Document:

SECOND AMENDMENT TO OFFICE BUILDING LEASE

 Exhibit 10.19 

SECOND AMENDMENT OF OFFICE BUILDING LEASE 

THIS SECOND AMENDMENT OF OFFICE BUILDING LEASE (“Amendment”) is made this 11th day of October 2017, by and between 255 South
King Street Limited Partnership, a Washington limited partnership (“Landlord”) and Avalara, Inc., a Washington corporation (“Tenant”). 

RECITALS 
 A. Landlord and
Tenant entered into that certain Office Building Lease dated June 9, 2016, as amended by that First Amendment (collectively, the “Lease”), pursuant to which Tenant leased a portion of the office building commonly known as 255
South King Street, Seattle, Washington, as more particularly described in the Lease (the “Premises”). 
 B. Landlord and
Tenant seek to amend the Lease to: (i) correct the square footage of the 18th floor deck space; (ii) change Landlord’s financial contribution for improvements to the 18th floor deck space; and (iii) provide that the Final Plans for the Tenant Improvements shall satisfy the requirements for LEED Gold Certification, and shall satisfy green standard requirements
for landscaping on all decks. 
 AMENDMENT 

NOW, THEREFORE, in consideration of the foregoing recitals, which are incorporated herein, and for other good and valuable consideration, the
receipt and sufficiency of which the parties hereby acknowledge, Landlord and Tenant hereby agree as follows: 
  

	1.	Section 12.7 of the Lease is amended to delete “$100,000” and replace it with “$167,000.” 

  

	2.	Section 12.7 of the Lease is further amended to delete “4,443” and replace it with “3,992.” 

  

	3.	Section 2.15 of the Lease is amended to delete “4,433” and replace it with “3,992.” 

  

	4.	Section 40 of the Lease is amended to delete “18,985” and replace it with “19,044.” 

  

	5.	Exhibit D to the Lease (Tenant Improvements) is amended to include Exhibit 2 attached hereto, and to delete and replace the last two sentences of Section 3 (Plans and Specifications) with the following:

 The Final Plans for the Tenant Improvements shall also satisfy the requirements set forth in Exhibit 2 for LEED Gold
Certification, and shall satisfy green standard requirements for landscaping on all decks. Any additional costs incurred as a result of the requirements set forth in Exhibit 2 shall be paid by Landlord. In the event of any dispute between Landlord
and Tenant with respect to the working drawings or Final Plans, either party may submit the matter to arbitration pursuant to Section 18 below. 
  

	6.	Except as expressly amended herein, all other terms of the Lease shall remain in full force and effect. 

  
 SECOND AMENDMENT 

AVALARA LEASE 
 Page 1 of 6 

	7.	This Amendment may be executed in two more counterparts, each which shall be deemed an original, but all of which together shall constitute one and the same instrument. 

The parties hereto have executed this Amendment as of the date first set forth above. 

 

			
	LANDLORD	  	TENANT
		
	 255 South King Street Limited Partnership,
 a
Washington limited partnership
	  	 Avalara, Inc.,
 a Washington
corporation

		
	 By: American Life, Inc.
 Its: Managing General
Partner
	  	 By: /s/ Alesia
Pinney                    
 Name: Alesia Pinney

Its: EVP & General Counsel

			
		
	        By:	 	/s/ Gregory L. Steinhauer
		 	 Gregory L. Steinhauer, President

  
 SECOND AMENDMENT 

AVALARA LEASE 
 Page 2 of 6 

			
	STATE OF WASHINGTON	  	)
		  	)ss
	COUNTY OF KING	  	)

 On this 24th day of October, 2017, before me, the undersigned, a Notary
Public in and for the State of Washington, duly commissioned and sworn, personally appeared Gregory L. Steinhauer, to me known to be the President of American Life, Inc., which corporation is the Managing General Partner of 255 South King Street
Limited Partnership, the limited partnership that executed the foregoing instrument and acknowledged the said instrument to be the free and voluntary act of and deed of said limited partnership, for the uses and purposes therein mentioned, and on
oath stated that he was authorized to execute the said instrument. 
 In Witness Whereof I have hereunto set my hand and affixed my official seal the day
and year first above written. 
  

							
	

	 		 		 	/s/ Jenni Laszlo
	 		 		 	Notary Public residing at:
	 		 		 	Seattle, Washington
	 		 		 	Jenni Laszlo
	 		 		 	Notary’s Name (typed or legibly printed)
	 		 		 	My Commission Expires:
	 		 		 	1/10/19
	 		 		 	
	 		 		 	
	 		 		 	

 SECOND AMENDMENT 

  
 AVALARA LEASE 

Page 3 of 6 

 ACKNOWLEDGMENT OF TENANT 

 

			
	STATE OF WASHINGTON	  	)
		  	)ss
	COUNTY OF KING	  	)

 On this 11th day of October, 2017, before me, the undersigned, a Notary Public in and for the State of Washington, duly
commissioned and sworn, personally appeared Alesia Pinney , to me known to be the EVP & GC of Avalara, Inc., a Washington corporation, the corporation that executed the foregoing instrument and acknowledged the said instrument to be the free and
voluntary act of and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that she was authorized to execute the said instrument. 

In Witness Whereof I have hereunto set my hand and affixed my official seal the day and year first above written. 

 

			
	

	 	/s/ Nathan William Garnett
	 	Notary Public residing at:
	 	Seattle, WA
	 	Nathan William Garnett
	 	Notary’s Name (typed or legibly printed)
	 	My Commission Expires:
	 	July 03, 2018

  
 SECOND AMENDMENT 

AVALARA LEASE 
 Page 4 of 6 

 Exhibit 2 

LEED Certification Requirements for Tenant Improvements 

Minimum Energy Performance 
 Optimize Energy Performance

 Tenant Improvements shall meet the 2012 Seattle Energy Code including the following: 

 

	 	•	 	Interior lighting power density for office spaces shall not exceed the 0.90 W/sq. ft. per Table C405.5.2(1). 

  

	 	•	 	Interior lighting power density for retail spaces shall not exceed the 1.33 W/sq. ft. per Table C405.5.2(1). 

  

	 	•	 	Per C405.2.2.2 occupancy sensors shall be included in classroom/training rooms, conference/meeting rooms, copy/print rooms, lounges, employee lunch and break rooms, private offices, restrooms, storage rooms, janitorial
closets and other spaces 300 square feet or less that are enclosed by floor-to-ceiling height partitions. Occupancy sensors shall turn off lights within 30 minutes of
all occupants leaving the space. 

  

	 	•	 	Per C405.2.2.3 daylight dimming controls shall be provided to control lighting in daylight zones as defined in the 2012 Seattle Energy Code. Sidelight daylight zones include perimeter spaces with fenestration and extend
up to 1.0 times the height from the floor to the top of the fenestration. Daylight sensors shall be capable of reducing lighting power continuously to less than 20 percent of rated power at maximum light output. Daylight dimming control will
initially be set to maintain 30 footcandles.

 Minimum Ventilation 

Increased Ventilation 
 Tenant is required to meet the
requirements of ASHRAE 62.1-2007 and exceed them by 30% in the breathing zone. In many cases compliance with the Washington State Ventilation and Indoor Air Quality code will achieve this; however, Tenant
should work with its mechanical contractor to ensure the required amount of outside air is being provided. 
 Fundamental Refrigerant Management 

Tenant will be required to use no CFC-based refrigerants in new HVAC&R equipment or fire suppression systems. 

Water Use Reduction: 35% Reduction 
 Tenant install
kitchen sinks with a flow rate of 1.5 gpm or less. 
 Outside Air Delivery Monitoring 

Tenant is required to add CO2 sensors to any densely occupied spaces (more than 25 people to 1000 SF of occupancy). 

Construction IAQ Management Plan 
 During construction,
Tenant is required to develop and implement an Indoor Air Quality (IAQ) Management Plan to mitigate dust and particulates and protect building materials from absorbing toxic chemicals. This plan will comply with the requirements of the Sheet
Metal and Air-Conditioning Contractors’ National Association (SMACNA) by incorporating measures in the 5 areas below. 
  

	 	•	 	HVAC Protection 

  

	 	•	 	Pathway Interruption 

  

	 	•	 	Housekeeping 

  
 SECOND AMENDMENT 

AVALARA LEASE 
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	 	•	 	Scheduling 

  

	 	•	 	Source Control 

 Note, all citations above are to the Seattle Energy Code. 

  
 SECOND AMENDMENT 

AVALARA LEASE 
 Page 6 of 6THIRD AMENDMENT TO OFFICE BUILDING LEASE

 Exhibit 10.20 

THIRD AMENDMENT OF OFFICE BUILDING LEASE 

THIS THIRD AMENDMENT OF OFFICE BUILDING LEASE (“Amendment”) is made this
29th day of November 2017 (“Effective Date”), by and between 255 South King Street Limited Partnership, a Washington limited partnership (“Landlord”) and Avalara,
Inc., a Washington corporation (“Tenant”). 
 RECITALS 

A. Landlord and Tenant entered into that certain Office Building Lease dated June 9, 2016, as amended by that First Amendment of Office
Building Lease dated June 1, 2017, and by that Second Amendment of Office Building Lease dated October 11, 2017 (collectively, the “Lease”), pursuant to which Tenant leased a portion of the office building commonly known
as 255 South King Street, Seattle, Washington, and as more particularly described in the Lease. 
 B. The Lease grants to Tenant an on-going right of first refusal to lease all of Floor 10 and Floor 11. Tenant exercised its right to lease all of Floor 11. Landlord and Tenant seek to amend the Lease to add Floor 11 and as otherwise set forth
herein. 
 AMENDMENT 

NOW, THEREFORE, in consideration of the foregoing recitals, which are incorporated herein, and for other good and valuable consideration, the
receipt and sufficiency of which the parties hereby acknowledge, Landlord and Tenant hereby agree as follows: 
  

	1.	Section 2.8 of the Lease is deleted and replaced with the following: 

  

	 	2.8	Installation of Base Rent: The monthly base rent rate shall be as follows (“Base Rent”): 

[Rent Schedule follows] 

  
 THIRD AMENDMENT 

Page 1 of 7 

																									
	Period	  	Floor 11	 	  	Floor 12	 	  	Floor 13
through 15
Base Rent per
Month	 	  	Floor 16
through
Floor 18
Base Rent
per Month
(Excluding
18th Floor
Deck)	 	  	18th Floor
Deck Only	 	  	Total Base
Rent	 
	 Months 1 - 10
	  				  				  	$	57,925.50	 	  	$	163,851.42	 	  	$	9,647.33	 	  	$	231,424.25	 
	 Months 11 - 12 (Add Floor 14) 
	  				  				  	$	115,851.00	 	  	$	163,848.33	 	  	$	9,647.33	 	  	$	289,346.67	 
	 Months 13-22 (Add Floor 12) 
	  				  	$	59,385.54	 	  	$	118,747.28	 	  	$	167,944.54	 	  	$	9,888.52	 	  	$	355,965.87	 
	 Months 23 -24 (Add Floor 13) 
	  				  	$	59,385.54	 	  	$	178,120.91	 	  	$	167,944.54	 	  	$	9,888.52	 	  	$	415,339.51	 
	 Months 25-36
	  				  	$	60,870.18	 	  	$	182,573.94	 	  	$	172,143.16	 	  	$	10,135.73	 	  	$	425,723.00	 
	 Months 37 - 48 (Add Floor 11) 
	  	$	62,384.97	 	  	$	62,384.97	 	  	$	187,138.28	 	  	$	176,446.73	 	  	$	10,389.12	 	  	$	498,744.08	 
	 Months 49 - 60
	  	$	63,944.59	 	  	$	63,944.59	 	  	$	191,816.74	 	  	$	180,857.90	 	  	$	10,648.85	 	  	$	511,212.68	 
	 Months 61 - 72
	  	$	65,543.21	 	  	$	65,543.21	 	  	$	196,612.16	 	  	$	185,379.35	 	  	$	10,915.07	 	  	$	523,993.00	 
	 Months 73 - 84
	  	$	67,181.79	 	  	$	67,181.79	 	  	$	201,527.46	 	  	$	190,013.83	 	  	$	11,187.95	 	  	$	537,092.82	 
	 Months 85 - 96
	  	$	68,861.33	 	  	$	68,861.33	 	  	$	206,565.65	 	  	$	194,764.18	 	  	$	11,467.65	 	  	$	550,520.15	 
	 Months 97 -108
	  	$	70,582.87	 	  	$	70,582.87	 	  	$	211,729.79	 	  	$	199,633.28	 	  	$	11,754.34	 	  	$	564,283.15	 
	 Months 109-120
	  	$	72,347.44	 	  	$	72,347.44	 	  	$	217,023.04	 	  	$	204,624.12	 	  	$	12,048.20	 	  	$	578,390.23	 

  

	2.	The first two sentences of Section 2.9 of the Lease are deleted and replaced with the following: 

2.9 Parking: Tenant and/or its employees shall have the right, but not the obligation, to license from Landlord up to 1.5
unreserved parking spaces (“Unreserved Spaces”) per 1,000 square feet of Rentable Area leased under the Lease (the “Parking Permits”) in the parking garage of the Building. Tenant shall be entitled to additional Parking Permits
in this same ratio commencing on the Floor 11 Expansion Space Commencement Date, and on the Floor 12 Expansion Space Commencement Date, as applicable. 
  

	3.	The last two sentences of Section 2.18 of the Lease are deleted and replaced with the following: 

If Tenant exercises its Early Termination Option under this Section 2.18, Tenant shall pay to Landlord, no later than ninety
(90) days prior to the Early Termination Date, an amount equal to the portion of the unamortized Tenant Improvement Allowance (as defined in Section 12.7 and Exhibit D) and leasing commissions (including Floor 11
and Floor 12), plus an amount equal to nine (9) months Base Rent for year eight (8) of the Term (“Early Termination Fee”). For purposes of this Section 2.18, the Tenant Improvement Allowance and leasing commission shall
amortize on a straight-line basis over the ten (10) year Initial Term at six percent (6%) interest per annum, with the unamortized portion of the Tenant Improvement Allowance and the lease commission being the last 27 months of the Lease Term
to take into account the payment of Base Rent through the first nine months of year eight of the Lease. 

  
 THIRD AMENDMENT 

Page 2 of 7 

	4.	The last two sentences of Section 12.7 of the Lease are deleted and replaced with the following: 

In addition, the Tenant Improvement Allowance will also include an amount not to exceed $66.50/RSF for the Floor 11 Expansion Space and an
amount not to exceed $95/RSF for the Floor 12 Expansion Space. The Tenant Improvement Allowance may be used for the Construction Costs of the Tenant Improvements, moving expenses, design, permits and fees, data and phone cabling, furniture, fixtures
and equipment, and signage. 
  

	5.	Section 40 of the Lease is deleted and replaced with the following: 

 40. LEASE OF
FLOOR 11 AND FLOOR 12 
 41.1 Floor 11. For the first thirty-six
(36) months of the Term, Landlord shall be free to build-out and lease Floor 11 of the Building to any party other than Tenant, with all such leases expiring no later than the three (3) year
anniversary of the Commencement Date unless extended to 43 months as set forth below. In exchange thereof, Tenant agrees to lease all (and only all) of Floor 11 of the Building consisting of 19,044 Rentable Square feet (“Floor 11 Expansion
Space”), commencing on month 37 of the Term (the “Floor 11 Expansion Space Commencement Date”), or, at Landlord’s option with nine (9) months’ prior written notice to Tenant, commencing on month 43 of the Term, which
shall then be the Floor 11 Expansion Space Commencement Date. The Base Rent for the Floor 11 Expansion Space shall be equal to Base Rent for Floor 13 as of the Floor 11 Expansion Space Commencement Date. Landlord shall provide Tenant with a Tenant
Improvement Allowance of $66.50/RSF for the Floor 11 Expansion Space paid in accordance with Exhibit D (Tenant Improvements), and provide Tenant 27 additional Parking Permits on the Floor 11 Expansion Space Commencement Date. Landlord shall ensure
that the restrooms for Floor 11 are completed prior to the Floor 11 Expansion Space Commencement Date. 
 All other material
business terms for the Floor 11 Expansion Space shall be the same as set forth for the initial Premises and pro-rated as applicable for the remainder of the Term and the size of the Floor 11 Expansion Space.

 Landlord covenants that any build-out or tenant improvements to the Floor 11
Expansion Space for a tenant other than Tenant during the first thirty-six months of this Lease Term shall comply in all material respects with the following design guidelines: (i) open ceiling similar to
and consistent with Tenant’s open ceiling design on other floors in the Building, (ii) restrooms shall be substantially similar in all material respects to Tenant’s restrooms on other floors in the Building, (iii) Landlord shall
consult with Tenant on the location of any kitchen and work in good faith to locate such kitchen in accordance with Tenant’s space plan or proposed space plan for the Floor 11 Expansion Space, and (iv) Landlord covenants to remove all
cabling prior to the Floor 11 Expansion Space Commencement Date. 
 41.2 Floor 12. Landlord shall not lease Floor 12
to any party for the first twelve (12) months of the Term. In exchange thereof, Tenant agrees to lease all (and only all) of Floor 12 of the Building consisting of 19,044 Rentable Square Feet (“Floor 12 Expansion Space”) commencing on
month 13 of the Term (the “Floor 12 Expansion Space Commencement Date”). The Base Rent for the Floor 12 Expansion Space shall be equal to Base Rent for Floor 13 as of the Floor 12 Expansion Space Commencement Date. Landlord shall provide
Tenant with a Tenant Improvement Allowance of $95.00/RSF for the Floor 12 Expansion Space paid in accordance with Exhibit D (Tenant Improvements), and provide Tenant 28 additional Parking Permits on the Floor 12 Expansion Space Commencement Date.
Landlord shall ensure that the restrooms for Floor 12 are completed prior to the Floor 12 Expansion Space Commencement Date. All other material business terms for the Floor 12 Expansion Space shall be the same as set forth for the initial Premises
and pro-rated as applicable for the remainder of the Term and the size of the Floor 12 Expansion Space. 

  
 THIRD AMENDMENT 

Page 3 of 7 

 In addition to Landlord’s delivery of exclusive possession of the Floor 12
Expansion Space on the Floor 12 Expansion Space Commencement Date as provided above, Landlord will deliver early possession of the Floor 12 Expansion Space to Tenant upon execution of this Amendment to allow Tenant and its employees, agents,
contractors and vendors to commence and thereafter continue work on the Tenant Improvements, as that term is defined in Exhibit D (“Tenant’s Early Occupancy for Floor 12”); provided that, during Tenant’s Early Occupancy
for Floor 12, Tenant shall exert reasonable efforts to not interfere with Landlord’s timely completion of Landlord’s Work and Tenant shall follow Landlord’s reasonable instructions in that regard. All provisions of this Lease shall be
applicable during Tenant’s Early Occupancy for Floor 12 except for Tenant’s maintenance obligation, the payment of Base Rent, and the payment of Additional Rent. 
  

	6.	The heading of Article 41 and Section 41.1 of the Lease are deleted and replaced with the following: 

41. RIGHT OF FIRST REFUSAL FOR FLOOR 10 

41.1 General Grant of Right of First Refusal. Subject to the terms and conditions of such initial lease for Floor 10 (if any),
Tenant shall have an on-going right of first refusal (“ROFR”) with respect to all of Floor 10 (“ROFR Space” refers to Floor 10, or to the extent that Floor 10 is utilized by more than one
tenant, then any portion of Floor 10) throughout the balance of the Initial Term and any Renewal Option (the “ROFR Period”). Provided, however, Tenant shall have no ROFR if Tenant is in default under the Lease, which default has not been
cured, at the time Tenant delivers the Tenant Notice, or if there is less than five years remaining in the Term. Tenant’s assignee (except in connection with a Permitted Transfer) or sublessee may not exercise such ROFR. 

 

	7.	Except as expressly amended herein, all other terms of the Lease shall remain in full force and effect. 

  

	8.	This Amendment may be executed in two more counterparts, each which shall be deemed an original, but all of which together shall constitute one and the same instrument. 

[Signature Page Follows] 

  
 THIRD AMENDMENT 

Page 4 of 7 

 The parties hereto have executed this Amendment as of the Effective Date. 

 

											
	LANDLORD	 		 	TENANT
			
	 255 South King Street Limited Partnership,

a Washington limited partnership
	 		 	 Avalara, Inc.,
 a Washington
corporation

					
	By:	 	American Life, Inc.	 		 	By:	 	/s/ Alesia Pinney
	Its: Managing General Partner	 		 	Name:	 	Alesia Pinney
		 		 		 		 	Its: 	 	EVP & General Counsel
						
		 	By:	 	/s/ Gregory L. Steinhauer	 		 		 	
		 		 	Gregory L. Steinhauer, President	 		 		 	

  
 THIRD AMENDMENT 

Page 5 of 7 

 STATE OF WASHINGTON ) 

                          
                      )ss 
 COUNTY OF
KING              ) 
 On this 6 day of December, 2017, before me, the
undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Gregory L. Steinhauer, to me known to be the President of American Life, Inc., which corporation is the Managing General Partner of
255 South King Street Limited Partnership, the limited partnership that executed the foregoing instrument and acknowledged the said instrument to be the free and voluntary act of and deed of said limited partnership, for the uses and purposes
therein mentioned, and on oath stated that he was authorized to execute the said instrument. 
 In Witness Whereof I have hereunto set my hand and affixed
my official seal the day and year first above written. 
  

					
	

	 		 	/s/ Brittney Tucker
	 		 	Notary Public residing at:
	 		 	Seattle, WA
	 		 	Brittney Tucker
	 		 	Notary’s Name (typed or legibly printed)
	 		 	My Commission Expires:
	 		 	Aug. 5, 2019
	 		 	
	 		 	
	 		 	

  
 THIRD AMENDMENT 

Page 6 of 7 

 ACKNOWLEDGMENT OF TENANT 

STATE OF WASHINGTON ) 

                          
                      )ss 
 COUNTY OF
KING              ) 
 On this
29th day of November, 2017, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Alesia Pinney, to me known to be the
EVP & General Counsel of Avalara, Inc., a Washington corporation, the corporation that executed the foregoing instrument and acknowledged the said instrument to be the free and voluntary act of and deed of said corporation, for the uses and
purposes therein mentioned, and on oath stated that she was authorized to execute the said instrument. 
 In Witness Whereof I have hereunto set my hand and
affixed my official seal the day and year first above written. 
  

	
	/s/ Robin A. Warren
	Notary Public residing at:
	Seattle,WA
	Robin A. Warren
	Notary’s Name (typed or legibly printed)
	My Commission Expires:
	 October 01, 2019
  

	

  
 THIRD AMENDMENT 

Page 7 of 7

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