Document:

EX-10.1

 Exhibit 10.1 
 MIAMI LAKES BUSINESS PARK-EAST 
 SECOND AMENDMENT TO LEASE

 THIS SECOND AMENDMENT TO LEASE (the “Second Amendment”) is made as of the 15th day of
October, 2012 by and between JDRP ASSOCIATES NO. 1, LTD. (“Lessor”) and HEARTWARE, INC. (“Lessee”) as guaranteed by HEARTWARE INTERNATIONAL, INC. (“Guarantor”). 

RECITALS: 
 WHEREAS, Lessor and Lessee are parties to that certain Lease Agreement dated April 17, 2008 as amended by the First Amendment to Lease dated September 30, 2010 (collectively, the
“Lease”). Pursuant to the Lease, Lessor leased to Lessee and Lessee from Lessor an “agreed upon” 59,165 square feet of gross rentable area located at 14000-14050 NW 57th Court, Miami Lakes, Florida 33014 (the “Demised Premises” or “Premises”). The Demised Premises is
located in a Building (the “Building”) within the business park commonly known as Miami Lakes Business Park – East; and 
 WHEREAS, the Lease Term (the “Lease Term”) is scheduled to expire June 30, 2013; and 
 WHEREAS, Lessor and Lessee desire to: (i) extend the Lease Term for a period of Three (3) months; and (ii) make certain other modifications to the Lease. 

W I T N E S S E T H: 
 NOW, THEREFORE, in consideration of ten and no/100 dollars ($10.00) in hand paid by each party to the other, the mutual promises herein contained, and other good and valuable consideration,
the receipt and sufficiency of which are acknowledged, and intending to be legally bound, the parties agree as follows: 
 1.
Recitals. The recitals contained above are true to the best of the parties’ knowledge and are incorporated by reference herein. 
 2. Defined Terms. Except as otherwise defined herein, all terms and phrases used in this Second Amendment that are defined in the Lease shall have the same meaning as set forth in the Lease. In the
event of any conflict between the Lease and this Second Amendment, the terms of this Second Amendment shall control. 
 3.
Lease Term. The Lease Term, as hereby amended, is extended to expire on the last day of September, 2013 and, except as otherwise provided herein, Lessee hereby waives and forever releases any option to renew or extend the Lease Term
subsequent to September 30, 2013. 

  

							
		 	1	  	 Lessor

 
	  	
Lessee
  

		 		  	  

    
	  	 

 4. Base Rent. Commencing July 1, 2013, the Base Rent payable by Lessee shall be
as follows: 
 July 1, 2013 through September 30, 2013: Equal monthly installments of $47,076.11 plus sales tax and any
other charges pursuant to the Lease. 
 Base Rent shall be payable in monthly installments due in advance on the first day of
each month of the Lease Term, as hereby extended. 
 5. Condition of the Premises. Lessor shall not be required to do any
work in or upon the Premises or the Building to ready the same for Lessee’s continued use or occupancy of the Premises. Lessee agrees to accept the Premises in its “as-is” condition, it being acknowledged that Lessee is fully familiar
with the condition of the Premises. 
 6. Option To Renew, Expansion Right. Effective upon the full execution of this
Second Amendment, Section 7 of the First Amendment (Option to Renew) and Section 8 of the First Amendment (Expansion Right) shall be deleted in their entirety and be of no further force and effect. 

7. Brokerage. Lessor and Lessee each warrant and represent that it dealt with no brokers in connection with this transaction other
than CBRE, Inc. and N/A (hereinafter referred to as “Brokers”) and had no conversations or dealings with any broker other than the Brokers in connection with this transaction. Lessee hereby indemnifies Lessor against any claims of
any broker with whom Lessee had any dealings other than the Brokers and agrees to reimburse Lessor for any damages Lessor might sustain by reason of such claims, including Lessor’s cost of defending any action in connection therewith and any
reasonable legal fees of Lessor in connection therewith. Lessor is responsible for the payment of all brokerage commissions to the Brokers. Lessor hereby indemnifies Lessee against any claims of any broker with whom Lessor had any dealings other
than the Brokers and agrees to reimburse Lessee for any damages Lessee might sustain by reason of such claims, including Lessee’s cost of defending any action in connection therewith and any reasonable legal fees of Lessee in connection
therewith. 
 8. Ratification. Except as amended hereby, all the terms and conditions of the Lease, as heretofore in
effect, shall remain in full force and effect and all the terms and conditions of the Lease, as hereby amended, are hereby ratified and confirmed in all respects. 
 9. Authority. Each of the persons executing this Second Amendment hereby covenants and warrants to the other parties that Lessor, Lessee, or Guarantor, as the case may be, has the full right and
authority to enter into this Second Amendment, and that the person signing on behalf of Lessor, Lessee, or Guarantor, as the case may be, is authorized to do so. 

  

							
		 	2	  	 Lessor

 
	  	
Lessee
  

		 		  	  

    
	  	 

 10. Partial Invalidity. If any provision of this Second Amendment or application
thereof to any person or circumstance shall to any extent be invalid, the remainder of this Second Amendment or the application of such provision to persons or circumstances other than those as to which it is held invalid shall not be affected
thereby and each provision of this Second Amendment shall be valid and enforced to the fullest extent permitted by law. 
 11.
Counterparts. This Second Amendment may be executed in multiple counterparts, each of which shall be deemed an original, but all of which, together, shall constitute but one and the same instrument. 

{Balance of Page Intentionally Left Blank} 

  

							
		 	3	  	 Lessor

 
	  	
Lessee
  

		 		  	  

    
	  	 

 IN WITNESS WHEREOF, the parties hereto have, or have caused to be, executed this
Second Amendment as of the day and year first set forth above. 
  

							
	WITNESSES:	 		 	LESSOR:
		 		 	JDRP ASSOCIATES NO. 1, LTD.,
	/s/ M.A.
Carlevale                                        
                    	 		 	by its Agent, Peter Lawrence
		 		 	Commercial Real Estate, Inc.
	Print Name: M.A.
Carlevale                                       
     	 		 		 	
				
	/s/ Beverly
Nesmith                                        
                 	 		 	By:	 	 /s/ Kristopher M. Hoover

		 		 		 	Kristopher M. Hoover
	Print Name: Beverly
Nesmith                                       
  	 		 		 	President
			
	WITNESSES:	 		 	LESSEE:
		 		 	HEARTWARE, INC.,
	/s/ Andres
Toledo                                        
                     	 		 	a Delaware corporation
				
	Print Name: Andres
Toledo                                        
     	 		 		 	
		 		 	By:	 	 /s/ Larry Knopf

	/s/ Cary
DeBien                                        
                        	 		 		 	
		 		 	Name:	 	 Larry Knopf

	Print Name: Cary
DeBien                                        
        	 		 		 	
		 		 	Title:	 	 SVP

	  
 Acknowledged by the undersigned as guarantor:

 
	 		 		 	
	WITNESSES:	 		 	GUARANTOR:
		 		 	HEARTWARE INTERNATIONAL, INC.,
	/s/ Andres
Toledo                                        
                        	 		 	a Delaware corporation
				
	Print Name: Andres
Toledo                                        
        	 		 		 	
		 		 	By:	 	 /s/ Larry Knopf

	/s/ Cary
DeBien                                        
                           	 		 		 	
		 		 	Name:	 	 Larry Knopf

	Print Name: Cary
DeBien                                        
           	 		 		 	
		 		 	Title:	 	 SVP

  

							
		 	4	  	 Lessor

 
	  	
LesseeEX-10.2

 Exhibit 10.2 
 FOURTH AMENDMENT TO LEASE 
 ATLANTIC-PHILADELPHIA REALTY LLC, LANDLORD

 AND 
 HEARTWARE, INC., TENANT 
 This Fourth Amendment to Lease (this “Fourth
Amendment”), dated July 30, 2012, and is entered into by and between ATLANTIC-PHILADELPHIA REALTY LLC, c/o Atlantic Management Corporation, 205 Newbury Street, Framingham, MA 01701, hereinafter referred to as “Landlord” and
HEARTWARE, INC., a Delaware corporation, hereinafter referred to as “Tenant.” 
 WITNESSETH: 

WHEREAS, Tenant and Landlord executed a lease dated December 27, 2006 (the “Initial Lease”), of certain premises situated
on the first floor of the building and referenced as Suite 101 (the “Original Premises”), located at 205 Newbury Street, Framingham, Massachusetts ( the “Building”); and 

WHEREAS, the Initial Lease was amended by the First Amendment to Lease dated August 19, 2008, by a Second Amendment to Lease dated
August 9, 2010, and by a Third Amendment to Lease dated June 30, 2011 (the Initial Lease, as amended through the Third Amendment to Lease, is referred to hereinafter as the “Lease”); and 

WHEREAS, the Tenant has requested and the Landlord agrees to lease to the Tenant additional space on the second floor totaling 3,470
square feet of space (Suite 203 - hereinafter referred to as the “New Additional Premises” under the Lease; and 

 WHEREAS, the Landlord and Tenant have agreed to amend the defined terms and other sections
of the Lease to reflect certain agreements relating to the New Additional Premises, such as the Term, Delivery Date, Rent, Tenant Improvements, Operating Expenses and Tenant’s Percentage of CAM and Tax costs to reflect their agreements
regarding the New Additional Premises, all as hereinafter set forth; 
 NOW THEREFORE, in consideration of the foregoing and for
other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows: 
 1. Effective Date. This Fourth Amendment shall be effective on the date that Landlord delivers the New Additional Premises to Tenant (substantially completed with the Tenant Improvements as
outlined in Section 4. hereof), which is expected to occur on or about January 1, 2013, 
 2. Amendment of Article
1 of the Lease – Section 1.1. Section 1.1 of the Lease is hereby amended as follows: 
 a. The term
“TENANT SPACE” is hereby amended by adding to the Premises the New Additional Premises, as previously defined and shown on the attached plan of premises marked “Exhibit A”, hereby replacing all previous plans depicting
Tenant’s premises. 
 b. The subject “RENTABLE FLOOR AREA OF TENANT SPACE” is hereby amended by adding 3,470
rentable square feet, being the New Additional Premises.” 
 c. The subject “RENT AND TERM COMMENCEMENT DATE” is
hereby amended by adding, relative to the New Additional Premises only, the date that Landlord delivers the New Additional Premises to Tenant, which is expected to occur on or about January 1, 2013. 

 d. The subject “TERM” is hereby amended, with respect to the New Additional
Premises only, as follows: Beginning on the date of delivery of the New Additional Premises to Tenant, and terminating June 30, 2015. The Lease terminates, as to all other premises leased, on December 31, 2014. 

e. The subject “TENANT’S PROPORTIONATE SHARE” is hereby amended by deleting reference to “31.28%” and replacing
it with “37.4%, which percentage shall be effective on the Effective Date. The New Additional Premises represent a Tenant’s Proportionate Share, from and after January 1, 2015, of 6.1%. 

f. The subject “TERMINATION DATE” is hereby amended, with respect only to the New Additional Premises, to be
June 30, 2015. With respect to all other premises leased by Tenant, the Termination Date remains December 31, 2014. 

g. The subject “BASE YEAR FOR CALCULATING LANDLORD’S OPERATING EXPENSES” is hereby amended by adding
the following: “Relative to the New Additional Premises only, the Base Year for calculating Landlord’s Operating Expenses shall be 2012.” 
 h. The subject “REAL ESTATE TAX BASE YEAR” is hereby amended by adding the following: “Relative to the New Additional Premises only, the Real Estate Tax Base Year shall be
fiscal year 2013.” 
 i. The subject “ANNUAL BASE RENT” is hereby amended by adding to the schedule set forth in
the Third Amendment the following: 
 (i) For the New Additional Premises, $21.75 per rentable square foot from January 1,
2013 through June 30, 2014 and then $22.25 per rentable square foot from July 1, 2014 through June 30, 2015; 

 j. The subject “PARKING” is hereby amended by adding the following: “Tenant
will receive an additional 3.8 parking spaces per 1,000 square feet rented, being 13 additional parking spaces, for the New Additional Premises only, on a first come first serve basis.” 

3. Further Amendment of Article 1 of the Lease. Section 1.2 Exhibits is hereby amended by adding Exhibit B-5, showing the New
Additional Premises. 
 4. Tenant Improvements. At Landlord’s expense, Landlord does hereby agree to complete the
following improvements to the New Additional Premises: (i) create openings between the New Additional Premises and the contiguous premises currently leased by Tenant, Suite 202 and Suite 204, (ii) remove the existing kitchen area from the
New Additional Premises; (iii) paint the New Additional Premises, and (iv) remove existing carpet and baseboard, and re-carpet and add baseboard to the New Additional Premises, including what is now the kitchen area. 

5. Additional Security Deposit. The Tenant shall deliver to the Landlord a security deposit for the New Additional Premises only,
equal to $6,289.38, representing one month’s rent. This additional security deposit will apply only to the New Additional Premises but will otherwise be governed in accordance with the terms of Section 10.16 of the Lease. 

6. Brokers. Landlord shall be responsible for the payment of all brokerage fees due to R. W. Holmes Realty (“Holmes”) in
connection with this Fourth Amendment pursuant to a separate agreement between Landlord and Holmes. 
 7. No Other
Amendments. Except as otherwise provided herein, the Lease is hereby ratified and confirmed and shall remain unmodified and in full force and effect. 

 Executed as a sealed instrument by the duly authorized signatories of the parties hereto in
two or more counterparts as of the day and year first above written. 
  

									
	LANDLORD:	 		 	TENANT:
			
	ATLANTIC-PHILADELPHIA REALTY, LLC	 		 	HEARTWARE, INC.
	By its Managing Agent,	 		 		 	
	Atlantic Management Corporation	 		 		 	
					
	By:	 	 /s/ David A. Capobianco
	 		 	By:	 	 /s/ Douglas Godshall

	Its:	 	David A. Capobianco	 		 	Its:	 	Douglas Godshall
		 		 		 		 	CEO

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