Documents.  Any Loan Document at any time after its execution and delivery and for any reason other than as expressly permitted hereunder or thereunder or satisfaction in full of all the Obligations, ceases to be in full force and effect in all material respects; or any Loan Party or any other Person contests in any manner the validity or enforceability of any Loan Document; or any Loan Party denies that it has any or further liability or obligation under any Loan Document, or purports to revoke, terminate or rescind any  Loan Document, except as expressly permitted hereunder; or

 

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(l)                                     REIT Status of Parent.  Parent ceases to be treated as a REIT or the Parent Shares shall fail to be listed and traded on the New York Stock Exchange; or

 

(m)                             Change of Control.  There occurs any Change of Control.

 

9.02                        Remedies Upon Event of Default.  If any Event of Default occurs and is continuing, Administrative Agent shall, at the request of, or may, with the consent of, Required Lenders, take any or all of the following actions:

 

(a)                                 declare the commitment of each Lender (including the Swing Line Lender) to make Loans and any obligation of L/C Issuer to make L/C Credit Extensions to be terminated, whereupon such commitments and obligation shall be terminated;

 

(b)                                 declare the unpaid principal amount of all outstanding Loans, all interest accrued and unpaid thereon, and all other amounts owing or payable hereunder or under any other Loan Document to be immediately due and payable, without presentment, demand, protest or other notice of any kind, all of which are hereby expressly waived by Borrower;

 

(c)                                  require that Borrower Cash Collateralize the L/C Obligations (in an amount equal to the then Outstanding Amount thereof); and

 

(d)                                 exercise on behalf of itself, the Lenders and L/C Issuer all rights and remedies available to it, the Lenders and L/C Issuer under the Loan Documents;

 

provided that upon the occurrence of an actual or deemed entry of an order for relief with respect to Borrower under the Bankruptcy Code of the United States, the obligation of each Lender to make Loans and any obligation of L/C Issuer to make L/C Credit Extensions shall automatically terminate, the unpaid principal amount of all outstanding Loans and all interest and other amounts as aforesaid shall automatically become due and payable, and the obligation of Borrower to Cash Collateralize the L/C Obligations as aforesaid shall automatically become effective, in each case without further act of Administrative Agent or any Lender.

 

9.03                        Application of Funds.  After the exercise of remedies provided for in Section 9.02 (or after the Loans have automatically become immediately due and payable and the L/C Obligations have automatically been required to be Cash Collateralized as set forth in the proviso to Section 9.02), any amounts received on account of the Obligations shall, subject to the provisions of Sections 2.15 and 2.16, be applied by Administrative Agent in the following order:

 

First, to payment of that portion of the Obligations constituting fees, indemnities, expenses and other amounts (including fees, charges and disbursements of counsel to Administrative Agent and amounts payable under Article III) payable to Administrative Agent in its capacity as such;

 

Second, to payment of that portion of the Obligations constituting fees, indemnities and other amounts (other than principal, interest and Letter of Credit Fees) payable to the Lenders, Swing Line Lender, and L/C Issuer (including fees, charges and disbursements of counsel to the respective Lenders, Swing Line Lender, and L/C Issuer and amounts payable under Article III), ratably among them in proportion to the respective amounts described in this clause Second payable to them;

 

Third, to payment of that portion of the Obligations constituting accrued and unpaid Letter of Credit Fees and interest on the Loans, L/C Borrowings, and other Obligations, ratably among the Lenders, and L/C Issuer in proportion to the respective amounts described in this clause Third payable to them;

 

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Fourth, to payment of that portion of the Obligations constituting unpaid principal of the Loans, Swing Line Loans, and L/C Borrowings, ratably among the Lenders, Swing Line Lender, and L/C Issuer in proportion to the respective amounts described in this clause Fourth held by them;

 

Fifth, to Administrative Agent for the account of L/C Issuer, to Cash Collateralize that portion of L/C Obligations comprised of the aggregate undrawn amount of Letters of Credit to the extent not otherwise Cash Collateralized by Borrower pursuant to Sections 2.03 and 2.15; and

 

Last, the balance, if any, after all of the Obligations have been paid in full, to Borrower or as otherwise required by Law.

 

Subject to Sections 2.03(c) and 2.15, amounts used to Cash Collateralize the aggregate undrawn amount of Swing Line Loans and/or Letters of Credit pursuant to clause Fifth above shall be applied to satisfy drawings under such Swing Line Loans and/or Letters of Credit as they occur.  If any amount remains on deposit as Cash Collateral after all Swing Line Loans and/or Letters of Credit have either been fully drawn or expired, such remaining amount shall be promptly applied to the other Obligations, if any, in the order set forth above.

 

Article X.
 Administrative Agent

 

10.01                 Appointment and Authority.  Each of the Lenders, Swing Line Lender,  and the L/C Issuer hereby irrevocably appoints Bank of America to act on its behalf as the Administrative Agent hereunder and under the other Loan Documents 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 or thereof, together with such actions and powers as are reasonably incidental thereto.  The provisions of this Article are solely for the benefit of the Administrative Agent, the Lenders and the L/C Issuer, neither the Borrower nor any other Loan Party shall have rights as a third party beneficiary of any of such provisions.  It is understood and agreed that the use of the term “agent” (or any other similar term) herein or in any other Loan Documents with reference to the Administrative Agent is not intended to connote any fiduciary or other implied (or express) obligations arising under agency doctrine of any applicable Law. Instead such term is used as a matter of market custom, and is intended to create or reflect only an administrative relationship between contracting parties.

 

10.02                 Rights as a Lender.  The Person 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 the term “Lender” or “Lenders” shall, unless otherwise expressly indicated or unless the context otherwise requires, include the Person serving as the Administrative Agent hereunder in its individual capacity.  Such Person and its Affiliates may accept deposits from, lend money to, own securities of, act as the financial advisor or in any other advisory capacity for and generally engage in any kind of business with the Borrower or any Subsidiary or other Affiliate thereof as if such Person were not the Administrative Agent hereunder and without any duty to account therefor to the Lenders.

 

10.03                 Exculpatory Provisions.  The Administrative Agent shall not have any duties or obligations except those expressly set forth herein and in the other Loan Documents, and its duties hereunder shall be administrative in nature.  Without limiting the generality of the foregoing, the Administrative Agent:

 

(a)                                 shall not be subject to any fiduciary or other implied duties, regardless of whether a Default has occurred and is continuing;

 

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(b)                                 shall not have any duty to take any discretionary action or exercise any discretionary powers, except discretionary rights and powers expressly contemplated hereby or by the other Loan Documents that the Administrative Agent is required to exercise as directed in writing by the Required Lenders (or such other number or percentage of the Lenders as shall be expressly provided for herein or in the other Loan Documents), provided that the Administrative Agent shall not be required to take any action that, in its opinion or the opinion of its counsel, may expose the Administrative Agent to liability or that is contrary to any Loan Document or applicable law, including for the avoidance of doubt any action that may be in violation of the automatic stay under any Debtor Relief Law or that may effect a forfeiture, modification or termination of property of a Defaulting Lender in violation of any Debtor Relief Law; and

 

(c)                                  shall not, except as expressly set forth herein and in the other Loan Documents, 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 Affiliates that is communicated to or obtained by the Person serving as the 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 (i) with the consent or at the request of the Required Lenders (or such other number or percentage of the Lenders as shall be necessary, or as the Administrative Agent shall believe in good faith shall be necessary, under the circumstances as provided in Sections 11.01 and 9.02) or (ii) in the absence of its own gross negligence or willful misconduct as determined by a court of competent jurisdiction by final and nonappealable judgment.  The Administrative Agent shall be deemed not to have knowledge of any Default unless and until notice describing such Default is given in writing to the Administrative Agent by the Borrower, a Lender or the L/C Issuer.

 

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 or any other Loan Document, (ii) the contents of any certificate, report or other document delivered hereunder or thereunder or in connection herewith or therewith, (iii) the performance or observance of any of the covenants, agreements or other terms or conditions set forth herein or therein or the occurrence of any Default, (iv) the validity, enforceability, effectiveness or genuineness of this Agreement, any other Loan Document 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.

 

10.04                 Reliance by 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 (including any electronic message, Internet or intranet website posting or other distribution) believed by it to be genuine and to have been signed, sent or otherwise authenticated 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 have been made by the proper Person, and shall not incur any liability for relying thereon.  In determining compliance with any condition hereunder to the making of a Loan, or the issuance, extension, renewal or increase of a Letter of Credit, that by its terms must be fulfilled to the satisfaction of a Lender or the L/C Issuer, the Administrative Agent may presume that such condition is satisfactory to such Lender or the L/C Issuer unless the Administrative Agent shall have received notice to the contrary from such Lender or the L/C Issuer prior to the making of such Loan or the issuance of such Letter of Credit.  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.

 

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10.05                 Delegation of Duties.  The Administrative Agent may perform any and all of its duties and exercise its rights and powers hereunder or under any other Loan Document 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 of its duties and exercise its rights and powers by or through their respective Related Parties.  The exculpatory provisions of this Article 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.  The Administrative Agent shall not be responsible for the negligence or misconduct of any sub-agents except to the extent that a court of competent jurisdiction determines in a final and non appealable judgment that the Administrative Agent acted with gross negligence or willful misconduct in the selection of such sub-agents.

 

10.06                 Resignation of Administrative Agent.

 

(a)                                 The Administrative Agent may at any time give notice of its resignation to the Lenders, the L/C Issuer and the Borrower.  Upon receipt of any such notice of resignation, the Required Lenders shall have the right, in consultation with the Borrower provided no Event Default shall be in existence, to appoint a successor, which shall be a bank with an office in the United States, or an Affiliate of any such bank with an office in the United States.  If no such 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 such earlier day as shall be agreed by the Required Lenders) (the “Resignation Effective Date”), then the retiring Administrative Agent may (but shall not be obligated to) on behalf of the Lenders and the L/C Issuer, appoint a successor Administrative Agent meeting the qualifications set forth above.  Whether or not a successor has been appointed, such resignation shall become effective in accordance with such notice on the Resignation Effective Date.

 

(b)                                 If the Person serving as Administrative Agent is a Defaulting Lender pursuant to clause (d) of the definition thereof, the Required Lenders may, to the extent permitted by applicable law, by notice in writing to the Borrower and such Person remove such Person as Administrative Agent and, in consultation with the Borrower, appoint a successor. If no such successor shall have been so appointed by the Required Lenders and shall have accepted such appointment within 30 days (or such earlier day as shall be agreed by the Required Lenders) (the “Removal Effective Date”), then such removal shall nonetheless become effective in accordance with such notice on the Removal Effective Date.

 

(c)                                  With effect from the Resignation Effective Date or the Removal Effective Date (as applicable) (1) the retiring or removed Administrative Agent shall be discharged from its duties and obligations hereunder and under the other Loan Documents (except that in the case of any pledge security held by the Administrative Agent on behalf of the Lenders or the L/C Issuer under any of the Loan Documents, the retiring or removed Administrative Agent shall continue to hold such collateral security until such time as a successor Administrative Agent is appointed) and (2) except for any indemnity payments or other amounts then owed to the retiring or removed Administrative Agent, all payments, communications and determinations provided to be made by, to or through the Administrative Agent shall instead be made by or to each Lender and the L/C Issuer directly, until such time, if any, as the Required Lenders appoint a successor Administrative Agent as provided for above.  Upon the acceptance of a successor’s appointment as Administrative Agent hereunder, such successor shall succeed to and become vested with all of the rights, powers, privileges and duties of the retiring (or removed) Administrative Agent (other than as provided in Section 3.01(g) and other than any rights to indemnity payments or other amounts owed to the retiring or removed Administrative Agent as of the Resignation Effective

 

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Date or the Removal Effective Date, as applicable), and the retiring or removed Administrative Agent shall be discharged from all of its duties and obligations hereunder or under the other Loan Documents (if not already discharged therefrom as provided above in this Section).  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 retiring or removed Administrative Agent’s resignation or removal hereunder and under the other Loan Documents, the provisions of this Article and Section 10.04 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 the retiring or removed Administrative Agent was acting as Administrative Agent.

 

(d)                                 Any resignation by Bank of America as Administrative Agent pursuant to this Section shall also constitute its resignation as L/C Issuer and Swing Line Lender.  If Bank of America resigns as an L/C Issuer, it shall retain all the rights, powers, privileges and duties of the L/C Issuer hereunder with respect to all Letters of Credit outstanding as of the effective date of its resignation as L/C Issuer and all L/C Obligations with respect thereto, including the right to require the Lenders to make Base Rate Loans or fund risk participations in Unreimbursed Amounts pursuant to Section 2.03(c).  If Bank of America resigns as Swing Line Lender, it shall retain all the rights of the Swing Line Lender provided for hereunder with respect to Swing Line Loans made by it and outstanding as of the effective date of such resignation, including the right to require the Lenders to make Base Rate Loans or fund risk participations in outstanding Swing Line Loans pursuant to Section 2.04(c).  Upon the appointment by the Required Lenders of a successor L/C Issuer or Swing Line Lender hereunder (which successor shall in all cases be a Lender other than a Defaulting Lender), (a) such successor shall succeed to and become vested with all of the rights, powers, privileges and duties of the retiring L/C Issuer or Swing Line Lender, as applicable, (b) the retiring L/C Issuer and Swing Line Lender shall be discharged from all of their respective duties and obligations hereunder or under the other Loan Documents, and (c) unless all outstanding Letters of Credit are returned to the L/C Issuer, the successor L/C Issuer shall issue letters of credit in substitution for the Letters of Credit, if any, outstanding at the time of such succession or make other arrangements satisfactory to Bank of America to effectively assume the obligations of Bank of America  with respect to such Letters of Credit.

 

10.07                 Non-Reliance on Administrative Agent and Other Lenders.  Each Lender and the L/C Issuer acknowledges that it has, independently and without reliance upon the Administrative Agent or any other Lender or any of their Related Parties 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 and the L/C Issuer also acknowledges that it will, independently and without reliance upon the Administrative Agent or any other Lender or any of their Related Parties 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 other Loan Document or any related agreement or any document furnished hereunder or thereunder.

 

10.08                 No Other Duties, Etc.  Anything herein to the contrary notwithstanding, none of the Bookrunners, Arrangers or [other titles as necessary] listed on the cover page hereof shall have any powers, duties or responsibilities under this Agreement or any of the other Loan Documents, except in its capacity, as applicable, as the Administrative Agent, a Lender or the L/C Issuer hereunder.

 

10.09                 Administrative Agent May File Proofs of Claim.  In case of the pendency of any proceeding under any Debtor Relief Law or any other judicial proceeding relative to any Loan Party, the Administrative Agent (irrespective of whether the principal of any Loan or L/C Obligation shall then be due and payable as herein expressed or by declaration or otherwise and irrespective of whether the 

 

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Administrative Agent shall have made any demand on the Borrower) shall be entitled and empowered, by intervention in such proceeding or otherwise:

 

(a)                                 to file and prove a claim for the whole amount of the principal and interest owing and unpaid in respect of the Loans, L/C Obligations and all other Obligations that are owing and unpaid and to file such other documents as may be necessary or advisable in order to have the claims of the Lenders, the L/C Issuer and the Administrative Agent (including any claim for the reasonable compensation, expenses, disbursements and advances of the Lenders, the L/C Issuer and the Administrative Agent and their respective agents and counsel and all other amounts due the Lenders, the L/C Issuer and the Administrative Agent under Sections 2.03(i) and (j), 2.09 and 11.04) allowed in such judicial proceeding; and

 

(b)                                 to collect and receive any monies or other property payable or deliverable on any such claims and to distribute the same;

 

and any custodian, receiver, assignee, trustee, liquidator, sequestrator or other similar official in any such judicial proceeding is hereby authorized by each Lender, the Swing Line Lender and the L/C Issuer to make such payments to the Administrative Agent and, in the event that the Administrative Agent shall consent to the making of such payments directly to the Lenders, the Swing Line Lender and the L/C Issuer, to pay to the Administrative Agent any amount due for the reasonable compensation, expenses, disbursements and advances of the Administrative Agent and its agents and counsel, and any other amounts due the Administrative Agent under Sections 2.09 and 11.04.

 

Nothing contained herein shall be deemed to authorize the Administrative Agent to authorize or consent to or accept or adopt on behalf of any Lender, the Swing Line Lender or the L/C Issuer any plan of reorganization, arrangement, adjustment or composition affecting the Obligations or the rights of any Lender or the L/C Issuer to authorize the Administrative Agent to vote in respect of the claim of any Lender or the L/C Issuer in any such proceeding.

 

10.10                 Guaranty Matters.  Upon request by the Administrative Agent at any time, the Required Lenders will confirm in writing the Administrative Agent’s authority to release any Guarantor from its obligations under a Guaranty pursuant to the terms of this Agreement.

 

Article XI.
 Miscellaneous

 

11.01                 Amendments, Etc.  No amendment or waiver of any provision of this Agreement or any other Loan Document, and no consent to any departure by Borrower or any other Loan Party therefrom, shall be effective unless in writing signed by Required Lenders and Borrower or the applicable Loan Party, as the case may be, and acknowledged by Administrative Agent, and each such waiver or consent shall be effective only in the specific instance and for the specific purpose for which given; provided that no such amendment, waiver or consent shall:

 

(a)                                 waive any condition set forth in Section 5.01(a) without the written consent of each Lender;

 

(b)                                 extend or increase the Commitment of any Lender (or reinstate any Commitment terminated pursuant to Section 9.02) without the written consent of such Lender;

 

(c)                                  postpone any date fixed by this Agreement or any other Loan Document for any payment or mandatory prepayment of principal, interest, fees or other amounts due to a Lender or any scheduled or mandatory reduction of the Aggregate Revolving Commitments hereunder or 

 

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under any other Loan Document without the written consent of each Lender directly affected thereby;

 

(d)                                 reduce or forgive the principal of, or the rate of interest specified herein on, any Loan or L/C Borrowing, or (subject to clause (iii) of the second proviso to this Section 11.01) any fees or other amounts payable hereunder or under any other Loan Document, or change the manner of computation of any financial ratio (including any change in any applicable defined term) used in determining the Applicable Rate that would result in a reduction of any interest rate on any Loan or any fee payable hereunder without the written consent of each Lender directly affected thereby; provided that only the consent of Required Lenders shall be necessary  to amend the definition of “Default Rate” or to waive any obligation of Borrower to pay interest or Letter of Credit Fees at the Default Rate;

 

(e)                                  change Section 9.03 in a manner that would alter the pro rata sharing of payments required thereby without the written consent of each Lender;

 

(f)                                   change any provision of this Section or the definition of “Required Lenders” or any other provision hereof specifying the number or percentage of Lenders required to amend, waive or otherwise modify any rights hereunder or make any determination or grant any consent hereunder, without the written consent of each Lender;

 

(g)                                  release all or substantially all of the value of the Guaranties without the written consent of each Lender, except to the extent the release of any Guarantor is permitted pursuant to Section 4.09 (in which case such release may be made by Administrative Agent acting alone);

 

and, provided,  further, that (i) no amendment, waiver or consent shall, unless in writing and signed by L/C Issuer in addition to the Lenders required above, affect the rights or duties of L/C Issuer under this Agreement or any Issuer Document relating to any Letter of Credit issued or to be issued by it; (ii) no amendment, waiver or consent shall, unless in writing and signed by the Swing Line Lender in addition to the Lenders required above, affect the rights or duties of the Swing Line Lender under this Agreement; and (iii) no amendment, waiver or consent shall, unless in writing and signed by Administrative Agent in addition to the Lenders required above, affect the rights or duties of Administrative Agent under this Agreement or any other Loan Document; and (iv)  the Fee Letter may be amended, or rights or privileges thereunder waived, in a writing executed only by the parties thereto.  Notwithstanding anything to the contrary herein, no Defaulting Lender shall have any right to approve or disapprove any amendment, waiver or consent hereunder (and any amendment, waiver or consent which by its terms requires the consent of all Lenders or each affected Lender may be effected with the consent of the applicable Lenders other than Defaulting Lenders), except that (x) the Commitment of any Defaulting Lender may not be increased or extended without the consent of such Lender and (y) any waiver, amendment or modification requiring the consent of all Lenders or each affected Lender that by its terms affects any Defaulting Lender more adversely than other affected Lenders shall require the consent of such Defaulting Lender.

 

11.02                 Notices; Effectiveness; Electronic Communication.

 

(a)                                 Notices Generally.  Except in the case of notices and other communications expressly permitted to be given by telephone (and except as provided in subsection (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 telecopier as follows, and all notices and other communications expressly permitted hereunder to be given by telephone shall be made to the applicable telephone number, as follows:

 

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(i)                                     if to Borrower, Administrative Agent, Swing Line Lender or L/C Issuer, to the address, telecopier number, electronic mail address or telephone number specified for such Person on Schedule 11.02; and

 

(ii)                                  if to any other Lender, to the address, telecopier number, electronic mail address or telephone number specified in its Administrative Questionnaire (including, as appropriate, notices delivered solely to the Person designated by a Lender on its Administrative Questionnaire then in effect for the delivery of notices that may contain material non-public information relating to Borrower).

 

Notices and other communications sent by hand or overnight courier service, or mailed by certified or registered mail, shall be deemed to have been given when received; notices and other communications sent by telecopier shall be deemed to have been given when sent (except that, if not given during normal business hours for the recipient, shall be deemed to have been given at the opening of business on the next business day for the recipient).  Notices and other communications delivered through electronic communications to the extent provided in subsection (b) below, shall be effective as provided in such subsection (b).

 

(b)                                 Electronic Communications.  Notices and other communications to the Lenders and L/C Issuer hereunder may be delivered or furnished by electronic communication (including e-mail and Internet or intranet websites) pursuant to procedures approved by Administrative Agent, provided that the foregoing shall not apply to notices to any Lender or L/C Issuer pursuant to Article II if such Lender or L/C Issuer, as applicable, has notified Administrative Agent that it is incapable of receiving notices under such Article by electronic communication.  The Administrative Agent, the Swingline Lender, the L/C Issuer or the Borrower may each, 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.

 

Unless Administrative Agent otherwise prescribes, (i) notices and other communications sent to an e-mail address shall be deemed received upon the sender’s receipt of an acknowledgement from the intended recipient (such as by the “return receipt requested” function, as available, return e-mail or other written acknowledgement), and (ii) notices or communications posted to an Internet or intranet website shall be deemed received upon the deemed receipt by the intended recipient at its e-mail address as described in the foregoing clause (i) of notification that such notice or communication is available and identifying the website address therefor; provided that, for both clauses (i) and (ii), if such notice, email or other communication is not sent during the normal business hours of the recipient, such notice, email or communication shall be deemed to have been sent at the opening of business on the next business day for the recipient.

 

(c)                                  The Platform.  THE PLATFORM IS PROVIDED “AS IS” AND “AS AVAILABLE.”  THE AGENT PARTIES (AS DEFINED BELOW) DO NOT WARRANT THE ACCURACY OR COMPLETENESS OF THE BORROWER MATERIALS OR THE ADEQUACY OF THE PLATFORM, AND EXPRESSLY DISCLAIM LIABILITY FOR ERRORS IN OR OMISSIONS FROM THE BORROWER MATERIALS.  NO WARRANTY OF ANY KIND, EXPRESS, IMPLIED OR STATUTORY, INCLUDING ANY WARRANTY OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, NON-INFRINGEMENT OF THIRD PARTY RIGHTS OR FREEDOM FROM VIRUSES OR OTHER CODE DEFECTS, IS MADE BY ANY AGENT PARTY IN CONNECTION WITH THE BORROWER MATERIALS OR THE PLATFORM.  In no event shall Administrative Agent or any of its Related Parties (collectively, the “Agent Parties”) have any liability to Borrower, any 

 

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Lender, L/C Issuer or any other Person for losses, claims, damages, liabilities or expenses of any kind (whether in tort, contract or otherwise) arising out of Borrower’s or Administrative Agent’s transmission of Borrower Materials through the Internet, except to the extent that such losses, claims, damages, liabilities or expenses are determined by a court of competent jurisdiction by a final and nonappealable judgment to have resulted from the gross negligence or willful misconduct of such Agent Party; provided that in no event shall any Agent Party have any liability to Borrower, any Lender, L/C Issuer or any other Person for indirect, special, incidental, consequential or punitive damages (as opposed to direct or actual damages) resulting therefrom.

 

(d)                                 Change of Address, Etc.  Each of Borrower, Administrative Agent, Swing Line Lender and L/C Issuer may change its address, telecopier or telephone number for notices and other communications hereunder by notice to the other parties hereto.  Each other Lender may change its address, telecopier or telephone number for notices and other communications hereunder by notice to Borrower, Administrative Agent, Swing Line Lender and L/C Issuer.  In addition, each Lender agrees to notify Administrative Agent from time to time to ensure that Administrative Agent has on record (i) an effective address, contact name, telephone number, telecopier number and electronic mail address to which notices and other communications may be sent and (ii) accurate wire instructions for such Lender.  Furthermore, each Public Lender agrees to cause at least one (1) individual at or on behalf of such Public Lender to at all times have selected the “Private Side Information” or similar designation on the content declaration screen of the Platform in order to enable such Public Lender or its delegate, in accordance with such Public Lender’s compliance procedures and applicable Law, including United States Federal and state securities Laws, to make reference to Borrower Materials that are not made available through the “Public Side Information” portion of the Platform and that may contain material non-public information with respect to Borrower or its Equity Interests for purposes of United States Federal or state securities laws.

 

(e)                                  Reliance by Administrative Agent, L/C Issuer, Swing Line Lender and Lenders.  Administrative Agent, L/C Issuer, Swing Line Lender and the Lenders shall be entitled to rely and act upon any notices (including telephonic Committed Loan Notices and Swing Line Loan Notices) purportedly given by or on behalf of Borrower even if (i) such notices were not made in a manner specified herein, were incomplete or were not preceded or followed by any other form of notice specified herein, or (ii) the terms thereof, as understood by the recipient, varied from any confirmation thereof.  Borrower shall indemnify Administrative Agent, L/C Issuer, Swing Line Lender, each Lender and the Related Parties of each of them from all losses, costs, expenses and liabilities resulting from the reliance by such Person on each notice purportedly given by or on behalf of Borrower.  All telephonic notices to and other telephonic communications with Administrative Agent may be recorded by Administrative Agent, and each of the parties hereto hereby consents to such recording.

 

11.03                 No Waiver; Cumulative Remedies; Enforcement.  No failure by any Lender, L/C Issuer or Administrative Agent to exercise, and no delay by any such Person in exercising, any right, remedy, power or privilege hereunder shall operate as a waiver thereof; nor shall any single or partial exercise of any right, remedy, power or privilege hereunder preclude any other or further exercise thereof or the exercise of any other right, remedy, power or privilege.  The rights, remedies, powers and privileges herein provided and provided under each other Loan Document are cumulative and not exclusive of any rights, remedies, powers and privileges provided by Law.

 

Notwithstanding anything to the contrary contained herein or in any other Loan Document, the authority to enforce rights and remedies hereunder and under the other Loan Documents against the Loan Parties or any of them shall be vested exclusively in, and all actions and proceedings at law in connection 

 

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with such enforcement shall be instituted and maintained exclusively by, Administrative Agent in accordance with Section 9.02 for the benefit of all the Lenders and L/C Issuer; provided that the foregoing shall not prohibit (a) Administrative Agent from exercising on its own behalf the rights and remedies that inure to its benefit (solely in its capacity as Administrative Agent) hereunder and under the other Loan Documents, (b) the L/C Issuer or the Swing Line Lender from exercising the rights and remedies that inure to its benefit (solely in its capacity as L/C Issuer or Swing Line Lender, as the case may be) hereunder and under the other Loan Documents, (c) any Lender from exercising setoff rights in accordance with Section 11.08 (subject to the terms of Section 2.13), or (d) any Lender from filing proofs of claim or appearing and filing pleadings on its own behalf during the pendency of a proceeding relative to any Loan Party under any Debtor Relief Law; and provided, further, that if at any time there is no Person acting as Administrative Agent hereunder and under the other Loan Documents, then (i) Required Lenders shall have the rights otherwise ascribed to Administrative Agent pursuant to Section 9.02 and (ii) in addition to the matters set forth in clauses (b), (c) and (d) of the preceding proviso and subject to Section 2.13, any Lender may, with the consent of Required Lenders, enforce any rights and remedies available to it and as authorized by Required Lenders.

 

11.04                 Expenses; Indemnity; Damage Waiver.

 

(a)                                 Costs and Expenses.  Each Loan Party shall jointly and severally pay (i) all reasonable out-of-pocket expenses incurred by Administrative Agent and its Affiliates (including (a) the reasonable fees, charges and disbursements of counsel for Administrative Agent; (b) fees and charges of each consultant, inspector, and engineer; (c) uniform commercial code searches; (d) judgment and tax lien searches for Borrower and each Guarantor; (e) escrow fees; and (f) documentary taxes, in connection with the initial syndication of the credit facilities provided for herein, the preparation, negotiation, execution, delivery and administration of this Agreement and the other Loan Documents or any amendments, modifications or waivers of the provisions hereof or thereof (whether or not the transactions contemplated hereby or thereby shall be consummated), (ii) all reasonable out-of-pocket expenses incurred by L/C Issuer in connection with the issuance, amendment, renewal or extension of any Letter of Credit or any demand for payment thereunder and (iii) all reasonable out-of-pocket expenses incurred by Administrative Agent, any Lender or L/C Issuer (including the reasonable fees, charges and disbursements of any counsel for Administrative Agent, any Lender (only if a Default shall be in existence) or L/C Issuer), in connection with the enforcement or protection of its rights (A) in connection with this Agreement and the other Loan Documents, including its rights under this Section, or (B) 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.

 

(b)                                 Indemnification.  Parent and Borrower shall jointly and severally indemnify Administrative Agent (and any sub-agent thereof), each Lender and L/C Issuer, 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 reasonable fees, charges and disbursements of any counsel for any Indemnitee), incurred by any Indemnitee or asserted against any Indemnitee by any third party or by Borrower or any other Loan Party resulting from any action, suit, or proceeding relating to (i) the execution or delivery of this Agreement, any other Loan Document or any agreement or instrument contemplated hereby or thereby, the performance by the parties hereto of their respective obligations hereunder or thereunder, the consummation of the transactions contemplated hereby or thereby, or, in the case of Administrative Agent (and any sub-agent thereof) and its Related Parties only, the administration of this Agreement and the other Loan Documents (including in respect of any matters addressed in Section 3.01), (ii) any Loan or 

 

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Letter of Credit or the use or proposed use of the proceeds therefrom (including any refusal by L/C Issuer 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 Borrower or any of its Subsidiaries, or any Environmental Damages related in any way to 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, whether brought by a third party or by Borrower or any other Loan Party, 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 (w) 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 any Related Party of such Indemnitee, (x) result from a claim brought by Borrower or any other Loan Party against an Indemnitee for breach in bad faith of such Indemnitee’s obligations hereunder or under any other Loan Document, if Borrower or such other Loan Party has obtained a final and nonappealable judgment in its favor on such claim as determined by a court of competent jurisdiction, (y) for which an Indemnitee has been compensated pursuant to the terms of this Agreement, the Fee Letter or the Mandate Letter, or (z) to the extent based upon contractual obligations of such Indemnitee owing by such Indemnitee to any third party which are not expressly set forth in this Agreement.

 

(c)                                  [Reserved]

 

(d)                                 Reimbursement by Lenders.  To the extent that the Loan Parties for any reason fail to indefeasibly pay any amount required under subsection (a) or (b) of this Section to be paid by the Loan Parties to Administrative Agent (or any sub-agent thereof), L/C Issuer, the Swing Line Lender or any Related Party of any of the foregoing (and without limiting their obligation to do so), each Lender severally agrees to pay to Administrative Agent (or any such sub-agent), L/C Issuer or such Related Party, as the case may be, such Lender’s pro rata share (determined as of the time that the applicable unreimbursed expense or indemnity payment is sought based on each Lender’s Applicable Percentage) of such unpaid amount (including any such unpaid amount in respect of a claim asserted by such Lender), such payment to be made severally among them based on such Lenders’ 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 Administrative Agent (or any such sub-agent), the L/C Issuer or the Swing Line Lender in its capacity as such, or against any Related Party of any of the foregoing acting for Administrative Agent (or any such sub-agent), the L/C Issuer or the Swing Line Lender in connection with such capacity.  The obligations of the Lenders under this subsection (c) are subject to the provisions of Section 2.12(d).

 

(e)                                  Waiver of Consequential Damages, Etc.  To the fullest extent permitted by applicable Law, no Loan Party shall assert, and each Loan Party hereby waives and acknowledges that no other Person shall have, 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, any other Loan Document or any agreement or instrument contemplated hereby, the transactions contemplated hereby or thereby, any Loan or Letter of Credit or the use of the proceeds thereof.  No Indemnitee referred to in subsection (b) above shall be liable for any damages arising from the use by unintended recipients of any information or other materials distributed to such unintended recipients by such Indemnitee through telecommunications, electronic or other information transmission systems in 

 

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connection with this Agreement or the other Loan Documents or the transactions contemplated hereby or thereby other than for direct or actual damages resulting from the gross negligence or willful misconduct of such Indemnitee as determined by a final and nonappealable judgment of a court of competent jurisdiction.

 

(f)                                   Payments.  All amounts due under this Section shall be payable not later than ten Business Days after demand therefor.

 

(g)                                  Survival.  The agreements in this Section and the indemnity provisions of Section 11.02(e) shall survive the resignation of Administrative Agent, Swing Line Lender and L/C Issuer, the replacement of any Lender, the termination of the Aggregate Revolving Commitments, Term Loan Commitment and the repayment, satisfaction or discharge of all the other Obligations.

 

11.05                 Payments Set Aside.  To the extent that any payment by or on behalf of Borrower is made to Administrative Agent, L/C Issuer or any Lender, or Administrative Agent, L/C Issuer or any Lender exercises its right of setoff, and such payment or the proceeds of such setoff or any part thereof is subsequently invalidated, declared to be fraudulent or preferential, set aside or required (including pursuant to any settlement entered into by Administrative Agent, L/C Issuer or such Lender in its discretion) to be repaid to a trustee, receiver or any other party, in connection with any proceeding under any Debtor Relief Law or otherwise, then (a) to the extent of such recovery, the obligation or part thereof originally intended to be satisfied shall be revived and continued in full force and effect as if such payment had not been made or such setoff had not occurred, and (b) each Lender and L/C Issuer severally agrees to pay to Administrative Agent upon demand its applicable share (without duplication) of any amount so recovered from or repaid by Administrative Agent (without relieving Borrower of its obligation to make any such payment so required), plus interest thereon from the date of such demand to the date such payment is made at a rate per annum equal to the Federal Funds Rate from time to time in effect.  The obligations of the Lenders and L/C Issuer under clause (b) of the preceding sentence shall survive the payment in full of the Obligations and the termination of this Agreement.

 

11.06                 Successors and Assigns.

 

(a)                                 Successors and Assigns Generally.  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, except that neither Borrower nor any other Loan Party may assign or otherwise transfer any of its rights or obligations hereunder without the prior written consent of Administrative Agent and each Lender and no Lender may assign or otherwise transfer any of its rights or obligations hereunder except (i) to an assignee in accordance with the provisions of subsection (b) of this Section, (ii) by way of participation in accordance with the provisions of subsection (d) of this Section, or (iii) by way of pledge or assignment of a security interest subject to the restrictions of subsection (e) of this Section (and any other attempted assignment or transfer by any party hereto shall be null and void).  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, Participants to the extent provided in subsection (d) of this Section and, to the extent expressly contemplated hereby, the Related Parties of each of Administrative Agent, L/C Issuer and the Lenders) any legal or equitable right, remedy or claim under or by reason of this Agreement.

 

(b)                                 Assignments by Lenders.  Any Lender may, at no cost or expense to any Loan Party (except as provided in Section 11.13), at any time assign to one or more assignees all or a portion of its rights and obligations under this Agreement (including all or a portion of its 

 

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Commitment and the Loans (including for purposes of this subsection (b), participations in L/C Obligations and in Swing Line Loans) at the time owing to it); provided that any such assignment shall be subject to the following conditions:

 

(i)                                     Minimum Amounts.

 

(A)                               in the case of an assignment of the entire remaining amount of the assigning Lender’s Commitment and/or the Loans at the time owing to it or contemporaneous assignments to related Approved Funds that equal at least the amount specified in paragraph (b)(i)(B) of this Section in the aggregate or in the case of an assignment to a Lender, an Affiliate of a Lender or an Approved Fund, no minimum amount need be assigned (but any such assignment shall be of a pro rata interest in each of the Revolving Loans and the Term Loans); and

 

(B)                               in any case not described in subsection (b)(i)(A) of this Section, the aggregate amount of the Commitment (which for this purpose includes Loans outstanding thereunder) or, if the Commitment is not then in effect, the principal outstanding balance of the 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 Administrative Agent or, if “Trade Date” is specified in the Assignment and Assumption, as of the Trade Date, shall not be less than $10,000,000 and shall be an assignment of a pro rata interest in each of the Revolving Loans and the Term Loans, and the amount assigned to the Eligible Assignee shall not be less than $10,000,000, unless each of Administrative Agent and, so long as no Event of Default has occurred and is continuing, Borrower otherwise consents (each such consent not to be unreasonably withheld or delayed); provided that concurrent assignments to members of an Assignee Group and concurrent assignments from members of an Assignee Group to a single Eligible Assignee (or to an Eligible Assignee and members of its Assignee Group) will be treated as a single assignment for purposes of determining whether such minimum amount has been met.

 

(ii)                                  Proportionate Amounts.  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 with respect to the Loans or the Commitment assigned except that this clause (ii) shall not apply to the Swing Line Lender’s rights and obligations in respect of Swing Line Loans;

 

(iii)                               Required Consents.  No consent shall be required for any assignment except to the extent required by subsection (b)(i)(B) of this Section and, in addition:

 

(A)                               the consent of Borrower (such consent not to be unreasonably withheld or delayed) shall be required unless (1) an Event of Default has occurred and is continuing at the time of such assignment or (2) such assignment is to a Lender, an Affiliate of a Lender, an Approved Fund or to any Federal Reserve Bank provided that the Borrower shall be deemed to have consented to any such assignment unless it shall object thereto by written notice to the Administrative Agent within ten (10) Business Days after having received notice thereof;

 

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(B)                               the consent of the Administrative Agent (such consent not to be unreasonably withheld or delayed) shall be required if such assignment is to a Person that is not a Lender, an Affiliate of such Lender or an Approved Fund with respect to such Lender; and

 

(C)                               the consent of the L/C Issuer and the Swing Line Lender shall be required for any assignment in respect of the Revolving Loan Facility.

 

(iv)                              Assignment and Assumption.  The parties to each assignment shall execute and deliver to Administrative Agent an Assignment and Assumption, together with a processing and recordation fee in the amount of $3,500; provided that Administrative Agent may, in its sole discretion, elect to waive such processing and recordation fee in the case of any assignment.  The assignee, if it is not a Lender, shall deliver to Administrative Agent an Administrative Questionnaire.

 

(v)                                 No Assignment to Certain Persons.  No such assignment shall be made (A) to Parent or Borrower or any of their Affiliates or Subsidiaries, or (B) without the consent of the Administrative Agent and the Borrower, to any Defaulting Lender or any of its Subsidiaries, or any Person who, upon becoming a Lender hereunder, would constitute any of the foregoing Persons described in this clause (B), (C) to a natural person, or (D) without the consent of the Borrower, to any Excluded Party.

 

(vi)                              Certain Additional Payments.  In connection with any assignment of rights and obligations of any Defaulting Lender hereunder, no such assignment shall be effective unless and until, in addition to the other conditions thereto set forth herein, the parties to the assignment shall make such additional payments to Administrative Agent in an aggregate amount sufficient, upon distribution thereof as appropriate (which may be outright payment, purchases by the assignee of participations or subparticipations, or other compensating actions, including funding, with the consent of Borrower and Administrative Agent, the applicable pro rata share of Loans previously requested but not funded by the Defaulting Lender, to each of which the applicable assignee and assignor hereby irrevocably consent), to (x) pay and satisfy in full all payment liabilities then owed by such Defaulting Lender to Administrative Agent, the L/C Issuer or any Lender hereunder (and interest accrued thereon) and (y) acquire (and fund as appropriate) its full pro rata share of all Loans and participations in Letters of Credit and Swing Line Loans in accordance with its Applicable Percentage.  Notwithstanding the foregoing, in the event that any assignment of rights and obligations of any Defaulting Lender hereunder shall become effective under applicable Law without compliance with the provisions of this paragraph, then the assignee of such interest shall be deemed to be a Defaulting Lender for all purposes of this Agreement until such compliance occurs.

 

Subject to acceptance and recording thereof by Administrative Agent pursuant to subsection (c) of this Section, from and after the effective date specified in each Assignment and Assumption, the assignee thereunder shall be a party to this Agreement 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 3.01, 3.04, 3.05, and 11.04 with respect to facts and circumstances occurring prior to the effective date of such assignment, provided, that except to

 

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the extent otherwise expressly agreed by the affected parties, no assignment by a Defaulting Lender will constitute a waiver or release of any claim of any party hereunder arising from that Lender’s having been a Defaulting Lender.  Upon request, Borrower (at its expense) shall execute and deliver a Note to the assignee Lender.  Any assignment or transfer by a Lender of rights or obligations under this Agreement that does not comply with this subsection 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 subsection (d) of this Section.

 

(c)                                  Register.  Administrative Agent, acting solely for this purpose as an agent of Borrower (and such agency being solely for tax purposes), shall maintain at Administrative Agent’s Office a copy of each Assignment and Assumption delivered to it (or the equivalent thereof in electronic form) and a register for the recordation of the names and addresses of the Lenders, and the Commitments of, and principal amounts (and stated interest) of the Loans and L/C Obligations owing to, each Lender pursuant to the terms hereof from time to time (the “Register”).  The entries in the Register shall be conclusive absent manifest error, and Borrower, Administrative Agent 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.  The Register shall be available for inspection by Borrower and any Lender, at any reasonable time and from time to time upon reasonable prior notice.

 

(d)                                 Participations.  Any Lender may at any time, without the consent of, or notice to, Borrower or Administrative Agent, sell participations to any Person (other than a natural person, an Excluded Party, a Defaulting Lender or Parent or Borrower or any of their Affiliates or Subsidiaries) (each, a “Participant”) in all or a portion of such Lender’s rights and/or obligations under this Agreement (including all or a portion of its Commitment and/or the Loans (including such Lender’s participations in L/C Obligations and Swing Line Loans) owing to it); provided that (i) such Lender’s obligations under this Agreement shall remain unchanged, (ii) such Lender shall remain solely responsible to the other parties hereto for the performance of such obligations and (iii) Borrower, Administrative Agent, the Lenders and L/C Issuer shall continue to deal solely and directly with such Lender in connection with such Lender’s rights and obligations under this Agreement.  For the avoidance of doubt, each Lender shall be responsible for the indemnity under Section 11.04(d) without regard to the existence of any participation.  Each Lender that sells a participation shall, acting solely for this purpose as an agent of the Borrower, maintain a register on which it enters the name and address of each Participant and the principal amounts (and stated interest) of each Participant’s interest in the Loans or other obligations under the Loan Documents (the “Participant Register”); provided that no Lender shall have any obligation to disclose all or any portion of the Participant Register (including the identity of any Participant or any information relating to a Participant’s interest in any commitments, loans, letters of credit or its other obligations under any Loan Document) to any Person except to the extent that such disclosure is necessary to establish that such commitment, loan, letter of credit or other obligation is in registered form under Section 5f.103-1(c) of the United States Treasury Regulations. The entries in the Participant Register shall be conclusive absent manifest error, and such Lender shall treat each Person whose name is recorded in the Participant Register as the owner of such participation for all purposes of this Agreement notwithstanding any notice to the contrary. For the avoidance of doubt, the Administrative Agent (in its capacity as Administrative Agent) shall have no responsibility for maintaining a Participant Register.

 

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, 

 

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waiver or other modification described in the first proviso to Section 11.01 that affects such Participant.  The Borrower agrees that each Participant shall be entitled to the benefits of Sections 3.01, 3.04 and 3.05 to the same extent as if it were a Lender and had acquired its interest by assignment pursuant to subsection (b) of this Section (it being understood that the documentation required under Section 3.01(e) shall be delivered to the Lender who sells the participation); provided that such Participant (A) agrees to be subject to the provisions of Sections 3.06 and 11.13 as if it were an assignee under paragraph (b) of this Section and (B) shall not be entitled to receive any greater payment under Sections 3.01 or 3.04, with respect to any participation than the Lender from whom it acquired the applicable participation would have been entitled to receive, except to the extent such entitlement to receive a greater payment results from a Change in Law that occurs after the Participant acquired the applicable participation.  Each Lender that sells a participation agrees, at the Borrower’s request and expense, to use reasonable efforts to cooperate with the Borrower to effectuate the provisions of Section 3.06 with respect to any Participant.  To the extent permitted by law, each Participant also shall be entitled to the benefits of Section 11.08 as though it were a Lender; provided that such Participant agrees to be subject to Section 2.13 as though it were a Lender.  Each Lender that sells a participation shall, acting solely for this purpose as an agent of the Borrower, maintain a register on which it enters the name and address of each Participant and the principal amounts (and stated interest) of each Participant’s interest in the Loans or other obligations under the Loan Documents (the “Participant Register”); provided that no Lender shall have any obligation to disclose all or any portion of the Participant Register (including the identity of any Participant or any information relating to a Participant’s interest in any commitments, loans, letters of credit or its other obligations under any Loan Document) to any Person except to the extent that such disclosure is necessary to establish that such commitment, loan, letter of credit or other obligation is in registered form under Section 5f.103-1(c) of the United States Treasury Regulations.  The entries in the Participant Register shall be conclusive absent manifest error, and such Lender shall treat each Person whose name is recorded in the Participant Register as the owner of such participation for all purposes of this Agreement notwithstanding any notice to the contrary.  For the avoidance of doubt, the Administrative Agent (in its capacity as Administrative Agent) shall have no responsibility for maintaining a Participant Register.

 

(e)                                  Certain Pledges.  Any Lender may at any time pledge or assign a security interest in all or any portion of its rights under this Agreement (including under its Note, if any) to secure obligations of such Lender, including any pledge or assignment to secure obligations to a Federal Reserve Bank; provided that no such pledge or assignment shall release such Lender from any of its obligations hereunder or substitute any such pledgee or assignee for such Lender as a party hereto.

 

(f)                                   Resignation as L/C Issuer or Swing Line Lender after Assignment.  Notwithstanding anything to the contrary contained herein, if at any time Bank of America assigns all of its Commitment and Loans pursuant to subsection (b) above, Bank of America may, (i) upon 30 days’ notice to the Borrower and the Lenders, resign as L/C Issuer and/or (ii) upon 30 days’ notice to the Borrower, resign as Swing Line Lender.  In the event of any such resignation as L/C Issuer or Swing Line Lender, the Borrower shall be entitled to appoint from among the Lenders a successor L/C Issuer or Swing Line Lender hereunder; provided, however, that no failure by the Borrower to appoint any such successor shall affect the resignation of Bank of America as L/C Issuer or Swing Line Lender, as the case may be.  If Bank of America resigns as L/C Issuer, it shall retain all the rights, powers, privileges and duties of the L/C Issuer hereunder with respect to all Letters of Credit outstanding as of the effective date of its resignation as L/C Issuer and all L/C Obligations with respect thereto (including the right to require the Lenders to make Base Rate Committed Loans or fund risk participations in Unreimbursed Amounts pursuant to Section 2.03(c)).  If Bank of America resigns as Swing Line Lender, it shall retain all the rights of the Swing Line Lender provided for hereunder with respect to Swing Line Loans made by it and outstanding as of the effective date of such resignation, 

 

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including the right to require the Lenders to make Base Rate Committed Loans or fund risk participations in outstanding Swing Line Loans pursuant to Section 2.04(c).  Upon the appointment of a successor L/C Issuer and/or Swing Line Lender, (a) such successor shall succeed to and become vested with all of the rights, powers, privileges and duties of the retiring L/C Issuer or Swing Line Lender, as the case may be, and (b) the successor L/C Issuer shall issue letters of credit in substitution for the Letters of Credit, if any, outstanding at the time of such succession or make other arrangements satisfactory to Bank of America to effectively assume the obligations of Bank of America with respect to such Letters of Credit.

 

11.07                 Treatment of Certain Information; Confidentiality.  Each of the Administrative Agent, the Lenders and the L/C Issuer agrees to maintain the confidentiality of the Information (as defined below), except that Information may be disclosed (a) to its Affiliates and to its Related Parties (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 required or requested by any regulatory authority purporting to have jurisdiction over such Person or its Related Parties (including any self-regulatory authority, such as the National Association of Insurance Commissioners), (c) to the extent required by applicable Laws or regulations or by any subpoena or similar legal process so long as Administrative Agent, LC Issuer and any Lender, as the case may be, requests confidential treatment of such Information to the extent permitted by Law (provided that the requesting Administrative Agent, L/C Issuer or Lender shall not be responsible for the failure by any such party to keep the Information confidential), (d) to any other party hereto, (e) in connection with the exercise of any remedies hereunder or under any other Loan Document or any action or proceeding relating to this Agreement or any other Loan Document or the enforcement of rights hereunder or thereunder, (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 and obligations under this Agreement or any Eligible Assignee invited to be a Lender pursuant to  Section 3.06(c), Section 11.13  or (ii) any actual or prospective party (or its Related Parties) to any swap, derivative or other transaction under which payments are to be made by reference to the Borrower and its obligations, this Agreement or payments hereunder, (g) on a confidential basis to (i)  any rating agency in connection with rating the Borrower or its Subsidiaries or the credit facilities provided hereunder or (ii) the CUSIP Service Bureau or any similar agency in connection with the issuance and monitoring of CUSIP numbers or other market identifiers with respect to the credit facilities provided hereunder, (h) with the consent of the Borrower or (i) to the extent such Information (x) becomes publicly available other than as a result of a breach of this Section or (y) becomes available to the Administrative Agent, any Lender, the L/C Issuer or any of their respective Affiliates on a nonconfidential basis from a source other than the Borrower provided that the source of such information was not at the time known to be bound by a confidentiality agreement or other legal or contractual obligation of confidentiality with respect to such Information.  For purposes of this Section, “Information” means all information received from the Borrower or any Subsidiary relating to the Borrower or any Subsidiary or any of their respective businesses, other than any such information that is available to the Administrative Agent, any Lender or the L/C Issuer on a nonconfidential basis prior to disclosure by the Borrower or any Subsidiary, provided that, in the case of information received from the Borrower or any Subsidiary 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.

 

Each of the Administrative Agent, the Lenders and the L/C Issuer acknowledges that (a) the Information may include material non-public information concerning the Borrower or a Subsidiary, as the case may be, (b) it has developed compliance procedures regarding the use of material non-public 

 

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information and (c) it will handle such material non-public information in accordance with applicable Law, including United States Federal and state securities Laws.

 

11.08                 Right of Setoff.  If an Event of Default shall have occurred and be continuing, each Lender, the L/C Issuer and each of their respective Affiliates is hereby authorized at any time and from time to time, to the fullest extent permitted by applicable law, to set off and apply any and all deposits (general or special, time or demand, provisional or final, in whatever currency) at any time held and other obligations (in whatever currency) at any time owing by such Lender, the L/C Issuer or any such Affiliate to or for the credit or the account of the Borrower or any other Loan Party against any and all of the obligations of the Borrower or such Loan Party now or hereafter existing under this Agreement or any other Loan Document to such Lender or the L/C Issuer or their respective Affiliates, irrespective of whether or not such Lender, L/C Issuer or Affiliate shall have made any demand under this Agreement or any other Loan Document and although such obligations of the Borrower or such Loan Party may be contingent or unmatured or are owed to a branch, office or Affiliate of such Lender or the L/C Issuer different from the branch, office or Affiliate holding such deposit or obligated on such indebtedness; provided, that in the event that any Defaulting Lender shall exercise any such right of setoff, (x) all amounts so set off shall be paid over immediately to the Administrative Agent for further application in accordance with the provisions of Section 2.17 and, pending such payment, shall be segregated by such Defaulting Lender from its other funds and deemed held in trust for the benefit of the Administrative Agent, the L/C Issuer and the Lenders, and (y) the Defaulting Lender shall provide promptly to the Administrative Agent a statement describing in reasonable detail the Obligations owing to such Defaulting Lender as to which it exercised such right of setoff.  The rights of each Lender, the L/C Issuer and their respective Affiliates under this Section are in addition to other rights and remedies (including other rights of setoff) that such Lender, the L/C Issuer or their respective Affiliates may have.  Each Lender and the L/C Issuer agrees to notify the Borrower and the Administrative Agent promptly after any such setoff and application, provided that the failure to give such notice shall not affect the validity of such setoff and application.

 

11.09                 Interest Rate Limitation.  Notwithstanding anything to the contrary contained in any Loan Document, the interest paid or agreed to be paid under the Loan Documents shall not exceed the maximum rate of non-usurious interest permitted by applicable Law (the “Maximum Rate”).  If Administrative Agent or any Lender shall receive interest in an amount that exceeds the Maximum Rate, the excess interest shall be applied to the principal of the Loans or, if it exceeds such unpaid principal, refunded to Borrower.  In determining whether the interest contracted for, charged, or received by Administrative Agent or a Lender exceeds the Maximum Rate, such Person may, to the extent permitted by applicable Law, (a) characterize any payment that is not principal as an expense, fee, or premium rather than interest, (b) exclude voluntary prepayments and the effects thereof, and (c) amortize, prorate, allocate, and spread in equal or unequal parts the total amount of interest throughout the contemplated term of the Obligations hereunder.

 

11.10                 Counterparts; Integration; Effectiveness.  This Agreement may be executed in counterparts (and by different parties hereto in different counterparts), each of which shall constitute an original, but all of which when taken together shall constitute a single contract.  This Agreement and the other Loan Documents , and any separate letter agreements with respect to fees payable to the Administrative Agent or L/C Issuer 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 5.01, this Agreement shall become effective when it shall have been executed by Administrative Agent and when Administrative Agent shall have received counterparts hereof that, when taken together, bear the signatures of each of the other parties hereto.  Delivery of an executed counterpart of a signature page of this Agreement by telecopy, by email 

 

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with a pdf copy attached, or other electronic imaging means shall be effective as delivery of a manually executed counterpart of this Agreement.

 

11.11                 Survival of Representations and Warranties.  All representations and warranties made hereunder and in any other Loan Document or other document delivered pursuant hereto or thereto or in connection herewith or therewith shall survive the execution and delivery hereof and thereof.  Such representations and warranties have been or will be relied upon by Administrative Agent and each Lender, regardless of any investigation made by Administrative Agent or any Lender or on their behalf and notwithstanding that Administrative Agent or any Lender may have had notice or knowledge of any Default at the time of any Credit Extension, and shall continue in full force and effect as long as any Loan or any other Obligation hereunder shall remain unpaid or unsatisfied or any Letter of Credit shall remain outstanding.

 

11.12                 Severability.  If any provision of this Agreement or the other Loan Documents is held to be illegal, invalid or unenforceable, (a) the legality, validity and enforceability of the remaining provisions of this Agreement and the other Loan Documents shall not be affected or impaired thereby and (b) the parties shall endeavor in good faith negotiations to replace the illegal, invalid or unenforceable provisions with valid provisions the economic effect of which comes as close as possible to that of the illegal, invalid or unenforceable provisions.  The invalidity of a provision in a particular jurisdiction shall not invalidate or render unenforceable such provision in any other jurisdiction.  Without limiting the foregoing provisions of this Section 11.12, if and to the extent that the enforceability of any provisions in this Agreement relating to Defaulting Lenders shall be limited by Debtor Relief Laws, as determined in good faith by Administrative Agent or L/C Issuer or Swing Line Lender then such provisions shall be deemed to be in effect only to the extent not so limited.

 

11.13                 Replacement of Lenders.  If the Borrower is entitled to replace a Lender pursuant to the provisions of Section 3.06, or if any Lender is a Defaulting Lender or if any other circumstance exists hereunder that gives the Borrower the right to replace a Lender as a party hereto, 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, and consents required by, Section 11.06), all of its interests, rights (other than its existing rights to payments pursuant to Sections 3.01, 3.04 and 3.05) and obligations under this Agreement and the related Loan Documents to an Eligible Assignee that shall assume such obligations (which assignee may be another Lender, if a Lender accepts such assignment), provided that:

 

(a)                                 the Borrower shall have paid to the Administrative Agent the assignment fee (if any) specified in Section 11.06(b);

 

(b)                                 such Lender shall have received payment of an amount equal to the outstanding principal of its Loans and L/C Advances, accrued interest thereon, accrued fees and all other amounts payable to it hereunder and under the other Loan Documents (including any amounts under Section 3.05) 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);

 

(c)                                  in the case of any such assignment resulting from a claim for compensation under Section 3.04 or payments required to be made pursuant to Section 3.01, such assignment will result in a reduction in such compensation or payments thereafter; and

 

(d)                                 such assignment does not conflict with applicable Laws.

 

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(e)                                  A Lender shall not be required to make any such assignment or 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.

 

11.14                 Governing Law; Jurisdiction; Etc.

 

(a)                                 GOVERNING LAW.  THIS AGREEMENT AND THE OTHER LOAN DOCUMENTS AND ANY CLAIMS, CONTROVERSY, DISPUTE OR CAUSE OF ACTION (WHETHER IN CONTRACT OR TORT OR OTHERWISE) BASED UPON, ARISING OUT OF OR RELATING TO THIS AGREEMENT OR ANY OTHER LOAN DOCUMENT (EXCEPT, AS TO ANY OTHER LOAN DOCUMENT, AS EXPRESSLY SET FORTH THEREIN) AND THE TRANSACTIONS CONTEMPLATED HEREBY AND THEREBY SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAW OF THE STATE OF NEW YORK.

 

(b)                                 SUBMISSION TO JURISDICTION.  THE BORROWER AND EACH OTHER LOAN PARTY IRREVOCABLY AND UNCONDITIONALLY AGREES THAT IT WILL NOT COMMENCE ANY ACTION, LITIGATION OR PROCEEDING OF ANY KIND OR DESCRIPTION, WHETHER IN LAW OR EQUITY, WHETHER IN CONTRACT OR IN TORT OR OTHERWISE, AGAINST THE ADMINISTRATIVE AGENT, ANY LENDER, THE L/C ISSUER, OR ANY RELATED PARTY OF THE FOREGOING IN ANY WAY RELATING TO THIS AGREEMENT OR ANY OTHER LOAN DOCUMENT OR THE TRANSACTIONS RELATING HERETO OR THERETO, IN ANY FORUM OTHER THAN THE COURTS OF THE STATE OF NEW YORK COUNTY AND OF THE UNITED STATES DISTRICT COURT OF THE SOUTHERN DISTRICT OF NEW YORK, AND ANY APPELLATE COURT FROM ANY THEREOF, AND EACH OF THE PARTIES HERETO IRREVOCABLY AND UNCONDITIONALLY SUBMITS TO THE JURISDICTION OF SUCH COURTS  AND AGREES THAT ALL CLAIMS IN RESPECT OF ANY SUCH ACTION, LITIGATION OR PROCEEDING MAY BE HEARD AND DETERMINED IN SUCH NEW YORK STATE COURT OR, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, IN SUCH FEDERAL COURT.  EACH OF THE PARTIES HERETO AGREES THAT A FINAL JUDGMENT IN ANY SUCH ACTION, LITIGATION 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 OR IN ANY OTHER LOAN DOCUMENT SHALL AFFECT ANY RIGHT THAT THE ADMINISTRATIVE AGENT, ANY LENDER OR THE L/C ISSUER MAY OTHERWISE HAVE TO BRING ANY ACTION OR PROCEEDING RELATING TO THIS AGREEMENT OR ANY OTHER LOAN DOCUMENT AGAINST THE BORROWER OR ANY OTHER LOAN PARTY OR ITS PROPERTIES IN THE COURTS OF ANY JURISDICTION.

 

(c)                                  WAIVER OF VENUE.  EACH OF THE PARENT, THE BORROWER AND EACH OTHER LOAN PARTY IRREVOCABLY AND UNCONDITIONALLY WAIVES, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, ANY OBJECTION THAT IT MAY NOW OR HEREAFTER HAVE TO THE LAYING OF VENUE OF ANY ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT OR ANY OTHER LOAN DOCUMENT 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 APPLICABLE LAW, THE DEFENSE OF AN INCONVENIENT FORUM TO THE MAINTENANCE OF SUCH ACTION OR PROCEEDING IN ANY SUCH COURT.

 

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(d)                                 SERVICE OF PROCESS.  EACH PARTY HERETO IRREVOCABLY CONSENTS TO SERVICE OF PROCESS IN THE MANNER PROVIDED FOR NOTICES IN SECTION 11.02 PROVIDED THAT, IN THE CASE OF SERVICE ON ANY LOAN PARTY A COPY IS ALSO DELIVERED TO KATHRYN ARNONE, GENERAL COUNSEL FOR PARENT AND BORROWER.  NOTHING IN THIS AGREEMENT WILL AFFECT THE RIGHT OF ANY PARTY HERETO TO SERVE PROCESS IN ANY OTHER MANNER PERMITTED BY APPLICABLE LAW.

 

(e)                                  WAIVER OF JURY TRIAL.  EACH PARTY HERETO HEREBY IRREVOCABLY 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 ANY OTHER LOAN DOCUMENT OR THE TRANSACTIONS CONTEMPLATED HEREBY OR THEREBY (WHETHER BASED ON CONTRACT, TORT OR ANY OTHER THEORY).  EACH PARTY HERETO (A) CERTIFIES THAT NO REPRESENTATIVE, AGENT OR ATTORNEY OF ANY OTHER PERSON HAS REPRESENTED, EXPRESSLY OR OTHERWISE, THAT SUCH OTHER PERSON 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 AND THE OTHER LOAN DOCUMENTS BY, AMONG OTHER THINGS, THE MUTUAL WAIVERS AND CERTIFICATIONS IN THIS SECTION.

 

11.15                 No Advisory or Fiduciary Responsibility.  In connection with all aspects of each transaction contemplated hereby (including in connection with any amendment, waiver or other modification hereof or of any other Loan Document), Parent, Borrower, and each other Loan Party acknowledges and agrees, and acknowledges its Affiliates’ understanding, that: (i)(A) the arranging and other services regarding this Agreement provided by Administrative Agent and Lead Arranger are arm’s-length commercial transactions between Parent, Borrower, each other Loan Party and their respective Affiliates, on the one hand, and Administrative Agent and Lead Arranger, on the other hand, (B) each of Parent, Borrower, and the other Loan Parties has consulted its own legal, accounting, regulatory and tax advisors to the extent it has deemed appropriate, and (C) Borrower and each other Loan Party is capable of evaluating, and understands and accepts, the terms, risks and conditions of the transactions contemplated hereby and by the other Loan Documents; (ii)(A) Administrative Agent and Lead Arranger is and has been acting solely as a principal and, except as expressly agreed in writing by the relevant parties, has not been, is not, and will not be acting as an advisor, agent or fiduciary for Parent, Borrower, any other Loan Party, or any of their respective Affiliates, or any other Person and (B) neither Administrative Agent nor Lead Arranger has any obligation to Parent, Borrower, any other Loan Party, or any of their respective Affiliates with respect to the transactions contemplated hereby except those obligations expressly set forth herein and in the other Loan Documents; and (iii) Administrative Agent and the Lead Arranger and their respective Affiliates may be engaged in a broad range of transactions that involve interests that differ from those of Parent, Borrower, the other Loan Parties, and their respective Affiliates, and neither Administrative Agent nor any Lead Arranger has any obligation to disclose any of such interests to Parent, Borrower, any other Loan Party, or any of their respective Affiliates.  To the fullest extent permitted by Law, each of Parent, Borrower, and the other Loan Parties hereby waives and releases any claims that it may have against Administrative Agent and the Lead Arranger with respect to any breach or alleged breach of agency or fiduciary duty in connection with any aspect of any transaction contemplated hereby.

 

11.16                 Electronic Execution of Assignments and Certain Other Documents.  The words “execution,” “signed,” “signature,” and words of like import in any Assignment and Assumption or in 

 

117

 

any amendment or other modification hereof (including waivers and consents) shall be deemed to include electronic signatures , the electronic matching or assignment terms and contract formations on electronic platforms approved by the Administrative Agent or the keeping of records in electronic form, each of which shall be of the same legal effect, validity or enforceability as a manually executed signature or the use of a paper-based recordkeeping system, as the case may be, to the extent and as provided for in any applicable Law, including the Federal Electronic Signatures in Global and National Commerce Act, the New York State Electronic Signatures and Records Act, or any other similar state laws based on the Uniform Electronic Transactions Act.

 

11.17                 USA PATRIOT ACT.  Each Lender that is subject to the Act (as hereinafter defined) and Administrative Agent (for itself and not on behalf of any Lender) hereby notifies Borrower that pursuant to the requirements of the USA PATRIOT Act (Title III of Pub. L. 107-56 (signed into law October 26, 2001)) (the “Act”), it is required to obtain, verify and record information that identifies Borrower, which information includes the name and address of Borrower and other information that will allow such Lender or Administrative Agent, as applicable, to identify Borrower in accordance with the Act.  Borrower shall, promptly following a request by Administrative Agent or any Lender, provide all documentation and other information that Administrative Agent or such Lender requests in order to comply with its ongoing obligations under applicable “know your customer” and anti-money laundering rules and regulations, including the Act.

 

11.18                 ENTIRE AGREEMENT.  THIS AGREEMENT AND THE OTHER LOAN DOCUMENTS REPRESENT THE FINAL AGREEMENT AMONG THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS, OR SUBSEQUENT ORAL AGREEMENTS OF THE PARTIES.  THERE ARE NO UNWRITTEN ORAL AGREEMENTS AMONG THE PARTIES.

 

118

 

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed as of the date first above written.

 

	
 
    	
BORROWER:
    
	
 
    	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL OPERATING PARTNERSHIP, L.P., a Delaware limited   partnership
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
STAG   Industrial GP, LLC, a Delaware limited liability company, its General Partner
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
 
    	
 
    	
Name:    Stephen C. Mecke
    
	
 
    	
 
    	
 
    	
Title:    Authorized Officer
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
PARENT:
    
	
 
    	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL, INC., a Maryland corporation
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Stephen C. Mecke
    
	
 
    	
 
    	
Name:    Stephen C. Mecke
    
	
 
    	
 
    	
Title:    Authorized Officer
    
					

 

Signature Page to
 STAG Credit Agreement

 

 

	
 
    	
BANK   OF AMERICA, N.A., as Administrative Agent
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Jane E. Huntington
    
	
 
    	
Name:
    	
Jane   E. Huntington
    
	
 
    	
Title:
    	
Senior   Vice President
    

 

Signature Page to
 STAG Credit Agreement

 

 

	
 
    	
BANK   OF AMERICA, N.A., as Lender, L/C Issuer and Swing Line Lender
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Jane E. Huntington
    
	
 
    	
Name:
    	
Jane   E. Huntington
    
	
 
    	
Title:
    	
Senior   Vice President
    

 

Signature Page to
 STAG Credit Agreement

 

 

	
 
    	
ROYAL   BANK OF CANADA, as Lender
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   G. David Cole
    
	
 
    	
Name:
    	
G.   David Cole
    
	
 
    	
Title:
    	
Managing   Director
    

 

Signature Page to
 STAG Credit Agreement

 

 

	
 
    	
WELLS   FARGO BANK,N.A., as  Lender
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   D. Bryan Gregory
    
	
 
    	
Name:
    	
D.   Bryan Gregory
    
	
 
    	
Title:
    	
Director
    

 

Signature Page to
 STAG Credit Agreement

 

 

	
 
    	
PNC   BANK, NATIONAL ASSOCIATION, as Lender
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Douglas E. Blackman
    
	
 
    	
Name:
    	
Douglas   E. Blackman
    
	
 
    	
Title:
    	
Senior   Vice President
    

 

Signature Page to
 STAG Credit Agreement

 

 

	
 
    	
CAPITAL   ONE, NATIONAL ASSOCIATION, as Lender
    
	
 
    	
 
    
	
 
    	
By:
    	
/s/   Frederick H. Denecke
    
	
 
    	
Name:
    	
Frederick   H. Denecke
    
	
 
    	
Title:
    	
Vice   President
    

 

Signature Page to
 STAG Credit Agreement

 

 

	
 
    	
RAYMOND   JAMES BANK, N.A., as Lender
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Alexander L. Rody
    
	
 
    	
Name:
    	
Alexander   L. Rody
    
	
 
    	
Title:
    	
Senior   Vice President
    

 

Signature Page to
 STAG Credit Agreement

 

 

	
 
    	
TD   BANK, N.A., as Lender
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Michael S. Pappas
    
	
 
    	
Name:
    	
Michael   S. Pappas
    
	
 
    	
Title:
    	
Vice   President
    

 

Signature Page to
 STAG Credit Agreement

 

 

	
 
    	
UBS   LOAN FINANCE LLC, as Lender
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Mary E. Evans
    
	
 
    	
Name:
    	
Mary   E. Evans
    
	
 
    	
Title:
    	
Associate   Director Banking Products Services, US
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/   Irja R. Otsa
    
	
 
    	
Name:
    	
Irja   R. Otsa
    
	
 
    	
Title:
    	
Associate   Director Banking Products Services, US
    

 

Signature Page to
 STAG Credit Agreement

 

 

SCHEDULE 2.01

 

COMMITMENTS
 AND APPLICABLE PERCENTAGES

 

	
Lender
    	
 
    	
Revolving Loan
   Commitment
    	
 
    	
Applicable
   Percentage
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
BANK OF AMERICA, N.A.
    	
 
    	
$
    	
40,000,000.00
    	
 
    	
20.00000
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
ROYAL BANK OF CANADA
    	
 
    	
$
    	
34,285,714.29
    	
 
    	
17.14286
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
WELLS FARGO BANK, N.A.
    	
 
    	
$
    	
34,285,714.29
    	
 
    	
17.14286
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
PNC BANK, NATIONAL   ASSOCIATION
    	
 
    	
$
    	
22,857,142.86
    	
 
    	
11.42857
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
CAPITAL ONE, NATIONAL  ASSOCAITION
    	
 
    	
$
    	
20,000,000.00
    	
 
    	
10.00000
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
RAYMOND JAMES BANK, N.A.
    	
 
    	
$
    	
20,000,000.00
    	
 
    	
10.00000
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
TD BANK, N.A.
    	
 
    	
$
    	
17,142,857.14
    	
 
    	
8.57143
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
UBS LOAN FINANCE LLC
    	
 
    	
$
    	
11,428,571.43
    	
 
    	
5.71428
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Total
    	
 
    	
$
    	
200,000,000.00
    	
 
    	
100.000000000
    	
%
    

 

	
Lender
    	
 
    	
Term Loan Commitment
    	
 
    	
Applicable
   Percentage
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
BANK OF AMERICA, N.A.
    	
 
    	
$
    	
30,000,000.00
    	
 
    	
20.00000
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
ROYAL BANK OF CANADA
    	
 
    	
$
    	
25,714,285.71
    	
 
    	
17.14286
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
WELLS FARGO BANK, N.A
    	
 
    	
$
    	
25,714,285.71
    	
 
    	
17.14286
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
PNC BANK, NATIONAL   ASSOCIATION
    	
 
    	
$
    	
17,142,857.14
    	
 
    	
11.42857
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
CAPITAL ONE, NATIONAL   ASSOCAITION
    	
 
    	
$
    	
15,000,000.00
    	
 
    	
10.00000
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
RAYMOND JAMES BANK, N.A.
    	
 
    	
$
    	
15,000,000.00
    	
 
    	
10.00000
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
TD BANK, N.A.
    	
 
    	
$
    	
12,857,142.86
    	
 
    	
8.57143
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
UBS LOAN FINANCE LLC
    	
 
    	
$
    	
8,571,428.57
    	
 
    	
5.71428
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Total
    	
 
    	
$
    	
150,000,000.00
    	
 
    	
100.000000000
    	
%
    

 

 

SCHEDULE 4.01

 

INITIAL BORROWING BASE PROPERTIES

 

	
Owner
    	
 
    	
Property Address
    	
 
    	
Location
    
	
STAG III Albion, LLC
    	
 
    	
(1)   1105 Weber Road; (2) 1515 East State Road 8; (3) 1563 East State Road 8; (4)   1545 East State Road 8; (5) 600 South 7th Street; (6) 1514 Progress Drive;   (7) 907 Weber Road all in Albion, IN (8) 811 Commerce Drive, Kendallville, IN
    	
 
    	
Indiana
    
	
STAG III Arlington, LP
    	
 
    	
3311   Pinewood Drive, Arlington, TX
    	
 
    	
Texas
    
	
STAG III Boardman, LLC
    	
 
    	
365   McClurg Road, Boardman, OH

8401   Southern Boulevard, Boardman, OH
    	
 
    	
Ohio
    
	
STAG III Canton, LLC*
    	
 
    	
818   Mulberry Street, Canton, OH
    	
 
    	
Ohio
    
	
STAG III Chesterfield, LLC
    	
 
    	
(1)   50501 East Russell Schmidt Boulevard (2) 50900 East Russell Schmidt Boulevard   (3) 50271 East Russell Schmidt Boulevard and (4) 50371 East Russell Schmidt   Boulevard all located in Chesterfield, MI
    	
 
    	
Michigan
    
	
STAG III Cincinnati, LLC*
    	
 
    	
1011   Glendale Milford Road, Cincinnati, OH

10419   Chester Road,

Woodlawn,   OH
    	
 
    	
Ohio
    
	
STAG III Elkhart, LLC*
    	
 
    	
23590   County Road 6, Elkhart, IN

53105   Marina Drive, Elkhart, IN
    	
 
    	
Indiana
    
	
STAG III Fairfield, LLC
    	
 
    	
2311   North Lee Highway, Lexington, VA

6051   North Lee Highway, Fairfield, VA
    	
 
    	
Virginia
    
	
STAG III Farmington, LLC
    	
 
    	
5786   Collett Road, Farmington, NY
    	
 
    	
New   York
    
	
STAG III Holland 2, LLC
    	
 
    	
900   Brooks Avenue, Holland, MI
    	
 
    	
Michigan
    
	
STAG III Holland, LLC
    	
 
    	
414   E. 40th Street, Holland, MI
    	
 
    	
Michigan
    
	
STAG III Jackson, LLC
    	
 
    	
4795   I-55 North, Jackson, 
    	
 
    	
Mississippi
    

 

 

	
 
    	
 
    	
MS

1102   Chastain Drive, Jackson, MS
    	
 
    	
 
    
	
STAG III Jefferson, LLC
    	
 
    	
165   American Way, Jefferson, NC
    	
 
    	
North   Carolina
    
	
STAG III Lewiston, LLC
    	
 
    	
19   Mollison Way, Lewiston, ME
    	
 
    	
Maine
    
	
STAG III Malden, LLC
    	
 
    	
219   & 243 Medford Street, Malden, MA
    	
 
    	
Massachusetts
    
	
STAG III Mason, LLC
    	
 
    	
800   Pennsylvania Avenue, Salem, OH
    	
 
    	
Ohio
    
	
STAG III Mayville, LLC
    	
 
    	
605   Fourth Street, Mayville, WI
    	
 
    	
Wisconsin
    
	
STAG III Milwaukee 2, LLC
    	
 
    	
8900-8970   North 55th Street, Village of Brown Deer, WI
    	
 
    	
Wisconsin
    
	
STAG III Milwaukee, LLC
    	
 
    	
4077   North First Street, Milwaukee, WI
    	
 
    	
Wisconsin
    
	
STAG III Newark, LLC
    	
 
    	
111   and 113 Pencader Drive, Newark, DE
    	
 
    	
Delaware
    
	
STAG III Pensacola, LLC
    	
 
    	
1301   North Palafox Street, Pensacola, FL

3100   West Fairfield Drive, Pensacola, FL
    	
 
    	
Florida
    
	
STAG III Pocatello, LLC
    	
 
    	
805   North Main Street, Pocatello, ID
    	
 
    	
Idaho
    
	
STAG III Rapid City, LLC
    	
 
    	
1400   Turbine Drive, Rapid City, SD
    	
 
    	
South   Dakota
    
	
STAG III Sergeant Bluff, LLC
    	
 
    	
102   Sergeant Square Drive, Sergeant Bluff, IA
    	
 
    	
Iowa
    
	
STAG III Tavares, LLC
    	
 
    	
476   Southridge Industrial Drive, Tavares, FL
    	
 
    	
Florida
    
	
STAG III Twinsburg, LLC
    	
 
    	
7990   Bavaria Road, Twinsburg, OH
    	
 
    	
Ohio
    
	
STAG III Youngstown, LLC
    	
 
    	
300   Spencer Mattingly Lane, Bardstown, KY
    	
 
    	
Kentucky
    
	
STAG IV Alexandria, LLC
    	
 
    	
4750   Country Road 13 NE, Alexandria, MN
    	
 
    	
Minnesota
    
	
STAG Arlington 2, L.P.
    	
 
    	
401   North Great Southwest Parkway, Arlington, TX
    	
 
    	
Texas
    
	
STAG Atlanta, LLC
    	
 
    	
3755   Atlanta Industrial Parkway, Atlanta, GA
    	
 
    	
Georgia
    
	
STAG Avon, LLC
    	
 
    	
60   Security Drive, Avon, CT
    	
 
    	
Connecticut
    
	
STAG IV Belfast, LLC
    	
 
    	
21   Schoodic Drive, Belfast, ME

32   Katahdin Avenue (f/k/a One Hatley Road), Belfast, ME 
    	
 
    	
Maine
    
	
STAG Bellevue, LLC
    	
 
    	
300   Enterprise Drive, Bellevue, OH
    	
 
    	
Ohio
    

 

 

	
STAG Buffalo, LLC
    	
 
    	
1236-1250   William Street, Buffalo, NY
    	
 
    	
New   York
    
	
STAG IV Cheektowaga, LLC
    	
 
    	
60   Industrial Parkway, Cheektowaga, NY
    	
 
    	
New   York
    
	
STAG IV Creedmoor, LLC
    	
 
    	
1187   Telcom Drive, Creedmoor, NC
    	
 
    	
North   Carolina
    
	
STAG IV Danville, LLC
    	
 
    	
1355   Lebanon Road, Danville KY

1707   Shorewood Road, LaGrange, GA
    	
 
    	
Kentucky,   Georgia
    
	
STAG Edgefield, LLC
    	
 
    	
1   Tranter Drive, Edgefield, SC
    	
 
    	
South   Carolina
    
	
STAG Franklin, LLC
    	
 
    	
2001 Commerce Drive

Franklin,   IN
    	
 
    	
Indiana
    
	
STAG Huntersville, LLC
    	
 
    	
13201 Reese Boulevard, Huntersville, NC
    	
 
    	
North   Carolina
    
	
STAG Lansing 2, LLC
    	
 
    	
2780   Sanders Road, Lansing, MI
    	
 
    	
Michigan
    
	
STAG IV Lexington, LLC
    	
 
    	
200   Woodside Drive, Lexington, NC
    	
 
    	
North   Carolina
    
	
STAG IV Newton, LLC
    	
 
    	
1500   Prodelin Drive, Newton, NC
    	
 
    	
North   Carolina
    
	
STAG Orlando, LLC
    	
 
    	
7050   Overland Road, Orlando, FL
    	
 
    	
Florida
    
	
STAG Pineville, LLC
    	
 
    	
10519   Industrial Drive, Pineville, NC
    	
 
    	
North   Carolina
    
	
STAG   IV Pittsburgh, LLC 
    	
 
    	
700   Waterfront Drive, Pittsburgh, PA
    	
 
    	
Pennsylvania
    
	
STAG IV Pittsburgh 2, LLC
    	
 
    	
405   Keystone Drive, Cranberry Township, PA
    	
 
    	
Pennsylvania
    
	
STAG Portland 2, LLC
    	
 
    	
3150   Barry Drive, Portland, TN
    	
 
    	
Tennessee
    
	
STAG Reading, LLC
    	
 
    	
171 – 173 Tuckerton Road

Muhlenberg   Township, PA
    	
 
    	
Pennsylvania
    
	
STAG Rogers 2, LLC
    	
 
    	
1101 Easy Street, Rogers, Arkansas
    	
 
    	
Arkansas
    
	
STAG IV Rural Hall, LLC
    	
 
    	
300   Forum Parkway, Rural Hall, NC
    	
 
    	
North   Carolina
    
	
STAG IV Seville, LLC 
    	
 
    	
5160   & 5180 Greenwich Road, Seville, OH
    	
 
    	
Ohio
    
	
STAG Simpsonville, LLC
    	
 
    	
101   and 103 Harrison Bridge Road, Simpsonville, SC
    	
 
    	
South   Carolina
    
	
STAG Smithfield, LLC
    	
 
    	
3250   Highway 70 Business West, Smithfield, NC
    	
 
    	
North   Carolina
    
	
STAG South Bend, LLC
    	
 
    	
3310   William Richardson Court, South Bend, IN
    	
 
    	
Indiana
    
	
STAG Spartanburg, LLC
    	
 
    	
150-160 National Avenue

Spartanburg,   SC
    	
 
    	
South   Carolina
    
	
STAG IV Sun Prairie, LLC
    	
 
    	
1615   Commerce Drive, Sun Prairie, WI
    	
 
    	
Wisconsin
    

 

 

	
STAG IV Waco, LP*
    	
 
    	
101   Apron Road, Waco, TX
    	
 
    	
Texas
    

 

*The Properties owned by STAG III Canton, LLC, STAG III Cincinnati, LLC, STAG III Elkhart, LLC and STAG IV Waco, LP each meet the requirements of an Acceptable Property and the requirements of Section 4.04 for admittance as a Borrowing Base Property with the exception of the Occupancy Rate requirement set forth in Section 4.04(e); accordingly each such Property will not be formally included as a Borrowing Base Property until such time as such Property meets the Occupancy Rate requirement set forth Section 4.04(e), provided such Property continues to meet the other requirements of an Acceptable Property and Section 4.04 when the Occupancy Rate is satisfied.

 

 

SCHEDULE 6.06

 

LITIGATION

 

None

 

 

SCHEDULE  6.09

 

ENVIRONMENTAL MATTERS

 

As disclosed in the Environmental Reports delivered to the Lenders

 

 

SCHEDULE 6.13

 

SUBSIDIARIES,

OTHER EQUITY INTERESTS AND SUBSIDIARY GUARANTORS

 

Part (a).                                                  All Subsidiaries of Parent and Borrower.

 

Parent

 

Direct Subsidiaries (percentages reflect Parent ownership interest):

 

STAG Industrial GP, LLC (100%)

 

Borrower (63.97% of the limited partnership interests)

 

Indirect Subsidiaries:

 

All held through Borrower (see below)

 

Borrower

 

Direct Subsidiaries (100% ownership by Borrower unless noted otherwise):

 

STAG Industrial Management, LLC (99% - remaining 1% owned by STAG TRS, LLC)(1)

 

STAG Capital Partners, LLC(2)

 

STAG Capital Partners III, LLC(3)

 

STAG Industrial Holdings, LLC

 

STAG Investments Holdings III, LLC

 

STAG Investments Holdings IV, LLC

 

STAG GI Investments Holdings, LLC

 

STAG Industrial TRS, LLC

 

Indirect Subsidiaries:

 

STAG III Albion, LLC

 

STAG III Amesbury, LLC(4)

 

(1)  should not be a guarantor as it is the employer

(2)  has no assets, plan to dissolve by year end – a Guarantor under previous facility

(3)  has no assets, plan to dissolve by year end– a Guarantor under previous facility

(4)  has no assets, plan to dissolve by year end– not a Guarantor under previous facility

 

 

STAG III Appleton, LLC

 

STAG III Arlington, L.P.

 

STAG III Boardman, LLC

 

STAG III Canton, LLC

 

STAG III Chesterfield, LLC

 

STAG III Cincinnati, LLC

 

STAG III Dayton, LLC

 

STAG III Daytona Beach, LLC

 

STAG III Elkhart, LLC

 

STAG III Fairfield, LLC

 

STAG III Farmington, LLC

 

STAG III Great Bend, LLC

 

STAG III Holland 2, LLC

 

STAG III Holland, LLC

 

STAG III Jackson, LLC

 

STAG III Jefferson, LLC

 

STAG III Lewiston, LLC

 

STAG III Malden, LLC

 

STAG III Maryland Borrower, LLC

 

STAG III Mason, LLC

 

STAG III Mayville, LLC

 

STAG III Milwaukee 2, LLC

 

STAG III Milwaukee, LLC

 

STAG III Newark, LLC

 

STAG III Pensacola, LLC

 

STAG III Pocatello, LLC

 

STAG III Rapid City, LLC

 

STAG III Round Rock, L.P.

 

STAG III Sergeant Bluff, LLC

 

STAG III Sparks, LLC

 

STAG III St. Louis, LLC

 

STAG III Tavares, LLC

 

STAG III Twinsburg, LLC

 

STAG III Youngstown, LLC

 

STAG IV Alexandria, LLC

 

 

STAG IV Belfast, LLC

 

STAG IV Cheektowaga, LLC

 

STAG IV Creedmoor, LLC

 

STAG IV Danville, LLC

 

STAG IV Lexington, LLC

 

STAG IV Newton, LLC

 

STAG IV Pittsburgh, LLC

 

STAG IV Pittsburgh 2, LLC

 

STAG IV Rural Hall, LLC

 

STAG IV Seville, LLC

 

STAG IV Sun Prairie, LLC

 

STAG IV Waco, LP

 

STAG Arlington 2, L.P.

 

STAG Atlanta, LLC

 

STAG Avon, LLC

 

STAG Bellevue, LLC

 

STAG Buffalo, LLC

 

STAG Canton, LLC(5)

 

STAG Chippewa Falls, LLC

 

STAG Conyers, LLC

 

STAG East Windsor, LLC

 

STAG Edgefield, LLC

 

STAG Franklin, LLC

 

STAG Fort Worth, LP

 

STAG Gahanna, LLC

 

STAG Georgetown, LLC

 

STAG Gresham, LLC

 

STAG Hazelwood, LLC

 

STAG Huntersville, LLC

 

STIR Investments GP III, LLC

 

STIR Investments GP IV, LLC

 

STAG Lansing 2, LLC

 

STAG Louisville, LLC

 

(5)  has no assets, plan to dissolve by year end– not a Guarantor under previous facility

 

 

STAG North Jackson, LLC

 

STAG Norton, LLC

 

STAG Orlando, LLC

 

STAG Pineville, LLC

 

STAG Portland, LLC

 

STAG Portland 2, LLC

 

STAG Reading, LLC

 

STAG Rogers, LLC(6)

 

STAG Rogers 2, LLC

 

STAG Smithfield, LLC

 

STAG Simpsonville, LLC

 

STAG South Bend, LLC

 

STAG Spartanburg, LLC

 

STAG TX GP 2, LLC

 

STAG Lansing, LLC

 

STAG GI Charlotte 2, LLC

 

STAG GI Charlotte, LLC

 

STAG GI Cleveland, LLC

 

STAG GI Goshen, LLC

 

STAG GI Madison, LLC

 

STAG GI Mooresville, LLC

 

STAG GI New Jersey, LLC

 

STAG GI O’Fallon, LLC

 

STAG GI Rogers, LLC

 

STAG GI Salem, LLC

 

STAG GI Streetsboro, LLC

 

STAG GI Vonore, LLC

 

STAG GI Walker, LLC

 

STAG TX GP, LLC

 

STAG Mebane 1, LLC

 

STAG Mebane 2, LLC

 

STAG Dallas, LLC

 

(6)  has no assets, plan to dissolve by year end– not a Guarantor under previous facility

 

 

Part (b).                                                  Other Equity Investments of Parent and Borrower.

 

None.

 

 

Part (c).                                                   Subsidiary Guarantors.

 

Direct Subsidiaries of Parent and Borrower:

 

	
STAG   Industrial Holdings, LLC
    	
 
    	
100%   owned by Borrower
    
	
 
    	
 
    	
 
    
	
STAG   Investments Holdings III, LLC
    	
 
    	
100%   owned by Borrower
    
	
 
    	
 
    	
 
    
	
STAG   Investments Holdings IV, LLC
    	
 
    	
100%   owned by Borrower
    

 

Indirect Subsidiaries:

 

	
STAG   III Albion, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Appleton, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Arlington, L.P.
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC (directly/indirectly)
    
	
 
    	
 
    	
 
    
	
STAG   III Boardman, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Canton, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Chesterfield, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Cincinnati, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Dayton, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Daytona Beach, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Elkhart, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Fairfield, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Farmington, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Great Bend, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Holland 2, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    

 

 

	
STAG   III Holland, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Jackson, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Jefferson, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Lewiston, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Malden, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Maryland Borrower, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Mason, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Mayville, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Milwaukee 2, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Milwaukee, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Newark, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Pensacola, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Pocatello, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Rapid City, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Round Rock, L.P.
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC (directly/indirectly)
    
	
 
    	
 
    	
 
    
	
STAG   III Sergeant Bluff, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Sparks, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III St. Louis, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Tavares, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   III Twinsburg, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    

 

 

	
STAG   III Youngstown, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Alexandria, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Belfast, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Cheektowaga, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Creedmoor, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Danville, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Lexington, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Newton, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Pittsburgh, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Pittsburgh 2, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Rural Hall, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Seville, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Sun Prairie, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   IV Waco, LP
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC (directly/indirectly)
    
	
 
    	
 
    	
 
    
	
STAG   Arlington 2, L.P.
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC (directly /indirectly)
    
	
 
    	
 
    	
 
    
	
STAG   Atlanta, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Avon, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Bellevue, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Buffalo, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Chippewa Falls, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    

 

 

	
STAG   Edgefield, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Franklin, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Huntersville, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STIR   Investments GP III, LLC
    	
 
    	
100%   owned by STAG Investments Holdings III, LLC
    
	
 
    	
 
    	
 
    
	
STIR   Investments GP IV, LLC
    	
 
    	
100%   owned by STAG Investments Holdings IV, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Lansing 2, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Orlando, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Pineville, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Portland 2, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Reading, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Rogers 2, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Simpsonville, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Smithfield, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   South Bend, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Spartanburg, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   TX GP 2, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Mebane 1, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Mebane 2, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    
	
 
    	
 
    	
 
    
	
STAG   Dallas, LLC
    	
 
    	
100%   owned by STAG Industrial Holdings, LLC
    

 

 

SCHEDULE 6.18

 

INTELLECTUAL PROPERTY MATTERS

 

None.

 

 

SCHEDULE 8.01

 

EXISTING LIENS

 

None.

 

 

SCHEDULE 8.13

 

INDEBTEDNESS

 

None.

 

 

SCHEDULE 11.02

 

ADMINISTRATIVE AGENT’S OFFICE;
 CERTAIN ADDRESSES FOR NOTICES

 

PARENT AND BORROWER:

 

c/o  STAG Industrial, Inc.

99 High Street, 28th Floor

Boston, Massachusetts 02110

Attention: Kathryn Arnone, Esq. General Counsel

Telephone: 617-226-4952

Telecopier: 617-574-0052

Electronic Mail: karnone@stagindustrial.com

Website Address: stagindustrial.com

U.S. Taxpayer Identification Number for Parent: 27-3099608

U.S. Taxpayer Identification Number for Borrower: 27-1536464

 

with a copy to:

 

DLA Piper LLP (US)

33 Arch Street, 26th Floor

Boston, MA  02110

Attention: John Sullivan, Esq.

Telephone: 617-406-6000

Telecopier: 617-406-6100

Electronic Mail:          john.sullivan@dlapiper.com

 

ADMINISTRATIVE AGENT:

 

Administrative Agent’s Office  
 (for payments and Requests for Credit Extensions):
 Bank of America, N.A.
 225 Franklin Street
 MA1-225-02-04, 2nd Floor
 Boston, Massachusetts  02110
 Attention:  Andrew B. Rosen 
 Telephone:  (617) 346-4241
 Telecopier:   (617) 346.5025
 Electronic Mail:  andrew.rosen@baml.com

 

Bank of America
 ABA #0260-0959-3
 GL#1366211723000
 Account Name:  GA incoming Wire Account
 REF:   STAG Industrial Operating partnership, LP  / Obligor #01257154
 Attn:  William White/Gerardine Hawe

 

 

L/C ISSUER:

 

Bank of America, N.A.
 Global Trade Operation
 1000 W Temple St
 Los Angeles, CA 90012-1514
 Attention: Stella Rosales
 Telephone: 1-800-541-6096 option 1
 Telecopier: 213-457-8841
 Electronic Mail:  los_angeles_standby_lc@bankofamerica.com

 

 

SCHEDULE RO

 

	
Chief   Executive Officer/President
    	
Benjamin   S. Butcher
    
	
 
    	
 
    
	
Chief   Financial Officer
    	
Gregory   W. Sullivan
    
	
 
    	
 
    
	
Chief   Operating Officer
    	
Stephen   C. Mecke
    
	
 
    	
 
    
	
Chief   Accounting Officer
    	
William   Crooker
    
	
 
    	
 
    
	
Controller
    	
Jaclyn   Paul
    
	
 
    	
 
    
	
Secretary
    	
Kathryn   Arnone
    

 

 

EXHIBIT A

 

FORM OF COMMITTED LOAN NOTICE

 

Date:                        ,     

 

To:                             Bank of America, N.A., as Administrative Agent

 

Ladies and Gentlemen:

 

Reference is made to that certain Credit Agreement, dated as of                      , 2012 (as amended, restated, extended, supplemented, or otherwise modified in writing from time to time, the “Agreement;” the terms defined therein being used herein as therein defined), among STAG Industrial Operating Partnership, L.P., a Delaware limited partnership (“Borrower”), STAG Industrial, Inc., a Maryland corporation (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

The undersigned hereby requests (select one):

 

o                                    A Committed Borrowing of Committed Term Loans

 

o                                    A conversion or continuation of Committed Term Loans

 

o                                    A Committed Borrowing of Committed Revolving Loans

 

o                                    A conversion or continuation of Committed Revolving Loans

 

1.                                      On                                                          (a Business Day).

 

2.                                      In the amount of $                                        .

 

3.                                      Comprised of                                                                 .

[Type of Loan requested]

 

4.                                      For Eurodollar Rate Loans:  with an Interest Period of [one (1)][three (3)][six (6)]  month(s).

 

The Borrowing, if any, requested herein complies with the applicable provisions of Section 2.01 of the Agreement.

 

	
 
    	
BORROWER:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL OPERATING PARTNERSHIP, L.P., 
    a Delaware limited partnership
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
STAG   Industrial GP, LLC, its General Partner
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
 
    	
Title:
    	
 
    

 

A-1

 

EXHIBIT A-1

 

FORM OF SWING LINE LOAN NOTICE

 

Date:                        ,     

 

To:                             Bank of America, N.A., as Administrative Agent

 

Ladies and Gentlemen:

 

Reference is made to that certain Credit Agreement, dated as of                    , 2012 (as amended, restated, extended, supplemented, or otherwise modified in writing from time to time, the “Agreement;” the terms defined therein being used herein as therein defined), among STAG Industrial Operating Partnership, L.P., a Delaware limited partnership (“Borrower”), STAG Industrial, Inc., a Maryland corporation (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

The undersigned hereby requests (select one):

 

o                                    A Swing Line Borrowing of Swing Line Loans

 

1.                                      On                                                          (a Business Day).

 

2.                                      In the amount of $                                        .

 

The Swing Line Borrowing, if any, requested herein complies with the applicable provisions of Section 2.04 of the Agreement.

 

	
 
    	
BORROWER:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL OPERATING PARTNERSHIP, L.P., 
    a Delaware limited partnership
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
STAG   Industrial GP, LLC, its General Partner
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
 
    	
Title:
    	
 
    

 

A-2

 

EXHIBIT B-1

 

FORM OF REVOLVING NOTE

 

FOR VALUE RECEIVED, the undersigned (“Borrower”), hereby promises to pay to                                            or registered assigns (“Lender”), in accordance with the provisions of the Agreement (as hereinafter defined), the principal amount of each Committed Revolving Loan from time to time made by the Lender to Borrower under that certain Credit Agreement, dated as of              , 2012 (as amended, restated, extended, supplemented, or otherwise modified in writing from time to time, the “Agreement;” the terms defined therein being used herein as therein defined), among Borrower, STAG Industrial, Inc., a Maryland corporation and the sole member of the sole general partner of Borrower (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

Borrower promises to pay interest on the unpaid principal amount of each Committed Revolving Loan from the date of such Committed Revolving Loan until such principal amount is paid in full, at such interest rates and at such times as provided in the Agreement.  All payments of principal and interest shall be made to Administrative Agent for the account of Lender in Dollars in immediately available funds at Administrative Agent’s Office.  If any amount is not paid in full when due hereunder, such unpaid amount shall bear interest, to be paid upon demand, from the due date thereof until the date of actual payment (and before as well as after judgment) computed at the per annum rate set forth in the Agreement.

 

This Note is one of the Notes referred to in the Agreement, is entitled to the benefits thereof and may be prepaid in whole or in part subject to the terms and conditions provided therein.  This Note is also entitled to the benefits of the Guaranties.  Upon the occurrence and continuation of one or more of the Events of Default specified in the Agreement, all amounts then remaining unpaid on this Note shall become, or may be declared to be, immediately due and payable all as provided in the Agreement.  Committed Revolving Loans made by Lender shall be evidenced by one or more loan accounts or records maintained by Lender in the ordinary course of business. Lender may also attach schedules to this Note and endorse thereon the date, amount and maturity of its Committed Revolving Loans and payments with respect thereto.

 

Borrower, for itself, its successors and assigns, hereby waives diligence, presentment, protest and demand and notice of protest, demand, dishonor and non-payment of this Note.

 

THIS NOTE SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK.

 

	
 
    	
BORROWER:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL OPERATING PARTNERSHIP, L.P., 
    a Delaware limited partnership
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
STAG   Industrial GP, LLC,
    
	
 
    	
 
    	
its   General Partner
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
 
    	
Title:
    	
 
    

 

B-1-1

 

COMMITTED REVOLVING LOANS AND PAYMENTS WITH RESPECT THERETO

 

	
Date
    	
 
    	
Type of 
   Loan Made
    	
 
    	
Amount of 
   Loan Made
    	
 
    	
End of 
   Interest 
   Period
    	
 
    	
Amount of 
   Principal or 
   Interest 
   Paid This 
   Date
    	
 
    	
Outstanding 
   Principal 
   Balance 
   This Date
    	
 
    	
Notation 
   Made By
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    

 

B-1-2

 

EXHIBIT B-2

 

FORM OF TERM NOTE

 

FOR VALUE RECEIVED, the undersigned (“Borrower”), hereby promises to pay to                                            or registered assigns (“Lender”), in accordance with the provisions of the Agreement (as hereinafter defined), the principal amount of each Committed Term Loan from time to time made by the Lender to Borrower under that certain Credit Agreement, dated as of              , 2012 (as amended, restated, extended, supplemented, or otherwise modified in writing from time to time, the “Agreement;” the terms defined therein being used herein as therein defined), among Borrower, STAG Industrial, Inc., a Maryland corporation and the sole member of the sole general partner of Borrower (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

Borrower promises to pay interest on the unpaid principal amount of each Committed Term Loan from the date of such Committed Term Loan until such principal amount is paid in full, at such interest rates and at such times as provided in the Agreement.  All payments of principal and interest shall be made to Administrative Agent for the account of Lender in Dollars in immediately available funds at Administrative Agent’s Office.  If any amount is not paid in full when due hereunder, such unpaid amount shall bear interest, to be paid upon demand, from the due date thereof until the date of actual payment (and before as well as after judgment) computed at the per annum rate set forth in the Agreement.

 

This Note is one of the Notes referred to in the Agreement, is entitled to the benefits thereof and may be prepaid in whole or in part subject to the terms and conditions provided therein.  This Note is also entitled to the benefits of the Guaranties.  Upon the occurrence and continuation of one or more of the Events of Default specified in the Agreement, all amounts then remaining unpaid on this Note shall become, or may be declared to be, immediately due and payable all as provided in the Agreement.  Committed Term Loans made by Lender shall be evidenced by one or more loan accounts or records maintained by Lender in the ordinary course of business. Lender may also attach schedules to this Note and endorse thereon the date, amount and maturity of its Committed Term Loans and payments with respect thereto.

 

Borrower, for itself, its successors and assigns, hereby waives diligence, presentment, protest and demand and notice of protest, demand, dishonor and non-payment of this Note.

 

THIS NOTE SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK.

 

	
 
    	
BORROWER:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL OPERATING PARTNERSHIP, L.P.,
    a Delaware limited partnership
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
STAG   Industrial GP, LLC,
    
	
 
    	
 
    	
its   General Partner
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
 
    	
Title:
    	
 
    

 

B-2-1

 

COMMITTED TERM LOANS AND PAYMENTS WITH RESPECT THERETO

 

	
Date
    	
 
    	
Type of 
   Loan Made
    	
 
    	
Amount of 
   Loan Made
    	
 
    	
End of 
   Interest 
   Period
    	
 
    	
Amount of 
   Principal or 
   Interest 
   Paid This 
   Date
    	
 
    	
Outstanding 
   Principal 
   Balance 
   This Date
    	
 
    	
Notation 
   Made By
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    

 

B-2-2

 

EXHIBIT B-3

 

FORM OF SWING LINE NOTE

 

FOR VALUE RECEIVED, the undersigned (“Borrower”), hereby promises to pay to                                            or registered assigns (“Lender”), in accordance with the provisions of the Agreement (as hereinafter defined), the principal amount of each Swing Line Loan from time to time made by the Lender to Borrower under that certain Credit Agreement, dated as of              , 2012 (as amended, restated, extended, supplemented, or otherwise modified in writing from time to time, the “Agreement;” the terms defined therein being used herein as therein defined), among Borrower, STAG Industrial, Inc., a Maryland corporation and the sole member of the sole general partner of Borrower (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

Borrower promises to pay interest on the unpaid principal amount of each Swing Line Loan from the date of such Swing Line Loan until such principal amount is paid in full, at such interest rates and at such times as provided in the Agreement.  All payments of principal and interest shall be made to Administrative Agent for the account of Lender in Dollars in immediately available funds at Administrative Agent’s Office.  If any amount is not paid in full when due hereunder, such unpaid amount shall bear interest, to be paid upon demand, from the due date thereof until the date of actual payment (and before as well as after judgment) computed at the per annum rate set forth in the Agreement.

 

This Note is one of the Notes referred to in the Agreement, is entitled to the benefits thereof and may be prepaid in whole or in part subject to the terms and conditions provided therein.  This Note is also entitled to the benefits of the Guaranties.  Upon the occurrence and continuation of one or more of the Events of Default specified in the Agreement, all amounts then remaining unpaid on this Note shall become, or may be declared to be, immediately due and payable all as provided in the Agreement.  Swing Line Loans made by Lender shall be evidenced by one or more loan accounts or records maintained by Lender in the ordinary course of business. Lender may also attach schedules to this Note and endorse thereon the date, amount and maturity of its Swing Line Loans and payments with respect thereto.

 

Borrower, for itself, its successors and assigns, hereby waives diligence, presentment, protest and demand and notice of protest, demand, dishonor and non-payment of this Note.

 

THIS NOTE SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK.

 

	
 
    	
BORROWER:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL OPERATING PARTNERSHIP, L.P.,
    a Delaware limited partnership
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
STAG   Industrial GP, LLC,
    
	
 
    	
 
    	
its   General Partner
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
 
    	
Title:
    	
 
    

 

B-3-1

 

SWING LINE LOANS AND PAYMENTS WITH RESPECT THERETO

 

	
Date
    	
 
    	
Type of 
   Loan Made
    	
 
    	
Amount of 
   Loan Made
    	
 
    	
End of 
   Interest 
   Period
    	
 
    	
Amount of 
   Principal or 
   Interest 
   Paid This 
   Date
    	
 
    	
Outstanding 
   Principal 
   Balance 
   This Date
    	
 
    	
Notation 
   Made By
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    

 

B-3-2

 

EXHIBIT C

 

FORM OF COMPLIANCE CERTIFICATE

 

Financial Statement Date:               ,     

 

To:                             Bank of America, N.A., as Administrative Agent

 

Ladies and Gentlemen:

 

Reference is made to that certain Credit Agreement, dated as of              , 2012 (as amended, restated, extended, supplemented, or otherwise modified in writing from time to time, the “Agreement;” the terms defined therein being used herein as therein defined), among STAG Industrial Operating Partnership, L.P., a Delaware limited partnership (“Borrower”), STAG Industrial, Inc., a Maryland corporation and the sole general partner of Borrower (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

The undersigned Responsible Officer hereby certifies as of the date hereof that he/she is the                                             of Parent, and that, as such, he/she is authorized to execute and deliver this Certificate to Administrative Agent on the behalf of Parent, for itself and as general partner of Borrower, and that:

 

[Use following paragraph 1 for fiscal year-end financial statements]

 

1.                                      Parent has delivered the year-end audited financial statements required by Section 7.01(a) of the Agreement for the fiscal year of Parent ended as of the above date, together with the report and opinion of an independent certified public accountant required by such section.

 

[Use following paragraph 1 for fiscal quarter-end financial statements]

 

1.                                      Parent has delivered the unaudited financial statements required by Section 7.01(b) of the Agreement for the fiscal quarter of Parent ended as of the above date.  Such financial statements fairly present the financial condition, results of operations and cash flows of the Companies in accordance with GAAP as at such date and for such period, subject only to normal year-end audit adjustments and the absence of footnotes.

 

2.                                      The undersigned has reviewed and is familiar with the terms of the Agreement and has made, or has caused to be made under his/her supervision, a detailed review of the transactions and condition (financial or otherwise) of the Companies during the accounting period covered by such financial statements.

 

3.                                      A review of the activities of the Companies during such fiscal period has been made under the supervision of the undersigned with a view to determining whether during such fiscal period the Companies performed and observed all of their Obligations under the Loan Documents, and

 

[select one:]

 

[during such fiscal period each Company has performed and observed each covenant and condition of the Loan Documents applicable to it, and no Default has occurred and is continuing.]

 

C-1

 

—or—

 

[during such fiscal period the following covenants or conditions have not been performed or observed and the following is a list of each such Default and its nature and status:]

 

4.                                      The representations and warranties of Parent and Borrower contained in Article VI of the Agreement, and any representations and warranties of any Loan Party that are contained in any document furnished at any time under or in connection with the Loan Documents, are true and correct on and as of the date hereof, except to the extent that such representations and warranties specifically refer to an earlier date, in which case they are true and correct as of such earlier date, and except that for purposes of this Compliance Certificate, the representations and warranties contained in Section 6.05(b) shall be deemed to refer to the most-recent statements furnished pursuant to Section 7.01(b) of the Agreement, in each case, including the statements delivered in connection with this Compliance Certificate.

 

5.                                      The financial covenant analyses and information set forth on Schedules 1 and 2 attached hereto are true and accurate on and as of the date of this Certificate.

 

IN WITNESS WHEREOF, the undersigned has executed this Certificate as of                                , 20    .

 

	
 
    	
BORROWER:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL OPERATING PARTNERSHIP, L.P., 
    a Delaware limited partnership
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
STAG   Industrial GP, LLC,
    
	
 
    	
 
    	
its   General Partner
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
 
    	
Title:
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
PARENT:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL, INC., a Maryland corporation
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
Title:
    	
 
    
						

 

C-2

 

For the Quarter/Year ended                                       (“Statement Date”)

 

SCHEDULE 1
 to the Compliance Certificate 
 ($ in 000’s)

 

	
I.
    	
Section 8.14(a) —   Maximum Consolidated Leverage Ratio.
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
A.
    	
Consolidated   Total Debt as of the Statement Date:
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
B.
    	
Total   Asset Value as of the Statement Date (See Schedule 2):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
C.
    	
Consolidated   Leverage Ratio (Line I.A divided by   Line I.B):
    	
 
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Maximum   permitted:
    	
 
    	
60%
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
II.
    	
Section 8.14(b) —   Maximum Secured Leverage Ratio.
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
A.
    	
Secured   Indebtedness as of the Statement Date:
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
B.
    	
Total   Asset Value as of the Statement Date (See Schedule 2):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
C.
    	
Secured   Leverage Ratio (Line II.A divided by   Line II.B):
    	
 
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Maximum   permitted:
    	
 
    	
45%
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
III.
    	
Section 8.14(c) —   Maximum Unencumbered Leverage Ratio.
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
A.
    	
Unsecured   Indebtedness as of the Statement Date:
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
B.
    	
Unencumbered   Asset Value as of the Statement Date (See Schedule 2):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
C.
    	
Unencumbered   Leverage Ratio (Line III.A divided by Line   III.B):
    	
 
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Maximum   permitted:
    	
 
    	
60%
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
IV.
    	
Section 8.14(d) —   Maximum Secured Recourse Debt.
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
A.
    	
Secured   Indebtedness which is Recourse Indebtedness with respect to the Borrower, as   of the Statement Date:
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
B.
    	
Total   Asset Value as of the Statement Date (See Schedule 2):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
C.
    	
Secured   Recourse Debt Ratio (Line IV.A divided by   Line IV.B):
    	
 
    	
%
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Maximum   permitted:
    	
 
    	
7.5%
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
V.
    	
Section 8.14(e) —   Minimum Fixed Charge Ratio.
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
A.
    	
Consolidated   EBITDA for the four (4) fiscal quarters ending on the Statement Date   (the “Subject Period”) (See Schedule 2):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
B.
    	
Consolidated   Fixed Charges for the Subject Period (See Schedule   2):
    	
 
    	
$
    

 

C-3

 

	
 
    	
C.
    	
Fixed   Charge Ratio (Line V.A. divided by   Line V.B):
    	
 
    	
to 1
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Minimum   required:
    	
 
    	
1.5   to 1
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
VI.
    	
Section 8.14(f) —  Minimum Tangible Net Worth.
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
A.
    	
Tangible   Net Worth as of the Closing Date multiplied by   85%:
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
B.
    	
Net   proceeds of Equity Issuances by the Companies from the Closing Date to the   Statement Date multiplied by 75%:
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
C.
    	
Minimum   Tangible Net Worth (Line VI.A plus Line   VI.B):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
D   
    	
Tangible   Net Worth as of the Statement Date:
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
E.
    	
[Excess][Deficiency]   for covenant compliance (Line VI.D minus Line   VI.C):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
VII.
    	
Availability.
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
A.
    	
Aggregate   Borrowing Base Values times 60%
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
B.
    	
Implied   Loan Amount
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
C.
    	
Borrowing   Base (lesser of A and B)
    	
 
    	
$
    

 

C-4

 

For the Quarter/Year ended                                       (“Statement Date”)

 

SCHEDULE 2
 to the Compliance Certificate 
 ($ in 000’s)

 

CALCULATION OF TOTAL ASSET VALUE, UNENCUMBERED ASSET VALUE,  CONSOLIDATED EBITDA, ADJUSTED NOI, CONSOLIDATED FIXED CHARGES, AVAILABILITY, ETC.

(all in accordance with the definition for such term
 as set forth in the Agreement)

 

[Provide Various Calculations]

 

C-5

 

EXHIBIT D-1

 

ASSIGNMENT AND ASSUMPTION

 

This Assignment and Assumption (this “Assignment and Assumption”) is dated as of the Effective Date set forth below and is entered into by and between [the][each](1) Assignor identified in item 1 below ([the][each, an] “Assignor”) and [the][each](2) Assignee identified in item 2 below ([the][each, an] “Assignee”).  [It is understood and agreed that the rights and obligations of [the Assignors][the Assignees](3) hereunder are several and not joint.](4)  Capitalized terms used but not defined herein shall have the meanings given to them in the Credit Agreement identified below (the “Credit Agreement”), receipt of a copy of which is hereby acknowledged by the Assignee.  The Standard Terms and Conditions set forth in Annex 1 attached hereto are hereby agreed to and incorporated herein by reference and made a part of this Assignment and Assumption as if set forth herein in full.

 

For an agreed consideration, [the][each] Assignor hereby irrevocably sells and assigns to [the Assignee][the respective Assignees], and [the][each] Assignee hereby irrevocably purchases and assumes from [the Assignor][the respective Assignors], subject to and in accordance with the Standard Terms and Conditions and the Credit Agreement, as of the Effective Date inserted by Administrative Agent as contemplated below (i) all of [the Assignor’s][the respective Assignors’] rights and obligations in [its capacity as a Lender][their respective capacities as Lenders] under the Credit Agreement and any other documents or instruments delivered pursuant thereto to the extent related to the amount and percentage interest identified below of all such outstanding rights and obligations of [the Assignor][the respective Assignors] under the Commitment described below (including the Letters of Credit included in such Commitment) and (ii) to the extent permitted to be assigned under applicable law, all claims, suits, causes of action and any other right of [the Assignor (in its capacity as a Lender)][the respective Assignors (in their respective capacities as Lenders)] against any Person, whether known or unknown, arising under or in connection with the Credit Agreement, any other documents or instruments delivered pursuant thereto or the loan transactions governed thereby or in any way based on or related to any of the foregoing, including, but not limited to, contract claims, tort claims, malpractice claims, statutory claims and all other claims at law or in equity related to the rights and obligations sold and assigned pursuant to clause (i) above (the rights and obligations sold and assigned by [the][any] Assignor to [the][any] Assignee pursuant to clauses (i) and (ii) above being referred to herein collectively as [the][an] “Assigned Interest”).  Each such sale and assignment is without recourse to [the][any] Assignor and, except as expressly provided in this Assignment and Assumption, without representation or warranty by [the][any] Assignor.

 

	
1.
    	
Assignor[s]:
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
2.
    	
Assignee[s]:
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    

 

(1)                                 For bracketed language here and elsewhere in this form relating to the Assignor(s), if the assignment is from a single Assignor, choose the first bracketed language.  If the assignment is from multiple Assignors, choose the second bracketed language.

(2)                                 For bracketed language here and elsewhere in this form relating to the Assignee(s), if the assignment is to a single Assignee, choose the first bracketed language.  If the assignment is to multiple Assignees, choose the second bracketed language.

(3)                                 Select as appropriate.

(4)                                 Include bracketed language if there are either multiple Assignors or multiple Assignees.

 

D-1-1

 

[for each Assignee, indicate [Affiliate][Approved Fund] of [identify Lender]]

 

3.                                      Borrower:  STAG Industrial Operating Partnership, L.P., a Delaware limited partnership

 

4.                                      Administrative Agent: Bank of America, N.A., as the administrative agent under the Credit Agreement

 

5.                                      Credit Agreement:  Credit Agreement, dated as of              , 2012 (as amended, restated, extended, supplemented, or otherwise modified in writing from time to time, the “Credit Agreement, among Borrower, STAG Industrial, Inc., Maryland corporation (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer

 

6.                                      Assigned Interest[s]:(5)

 

	
 
    	
 
    	
 
    	
 
    	
Aggregate
   Amount of
   Commitment/Loans
   for all Lenders(8)
    	
 
    	
Amount of 
   Commitment/Loans 
   Assigned
    	
 
    	
Percentage
   Assigned of
    	
 
    	
 
    	
 
    
	
Assignor[s]
   (6)
    	
 
    	
Assignee[s]
   (7)
    	
 
    	
Term
   Loans
    	
 
    	
Revolving
   Loans
    	
 
    	
Term
   Loans
    	
 
    	
Revolving
   Loans
    	
 
    	
Commitment/
   Loans(9)
    	
 
    	
CUSIP
   Number
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
$
    	
 
    	
 
    	
$
    	
 
    	
 
    	
$
    	
 
    	
 
    	
$
    	
 
    	
 
    	
%
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
$
    	
 
    	
 
    	
$
    	
 
    	
 
    	
$
    	
 
    	
 
    	
$
    	
 
    	
 
    	
%
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
$
    	
 
    	
 
    	
$
    	
 
    	
 
    	
$
    	
 
    	
 
    	
$
    	
 
    	
 
    	
%
    	
 
    	
 
    	
 
    

 

[7.                                  Trade Date:                               ](10)

 

Effective Date:                                     , 20     [TO BE INSERTED BY ADMINISTRATIVE AGENT AND WHICH SHALL BE THE EFFECTIVE DATE OF RECORDATION OF TRANSFER IN THE REGISTER THEREFOR.]

 

The terms set forth in this Assignment and Assumption are hereby agreed to:

 

	
 
    	
ASSIGNOR
    
	
 
    	
 
    
	
 
    	
[NAME   OF ASSIGNOR]
    

 

(5)                                 The reference to “Loans” in the table should be used only if the Credit Agreement provides for Term Loans.

(6)                                 List each Assignor, as appropriate.

(7)                                 List each Assignee, as appropriate.

(8)                                 Amounts in this column and in the column immediately to the right to be adjusted by the counterparties to take into account any payments or prepayments made between the Trade Date and the Effective Date.

(9)                                Set forth, to at least 9 decimals, as a percentage of the Commitment/Loans of all Lenders thereunder.

(10)                          To be completed if the Assignor and the Assignee intend that the minimum assignment amount is to be determined as of the Trade Date.

 

D-1-2

 

	
 
    	
By:
    	
 
    
	
 
    	
 
    	
Name:
    
	
 
    	
 
    	
Title:
    
	
 
    	
 
    
	
 
    	
ASSIGNEE
    
	
 
    	
 
    
	
 
    	
[NAME   OF ASSIGNEE]
    
	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
 
    	
Name:
    
	
 
    	
 
    	
Title:
    

 

D-1-3

 

	
[Consented   to and](11) Accepted:
    	
 
    
	
 
    	
 
    
	
BANK   OF AMERICA, N.A.,
    	
 
    
	
as   Administrative Agent
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
By:
    	
 
    	
 
    
	
 
    	
Name:
    	
 
    
	
 
    	
Title:
    	
 
    

 

(11)                          To be added only if the consent of Administrative Agent is required by the terms of the Credit Agreement.

 

D-1-1

 

	
[Consented to:](12)
    
	
 
    
	
STAG INDUSTRIAL OPERATING   PARTNERSHIP, L.P., a Delaware limited partnership
    
	
 
    	
 
    
	
By:
    	
STAG   Industrial GP, LLC, Inc.,
    	
 
    
	
 
    	
its   General Partner
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    	
 
    
	
 
    	
 
    	
Name:
    	
 
    	
 
    
	
 
    	
 
    	
Title:
    	
 
    	
 
    

 

(12)                          To be added only if the consent of Borrower and/or other parties (e.g. L/C Issuer) is required by the terms of the Credit Agreement.

 

D-1-1

 

ANNEX 1 TO ASSIGNMENT AND ASSUMPTION

 

STANDARD TERMS AND CONDITIONS FOR

 

ASSIGNMENT AND ASSUMPTION

 

1.                                      Representations and Warranties.

 

1.1.                            Assignor.  [The][Each] Assignor (a) represents and warrants that (i) it is the legal and beneficial owner of [the][[the relevant] Assigned Interest, (ii) [the][such] Assigned Interest is free and clear of any lien, encumbrance or other adverse claim and (iii) it has full power and authority, and has taken all action necessary, to execute and deliver this Assignment and Assumption and to consummate the transactions contemplated hereby; and (b) assumes no responsibility with respect to (i) any statements, warranties or representations made in or in connection with the Credit Agreement or any other Loan Document, (ii) the execution, legality, validity, enforceability, genuineness, sufficiency or value of the Loan Documents or any collateral thereunder, (iii) the financial condition of Borrower, any of its Subsidiaries or Affiliates or any other Person obligated in respect of any Loan Document or (iv) the performance or observance by Borrower, any of its Subsidiaries or Affiliates or any other Person of any of their respective obligations under any Loan Document.

 

1.2.                            Assignee.  [The][Each] Assignee (a) represents and warrants that (i) it has full power and authority, and has taken all action necessary, to execute and deliver this Assignment and Assumption and to consummate the transactions contemplated hereby and to become a Lender under the Credit Agreement, (ii) it meets all the requirements to be an assignee under Section 11.06(b)(iii) and (v) of the Credit Agreement (subject to such consents, if any, as may be required under Section 11.06(b)(iii) of the Credit Agreement), (iii) from and after the Effective Date, it shall be bound by the provisions of the Credit Agreement as a Lender thereunder and, to the extent of [the][the relevant] Assigned Interest, shall have the obligations of a Lender thereunder, (iv) it is sophisticated with respect to decisions to acquire assets of the type represented by [the][such] Assigned Interest and either it, or the Person exercising discretion in making its decision to acquire [the][such] Assigned Interest, is experienced in acquiring assets of such type, (v) it has received a copy of the Credit Agreement, and has received or has been accorded the opportunity to receive copies of the most-recent financial statements delivered pursuant to Section 7.01(a) and (b) thereof, as applicable, and such other documents and information as it deems appropriate to make its own credit analysis and decision to enter into this Assignment and Assumption and to purchase [the][such] Assigned Interest, (vi) it has, independently and without reliance upon 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 Assignment and Assumption and to purchase [the][such] Assigned Interest, and (vii) if it is a Foreign Lender, attached hereto is any documentation required to be delivered by it pursuant to the terms of the Credit Agreement, duly completed and executed by [the][such] Assignee; and (b) agrees that (i) it will, independently and without reliance upon Administrative Agent, [the][any] Assignor or any other Lender, and based on such documents and information as it shall deem appropriate at the time, continue to make its own credit decisions in taking or not taking action under the Loan Documents, and (ii) it will perform in accordance with their terms all of the obligations which by the terms of the Loan Documents are required to be performed by it as a Lender.

 

2.                                      Payments.  From and after the Effective Date, Administrative Agent shall make all payments in respect of [the][each] Assigned Interest (including payments of principal, interest, fees and other amounts) to [the][the relevant] Assignor for amounts which have accrued to but excluding the Effective Date and to [the][the relevant] Assignee for amounts which have accrued from and after the Effective Date.

 

D-1-2

 

3.                                      General Provisions.  This Assignment and Assumption shall be binding upon, and inure to the benefit of, the parties hereto and their respective successors and assigns.  This Assignment and Assumption may be executed in any number of counterparts, which together shall constitute one instrument.  Delivery of an executed counterpart of a signature page of this Assignment and Assumption by telecopy shall be effective as delivery of a manually executed counterpart of this Assignment and Assumption.  This Assignment and Assumption shall be governed by, and construed in accordance with, the law of the State of New York.

 

D-1-3

 

EXHIBIT D-2

 

FORM OF ADMINISTRATIVE QUESTIONNAIRE

 

(see attached)

 

D-2-1

 

EXHIBIT E

 

BORROWING BASE REPORT

 

To:                                Bank of America, N.A., as Administrative Agent

 

Date:               ,     

 

	
A.
    	
Aggregate Borrowing Base Values (multiplied by 60%):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
B.
    	
Implied Loan Amount (See Schedule I):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
C.
    	
Borrowing Base (Lesser of Line A and Line B):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
D.
    	
Aggregate Commitments:
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
E.
    	
Available Loan Amount (Lesser of Line D and Line C):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
F.
    	
Total Outstandings:
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
G.
    	
[Borrowing   Availability][Borrowing Base Deficiency] (Line E minus   Line F):
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
H. 
    	
Total Revolver Outstandings
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
I.
    	
Aggregate Revolving Commitments
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
J.
    	
Available Revolver Loan Amount   (lesser of (I) or ((C) less the Total Term Loan Outstandings))
    	
 
    	
$
    
	
 
    	
 
    	
 
    	
 
    
	
K.
    	
[Borrowing   Availability][Borrowing Base Deficiency] 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
(Line J   minus Line H):
    	
 
    	
 
    

 

This report (this “Report”) is submitted pursuant to that certain Credit Agreement, dated as of              , 2012 (as amended, restated, extended, supplemented, or otherwise modified in writing from time to time, the “Agreement;” the terms defined therein being used herein as therein defined), among STAG Industrial Operating Partnership, L.P., a Delaware limited partnership (“Borrower”), STAG Industrial, Inc., Maryland corporation (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

E-1

 

The undersigned hereby certify, as of the date first written above, that (a) the amounts and calculations herein and in Schedule I accurately reflect the Borrowing Base, Available Loan Amount, and Total Outstandings and (b) no Default has occurred or is continuing.

 

	
 
    	
BORROWER:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL OPERATING PARTNERSHIP, L.P., 
    a Delaware limited partnership
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
STAG   Industrial GP, LLC,
    
	
 
    	
 
    	
its   General Partner
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
 
    	
Title:
    	
 
    
	
 
    	
 
    
	
 
    	
 
    
	
 
    	
PARENT:
    
	
 
    	
 
    
	
 
    	
STAG   INDUSTRIAL, INC., a Maryland corporation
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    
	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
Title:
    	
 
    
						

 

E-2

 

SCHEDULE I
 to Borrowing Base Report

 

Implied Loan Amount

 

[Provide Calculation]

 

E-3

 

EXHIBIT F-1

 

FORM OF PARENT GUARANTY

 

 

EXHIBIT F-2

 

FORM OF SUBSIDIARY GUARANTY

 

 

EXHIBIT G

 

FORM OF BORROWING BASE ADDITION REPORT

 

Unsecured $350MM Revolver/Term Loan

 

Schedule A - Criteria for addition to Borrowing Base

 

	
Legal Property Owner
    	
 
    
	
Property Name
    	
 
    
	
Address
    	
 
    
	
Property Type
    	
 
    
	
Acquisition Date
    	
 
    
	
Building Count
    	
 
    
	
RSF
    	
 
    
	
Occupied SF
    	
 
    
	
# of tenants
    	
 
    
	
Tenant Name
    	
 
    
	
Tenant Rating (if any)*
    	
 
    
	
Suite Size
    	
 
    
	
Lease Start Date
    	
 
    
	
Lease End Date
    	
 
    
	
Rental Rate/SF
    	
 
    
	
Cash NOI
    	
 
    
	
Comment
    	
 
    

 

tenant #2

 

	
Tenant Name
    	
 
    
	
Tenant Rating (if any)*
    	
 
    
	
Suite Size
    	
 
    
	
Lease Start Date
    	
 
    
	
Lease End Date
    	
 
    
	
Rental Rate/SF
    	
 
    
	
Cash NOI
    	
 
    
	
Comment
    	
 
    

 

tenant #3

 

	
Tenant Name
    	
 
    
	
Tenant Rating (if any)*
    	
 
    
	
Suite Size
    	
 
    
	
Lease Start Date
    	
 
    
	
Lease End Date
    	
 
    
	
Rental Rate/SF
    	
 
    
	
Cash NOI
    	
 
    
	
Comment
    	
 
    

 

tenant #4

 

	
Tenant Name
    	
 
    
	
Tenant Rating (if any)*
    	
 
    
	
Suite Size
    	
 
    
	
Lease Start Date
    	
 
    
	
Lease End Date
    	
 
    
	
Rental Rate/SF
    	
 
    
	
Cash NOI
    	
 
    
	
Comment
    	
 
    

 

Deliverables for new loans

 

	
Copy of Owner’s Title Policy
    	
 
    
	
Lease Abstract (s)
    	
 
    
	
other as reasonably requested by Agent
    	
 
    

 

Deliverables for STAG III loans

 

	
Lease Abstract
    	
 
    
	
UCC Searces
    	
 
    

 

*Applicable only to tenants with public credit ratings

 

 

EXHIBIT H-1

 

FORM OF
 U.S. TAX COMPLIANCE CERTIFICATE

 

(For Foreign Lenders That Are Not Partnerships For U.S. Federal Income Tax Purposes)

 

Reference is hereby made to the Credit Agreement dated as of             , 2012 (as amended, supplemented or otherwise modified from time to time, the “Credit Agreement”), among  STAG INDUSTRIAL OPERATING PARTNERSHIP, L.P. as Borrower “Borrower”) , STAG Industrial, Inc., a Maryland corporation and the sole member of the sole general partner of Borrower (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

Pursuant to the provisions of Section 3.01(e) of the Credit Agreement, the undersigned hereby certifies that (i) it is the sole record and beneficial owner of the Loan(s) (as well as any Note(s) evidencing such Loan(s)) in respect of which it is providing this certificate, (ii) it is not a bank within the meaning of Section 881(c)(3)(A) of the Code, (iii) it is not a ten percent shareholder of the Borrower within the meaning of Section 871(h)(3)(B) of the Code and (iv) it is not a controlled foreign corporation related to the Borrower as described in Section 881(c)(3)(C) of the Code.

 

The undersigned has furnished the Administrative Agent and the Borrower with a certificate of its non-U.S. Person status on IRS Form W-8BEN.  By executing this certificate, the undersigned agrees that (1) if the information provided on this certificate changes, the undersigned shall promptly so inform the Borrower and the Administrative Agent, and (2) the undersigned shall have at all times furnished the Borrower and the Administrative Agent with a properly completed and currently effective certificate in either the calendar year in which each payment is to be made to the undersigned, or in either of the two calendar years preceding such payments.

 

Unless otherwise defined herein, terms defined in the Credit Agreement and used herein shall have the meanings given to them in the Credit Agreement.

 

	
 
    	
[NAME   OF LENDER]
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Name:
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Title:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
Date:
    	
                  ,   20[ ]
    
								

 

 

EXHIBIT H-2

 

FORM OF
 U.S. TAX COMPLIANCE CERTIFICATE

 

(For Foreign Participants That Are Not Partnerships For U.S. Federal Income Tax Purposes)

 

Reference is hereby made to the Credit Agreement dated as of [    ] (as amended, supplemented or otherwise modified from time to time, the “Credit Agreement”), among  STAG INDUSTRIAL OPERATING PARTNERSHIP, L.P. as Borrower “Borrower”) , STAG Industrial, Inc., a Maryland corporation and the sole member of the sole general partner of Borrower (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

Pursuant to the provisions of Section 3.01(e) of the Credit Agreement, the undersigned hereby certifies that (i) it is the sole record and beneficial owner of the participation in respect of which it is providing this certificate, (ii) it is not a bank within the meaning of Section 881(c)(3)(A) of the Code, (iii) it is not a ten percent shareholder of the Borrower within the meaning of Section 871(h)(3)(B) of the Code, and (iv) it is not a controlled foreign corporation related to the Borrower as described in Section 881(c)(3)(C) of the Code.

 

The undersigned has furnished its participating Lender with a certificate of its non-U.S. Person status on IRS Form W-8BEN.  By executing this certificate, the undersigned agrees that (1) if the information provided on this certificate changes, the undersigned shall promptly so inform such Lender in writing, and (2) the undersigned shall have at all times furnished such Lender with a properly completed and currently effective certificate in either the calendar year in which each payment is to be made to the undersigned, or in either of the two calendar years preceding such payments.

 

Unless otherwise defined herein, terms defined in the Credit Agreement and used herein shall have the meanings given to them in the Credit Agreement.

 

	
 
    	
[NAME   OF PARTICIPANT]
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Name:
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Title:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
Date:
    	
                  ,   20[ ]
    
								

 

 

EXHIBIT H-3

 

FORM OF
 U.S. TAX COMPLIANCE CERTIFICATE

 

(For Foreign Participants That Are Partnerships For U.S. Federal Income Tax Purposes)

 

Reference is hereby made to the Credit Agreement dated as of [    ] (as amended, supplemented or otherwise modified from time to time, the “Credit Agreement”), among  STAG INDUSTRIAL OPERATING PARTNERSHIP, L.P. as Borrower “Borrower”) , STAG Industrial, Inc., a Maryland corporation and the sole member of the sole general partner of Borrower (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

Pursuant to the provisions of Section 3.01(e) of the Credit Agreement, the undersigned hereby certifies that (i) it is the sole record owner of the participation in respect of which it is providing this certificate, (ii) its direct or indirect partners/members are the sole beneficial owners of such participation, (iii) with respect such participation, neither the undersigned nor any of its direct or indirect partners/members is a bank extending credit pursuant to a loan agreement entered into in the ordinary course of its trade or business within the meaning of Section 881(c)(3)(A) of the Code, (iv) none of its direct or indirect partners/members is a ten percent shareholder of the Borrower within the meaning of Section 871(h)(3)(B) of the Code and (v) none of its direct or indirect partners/members is a controlled foreign corporation related to the Borrower as described in Section 881(c)(3)(C) of the Code.

 

The undersigned has furnished its participating Lender with IRS Form W-8IMY accompanied by one of the following forms from each of its partners/members that is claiming the portfolio interest exemption: (i) an IRS Form W-8BEN or (ii) an IRS Form W-8IMY accompanied by an IRS Form W-8BEN from each of such partner’s/member’s beneficial owners that is claiming the portfolio interest exemption.  By executing this certificate, the undersigned agrees that (1) if the information provided on this certificate changes, the undersigned shall promptly so inform such Lender and (2) the undersigned shall have at all times furnished such Lender with a properly completed and currently effective certificate in either the calendar year in which each payment is to be made to the undersigned, or in either of the two calendar years preceding such payments.

 

Unless otherwise defined herein, terms defined in the Credit Agreement and used herein shall have the meanings given to them in the Credit Agreement.

 

	
 
    	
[NAME   OF PARTICIPANT]
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Name:
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Title:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
Date:
    	
                  ,   20[ ]
    
								

 

 

EXHIBIT H-4

 

FORM OF
 U.S. TAX COMPLIANCE CERTIFICATE

 

(For Foreign Lenders That Are Partnerships For U.S. Federal Income Tax Purposes)

 

Reference is hereby made to the Credit Agreement dated as of [    ] (as amended, supplemented or otherwise modified from time to time, the “Credit Agreementamong  STAG INDUSTRIAL OPERATING PARTNERSHIP, L.P. as Borrower “Borrower”) , STAG Industrial, Inc., a Maryland corporation and the sole member of the sole general partner of Borrower (“Parent”), the Lenders from time to time party thereto, and Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer.

 

Pursuant to the provisions of Section 3.01(e) of the Credit Agreement, the undersigned hereby certifies that (i) it is the sole record owner of the Loan(s) (as well as any Note(s) evidencing such Loan(s)) in respect of which it is providing this certificate, (ii) its direct or indirect partners/members are the sole beneficial owners of such Loan(s) (as well as any Note(s) evidencing such Loan(s)), (iii) with respect to the extension of credit pursuant to this Credit Agreement or any other Loan Document, neither the undersigned nor any of its direct or indirect partners/members is a bank extending credit pursuant to a loan agreement entered into in the ordinary course of its trade or business within the meaning of Section 881(c)(3)(A) of the Code, (iv) none of its direct or indirect partners/members is a ten percent shareholder of the Borrower within the meaning of Section 871(h)(3)(B) of the Code and (v) none of its direct or indirect partners/members is a controlled foreign corporation related to the Borrower as described in Section 881(c)(3)(C) of the Code.

 

The undersigned has furnished the Administrative Agent and the Borrower with IRS Form W-8IMY accompanied by one of the following forms from each of its partners/members that is claiming the portfolio interest exemption: (i) an IRS Form W-8BEN or (ii) an IRS Form W-8IMY accompanied by an IRS Form W-8BEN from each of such partner’s/member’s beneficial owners that is claiming the portfolio interest exemption.  By executing this certificate, the undersigned agrees that (1) if the information provided on this certificate changes, the undersigned shall promptly so inform the Borrower and the Administrative Agent, and (2) the undersigned shall have at all times furnished the Borrower and the Administrative Agent with a properly completed and currently effective certificate in either the calendar year in which each payment is to be made to the undersigned, or in either of the two calendar years preceding such payments.

 

Unless otherwise defined herein, terms defined in the Credit Agreement and used herein shall have the meanings given to them in the Credit Agreement.

 

	
 
    	
[NAME   OF LENDER]
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Name:
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Title:
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
Date: 
    	
                    ,   20[ ]

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