Document:

Third Amendment, dated as of November 8, 2005

  
 Exhibit 10.1

  
 THIRD AMENDMENT, dated as of November 8, 2005 (this
“Amendment”), to the Credit Agreement, dated as of March 26, 2002 (as amended by the Amendment dated as of December 31, 2002, the Second Amendment and Waiver dated as of June 7, 2004, the Waiver dated as of
June 15, 2005, and as further amended, supplemented or modified from time to time, the “Credit Agreement”), among ROTECH HEALTHCARE INC., a Delaware corporation (the “Borrower”), the Lenders parties thereto,
UBS SECURITIES LLC (formerly known as UBS WARBURG LLC) and GOLDMAN SACHS CREDIT PARTNERS L.P., as joint lead arrangers and joint bookrunners (the “Arrangers”), GOLDMAN SACHS CREDIT PARTNERS L.P., as Syndication Agent, THE BANK OF
NOVA SCOTIA, DEUTSCHE BANK SECURITIES INC. (formerly known as Deutsche Banc Alex. Brown Inc.) and GENERAL ELECTRIC CAPITAL CORPORATION, as Co-Documentation Agents, GENERAL ELECTRIC CAPITAL CORPORATION, as Collateral Agent, and UBS AG, STAMFORD
BRANCH, as Administrative Agent. 
  
 W I T
N E S S E T H: 
  
 WHEREAS, the Borrower has requested that certain provisions of the Credit Agreement be amended upon the terms and subject to the conditions set forth herein; and 
  
 WHEREAS, the Lenders have agreed to such amendments upon the terms and subject to the conditions set forth herein;

  
 NOW, THEREFORE, in consideration of the premises and mutual
covenants contained herein and in the Credit Agreement, the parties hereto hereby agree as follows: 
  
 SECTION 1. DEFINITIONS. 
  
 Unless otherwise defined herein, terms used herein and defined in the Credit Agreement are used herein as therein defined. 
  
 SECTION 2. AMENDMENT. 
  
 2.1 Amendment to Section 1.1 (Defined Terms).
(a) Section 1.1 of the Credit Agreement is hereby amended by deleting the definition of “Material Acquisition” that appears in the definition of “Consolidated EBITDA” and substituting the following in lieu thereof:

  
 “Material Acquisition” means any acquisition
of property or series of related acquisitions of property that (a) constitutes assets comprising all or substantially all of an operating unit of a business or constitutes all or substantially all of the common stock of a Person and
(b) involves the payment of consideration by the Borrower and its Subsidiaries in excess of $2,000,000; 
  
 (b) Section 1.1 of the Credit Agreement is hereby amended by adding the following definitions in proper alphabetical order: 
  
 “Covered Acquisitions”: with respect to the Borrower or any
Restricted Subsidiary, any transaction or series of related transactions involving aggregate consideration (including assumed Indebtedness) of more than $2,000,000 for the direct or indirect (a) acquisition of all or substantially all of the
property of any other Person, or of any business or division of any other Person, (b) acquisition of in excess of 50% of the equity interests of any other Person, or otherwise causing any other Person to 

 
become a Subsidiary of such Person or (c) merger or consolidation or any other combination with any other Person. 
  
 “Patient List Acquisition”: with respect to the Borrower or
any Restricted Subsidiary, any transaction or series of related transactions that result in the Borrower or a Restricted Subsidiary acquiring, directly or indirectly, a list of patients with whom it has the right to conduct or solicit business,
together with all ancillary prescriptions, agreements and such other forms or documents related thereto, but that does not result in the acquisition of a material amount of other tangible assets or in the assumption of any material liabilities.

  
 “Permitted Acquisitions”: a Covered
Acquisition, if each of the following conditions is met: 
  
 (i) no Default or Event of Default shall have occurred and be continuing on the date of any such acquisition or after giving effect to such acquisition; 
  
 (ii) after giving pro forma effect to such acquisition, (A) the Borrower shall be in
compliance with all covenants set forth in Section 7.1, recomputed as of the most recently ended Reference Period (as defined in the definition of “Consolidated EBITDA”) of the Borrower and calculated in accordance with the definition
of “Consolidated EBITDA” (assuming, for purposes of Section 7.1, that such acquisition, and all other Permitted Acquisitions consummated since the first day of the relevant Reference Period for each of the financial covenants set
forth in Section 7.1 ending on or prior to the date of such acquisition, had occurred on the first day of such relevant Reference Period), (B) unless expressly approved by the Administrative Agent, the business, Persons or assets being
acquired shall have generated positive EBITDA for the last twelve-month period most recently ended prior to the date of consummation of such acquisition and (C) the Availability in effect on such date after giving effect to such acquisition is
equal to or greater than $20,000,000; 
  
 (iii)
neither the Borrower nor any Restricted Subsidiary shall, in connection with any such acquisition, assume or remain liable with respect to any Indebtedness or other liability (including any material tax or ERISA liability) of the related seller of
the business, Person or assets acquired, except to the extent permitted under Section 7.2 and any other such liabilities or obligations not permitted to be assumed or otherwise supported by the Borrower or such Restricted Subsidiary hereunder
shall be paid in full or released as to the business, Persons or assets being so acquired on or before the consummation of such acquisition; 
  
 (iv) the Person, property or business to be acquired shall be engaged in a business of the same or similar type conducted by the Borrower
and the Restricted Subsidiaries on the Closing Date and the property acquired in connection with any such acquisition shall be made subject to the Lien of the Security Documents to the extent required by Section 6.10 of the Credit Agreement
within fifteen days after such acquisition and shall be free and clear of any Liens, other than Liens permitted by Section 7.3 of the Credit Agreement; 
  
 (v) the board of directors or other similar governing body of the acquired Person shall not have indicated publicly its opposition to the
consummation of such acquisition, which opposition has not been publicly withdrawn; 
  

 2 

 (vi) all transactions in connection therewith shall be consummated in accordance with all
applicable laws of all applicable Governmental Authorities; 
  
 (vii) with respect to any acquisition involving aggregate consideration (including assumed Indebtedness) of more than $5,000,000, the Borrower shall have provided the Administrative Agent and the Lenders with
(A) historical financial statements for the last three fiscal years, if available, of the Person or business to be acquired (audited if available without undue cost or delay) and unaudited financial statements thereof for the most recent
interim period which are available, (B) (1) reasonably detailed projections for the next succeeding two years pertaining to the Person or business to be acquired and (2) updated projections for the Borrower after giving effect to such
acquisition, (C) a reasonably detailed description of all material information relating thereto and copies of all material documentation pertaining to such acquisition and (D) all such other information and data relating to such
acquisition or the Person or business to be acquired as may be reasonably required by the Administrative Agent or the Required Lenders; and 
  
 (viii) at least 5 Business Days prior to the proposed date of consummation of the acquisition and on the date of consummation of the
acquisition, the Borrower shall have delivered to the Agents and the Lenders an officer’s certificate certifying that, as of the date of such certificate, (1) such acquisition complies with this definition (which shall have attached
thereto calculations showing compliance with clause (ii)(A) of this definition and reasonably detailed backup data supporting such calculations) and (2) such acquisition could not reasonably be expected to result in a Material Adverse Effect;
provided that no such certificate will be required on the date of such acquisition unless the information or certifications contained therein would be materially different from the information and certifications contained in the first such
certificate delivered in respect of such acquisition. 
  
 “Third Amendment”: The Third Amendment to the Credit Agreement, dated as of November 8, 2005. 
  
 “Third Amendment Effective Date”: The Amendment Effective Date, as defined in the Third Amendment. 
  
 2.2 Amendment to Section 7.1(a) (Consolidated Total Leverage
Ratio). Section 7.1(a) of the Credit Agreement is hereby amended by deleting the columns captioned “Fiscal Quarter Ending” and “Consolidated Total Leverage Ratio” and substituting therefor the following:

  

				
	 Fiscal Quarter Ending

	  	Consolidated Total
Leverage Ratio

	 
	 September 30, 2005
	  	3.25	x
	 December 31, 2005
	  	3.25	x
	 March 31, 2006
	  	3.25	x
	 June 30, 2006
	  	3.00	x
	 September 30, 2006
	  	3.00	x
	 December 31, 2006 and thereafter
	  	2.75	x

  

 3 

 2.3 Amendment to Section 7.1(c) (Consolidated Interest Coverage Ratio). Section 7.1(c)
of the Credit Agreement is hereby amended by deleting the columns captioned “Fiscal Quarter Ending” and “Consolidated Interest Coverage Ratio” and substituting therefor the following: 
  

				
	 Fiscal Quarter Ending

	  	Consolidated Interest
Coverage Ratio

	 
	 September 30, 2005
	  	3.25	x
	 December 31, 2005
	  	3.25	x
	 March 31, 2006
	  	3.25	x
	 June 30, 2006
	  	3.25	x
	 September 30, 2006
	  	3.50	x
	 December 31, 2006 and thereafter
	  	3.50	x

  
 2.4 Amendment to
Section 7.1(d) (Consolidated Fixed Charge Coverage Ratio). Section 7.1(d) of the Credit Agreement is hereby amended by deleting the columns captioned “Fiscal Quarter Ending” and “Consolidated Fixed Charge
Coverage Ratio” and substituting therefor the following: 
  

				
	 Fiscal Quarter Ending

	  	Consolidated Fixed
Charge Coverage Ratio

	 
	 September 30, 2005
	  	1.00	x
	 December 31, 2005
	  	1.00	x
	 March 31, 2006
	  	1.00	x
	 June 30, 2006
	  	1.10	x
	 September 30, 2006
	  	1.10	x
	 December 31, 2006 and thereafter
	  	1.10	x

  
 2.5 Amendment to
Section 7.7 (Capital Expenditures). Section 7.7 of the Credit Agreement is hereby amended by deleting the columns captioned “Fiscal Year” and “Capital Expenditure Amount” and substituting therefor the
following: 
  

			
	 Fiscal Year

	  	Capital Expenditure
Amount

	 2002
	  	$  75,000,000
	 2003
	  	$  80,000,000
	 2004
	  	$  85,000,000
	 2005
	  	$  90,000,000
	 2006
	  	$  75,000,000
	 2007
	  	$  80,000,000
	 2008
	  	$105,000,000

  
 2.6 Amendment to
Section 7.8 (Investments). Section 7.8 of the Credit Agreement is hereby amended by deleting paragraph (g) thereof and substituting therefor the following: 
  
 “(g) (i) Investments by the Borrower or any Restricted Subsidiary in the Capital Stock or assets
of any Person, provided that (A) no Default or Event of Default shall have occurred and be continuing on the date of any such Investment or after giving effect to such Investment, (B) if such Investment is not a Covered Acquisition,
the 

  

 4 

 
Availability in effect on such date after giving effect to such Investment is equal to or greater than $10,000,000, (C) if such Investment is not a
Covered Acquisition, the aggregate amount (valued at cost) of any Investment or related series of Investments shall not exceed $10,000,000, (D) if such Investment is a Covered Acquisition, such Investment is a Permitted Acquisition and
(E) the aggregate amount (valued at cost) of such Investments made pursuant to this paragraph (g)(i) during any fiscal year of the Borrower shall not exceed the amount set forth below opposite such fiscal year: 
  

			
	 Fiscal Year

	  	 Aggregate Amount
 of Investments

	 2002
	  	$20,000,000
	 2003
	  	$30,000,000
	 2004
	  	$35,000,000
	 2005
	  	$35,000,000
	 2006 and thereafter
	  	$45,000,000

  
 (provided that
(1) up to $5,000,000 of any such amount referred to above, if not so invested in the fiscal year for which it is permitted, may be carried over for Investments in the next succeeding fiscal year and (2) Investments made pursuant to this
paragraph (g)(i) during any fiscal year shall be deemed made, first, in respect of amounts permitted for such fiscal year as provided above and, second, in respect of amounts carried over from the prior fiscal year pursuant to
clause (1) above); and 
  
 (ii) in addition
to the foregoing Investments, on any date on or after the Third Amendment Effective Date, additional Covered Acquisitions by the Borrower or any Restricted Subsidiary constituting Permitted Acquisitions or additional Patient List Acquisitions by the
Borrower or any Restricted Subsidiary, provided that (A) the aggregate amount (valued at cost) of any Investment or related series of Investments under this paragraph (g)(ii) shall be greater than $15,000,000, (B) the aggregate
amount (valued at cost) of such Investments made pursuant to this paragraph (g)(ii) shall not exceed $30,000,000 during the term of this Agreement, (C) if such Investment is a Patient List Acquisition, such acquisition satisfies the
requirements of clauses (i) through (viii) of the definition of “Permitted Acquisitions” except clauses (ii)(B), (vii)(A) and (vii)(B)(1) of such definition and (D) the Consolidated Total Leverage Ratio of the Borrower as of
the most recently ended Reference Period after giving pro forma effect to such Investment and calculated in accordance with the definition of “Consolidated EBITDA” shall not be greater than the amount set forth below opposite
such fiscal quarter (assuming that such Investment had occurred on the first day of the relevant Reference Period): 
  

				
	 Fiscal Quarter Ending

	  	Consolidated Total
Leverage Ratio

	 
	 September 30, 2005
	  	3.15	x
	 December 31, 2005
	  	3.15	x
	 March 31, 2006
	  	3.15	x
	 June 30, 2006
	  	2.90	x
	 September 30, 2006
	  	2.90	x
	 December 31, 2006 and thereafter
	  	2.65	x

  

 5 

 SECTION 3. MISCELLANEOUS. 
  
 3.1 Conditions to Effectiveness. This Amendment shall become effective on the date (the “Amendment Effective
Date”) on which the following conditions are satisfied (or waived): (a) the Administrative Agent shall have received (i) an executed counterpart of this Amendment duly executed and delivered by the Borrower and each of the
Required Lenders and (ii) an Acknowledgement and Consent in the form attached hereto as Exhibit A duly executed and delivered by each Guarantor and (b) the Administrative Agent and the Lenders shall have received all fees and expenses
required to be paid as of the Amendment Effective Date. 
  
 3.2
Representations and Warranties. On the Amendment Effective Date and after giving effect to the amendments contained herein, the Borrower hereby confirms, reaffirms and restates the representations and warranties made by it in Section 4
of the Credit Agreement, except to the extent any of such representations and warranties relate to a specific earlier date, in which case such representations and warranties shall be deemed true and correct on and as of such earlier date;
provided, that each reference therein to the Credit Agreement shall be deemed to be a reference to the Credit Agreement after giving effect to this Amendment. 
  
 3.3 Payment of Fees and Expenses. (a) The Borrower agrees to pay or reimburse the Administrative Agent for all
of its reasonable out-of-pocket costs and expenses incurred in connection with this Amendment, any other documents prepared in connection herewith and the transactions contemplated hereby, including, without limitation, the reasonable fees and
disbursements of counsel to the Administrative Agent. 
  
 (b) The
Borrower agrees to pay on the Amendment Effective Date an amendment fee payable to every Lender that executes this Amendment on or prior to the Amendment Effective Date in an aggregate amount equal to 0.125% of the sum of the Revolving Credit
Commitments and Term Loans of such Lender, provided that this Amendment becomes effective. 
  
 3.4 Continuing Effect. Except as expressly provided hereby, all of the terms and provisions of the Credit Agreement and the other Loan Documents
are and shall remain in full force and effect. The amendments contained herein shall not be construed as a waiver of any other provision of the Credit Agreement or the other Loan Documents or for any purpose except as expressly set forth herein or a
consent to any further or future action on the part of the Borrower that would require the waiver or consent of the Administrative Agent or the Lenders. 
  
 3.5 Counterparts. This Amendment may be executed by one or more of the parties hereto in any number of separate counterparts and all of said
counterparts taken together shall be deemed to constitute one and the same instrument. Any executed counterpart delivered by facsimile transmission shall be effective as for all purposes hereof. 
  
 3.6 GOVERNING LAW. THIS AMENDMENT AND THE RIGHTS AND
OBLIGATIONS OF THE PARTIES HERETO SHALL BE GOVERNED BY, AND CONSTRUED AND INTERPRETED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK. 
  

 6 

 IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be duly executed and delivered by
their respective proper and duly authorized officers as of the day and year first above written. 
  

			
	 ROTECH HEALTHCARE INC.

		
	By:	 	 
	 Name:
	 	 
	 Title:
	 	 

			
	UBS AG, STAMFORD BRANCH, as Administrative Agent and a Lender
		
	By:	 	 
	 Name:
	 	 
	 Title:
	 	 
		
	By:	 	 
	 Name:
	 	 
	 Title:
	 	 

			
		
	 	 	 
	 	 	[LENDER]
		
	By:	 	 
	 Name:
	 	 
	 Title:
	 	 

  
 [ROTECH
HEALTHCARE INC. THIRD AMENDMENT SIGNATURE PAGE]Amendment to Leases

 Exhibit 10.1 
  
 AMENDMENT OF LEASES 
  
 This AMENDMENT OF LEASES (this “Amendment”) effective as of the 9TH day of November, 2005 by and between FORT POINT PLACE – VEF V, LLC, a Delaware limited liability company (“Landlord”), a successor to Henry
DiRico and Alfred DiRico, as trustees of Wormwood Realty Trust, and NMT MEDICAL, INC. (formerly known as NITINOL MEDICAL TECHNOLOGIES, INC.), a Delaware corporation having its principal place of business at 27 Wormwood Street, Boston, Massachusetts
(“Tenant”). 
  
 BACKGROUND 
  
 Landlord and Tenant are holders of the Landlord’s and Tenant’s
interests, respectively, under the following two Leases (the “Leases”): 
  

	 	(a)	Lease dated May 29, 1997, as amended (the “8,079 Lease”) for approximately 8,079 rentable square feet of area on the second floor of the buildings located at 27-43
Wormwood Street in Boston, Massachusetts between Henry DiRico and Alfred DiRico, as Trustees of Wormwood Realty Trust, as Landlord, and Image Technologies Corporation, as Tenant, which Lease was assigned to Tenant by Image Technologies Corporation
by an Assignment and Assumption of Lease dated as of June 1, 2000; and 

  

	 	(b)	Lease dated May 8, 1996, as amended (the “27,399 Lease”), for approximately 27,399 rentable square feet of area on the first and second floors of such building
between said Trustees, as Landlord, and Tenant, as Tenant. 

  
 The terms of the Leases are scheduled to expire on September 30, 2006. Landlord and Tenant desire to extend the terms of the Leases and to amend the Leases in certain other respects, all as hereinafter set forth.

  
 WITNESSETH: 
  
 NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree to amend the Leases as follows: 
  
 1. CAPITALIZED TERMS. Capitalized terms not defined herein shall have the same meaning ascribed to them in the Leases. 
  
 2. EXTENSION OF LEASE TERM. The Term of each of the Leases is hereby
extended for the four (4) year period beginning October 1, 2006 and ending on September 30, 2010 (the “2006-2010 Extended Term”). 

 3. FINANCIAL TERMS FOR 2006-2010 EXTENDED TERM. The aggregate Annual Fixed Rent under the Leases
and Tenant’s Tax Base and Tenant’s Operating Expense Base under each of the Leases shall be as follows for the 2006-2010 Extended Term : 
  

	 	(a)	Annual Fixed Rent: 

  
 October 1, 2006 – October 31, 2006: None 
  
 November 1, 2006 – September 30, 2008: $745,038 per annum 
  
 October 1, 2008 – September 30, 2010: $815,994 per annum 
  

	 	(b)	Tenant’s Operating Expense Base: Tenant’s Proportionate Share of the total Operating Expenses for the Property incurred during calendar year 2006.

  

	 	(c)	Tenant’s Tax Base: Tenant’s Proportionate Share of the fiscal year 2006 Real Estate Taxes for the Property as adjusted by the results of any abatements,
reassessment or litigation. 

  
 4. CONDITION OF
PREMISES: The Premises shall be accepted by Tenant on the first day of the 2006-2010 Extended Term in “as is” condition, in its then state of construction, finish and decoration, without any obligation for preparation or construction
therein by Landlord for Tenant’s occupancy or otherwise, except that, on or before April 1, 2006 (which date may be extended for causes beyond Landlord’s reasonable control), Landlord shall be obligated to construct a shower in
accordance with the specifications, and in the location generally shown, on the attached Exhibit Shower Specification. In the event that Landlord fails to complete the construction of such shower by April 1, 2006 (as such date may
be extended as provided above), Tenant shall have the right for each full calendar month after such April 1, 2006 date (as extended, if applicable, as provided above) that the construction of such shower shall not have been completed to offset
against the installments of Fixed Rent then next becoming due under the Leases at the aggregate rate of $5,000 per full calendar month until the construction of such shower shall have been completed. 
  
 5. IMPROVEMENT ALLOWANCE: Landlord will reimburse Tenant up to an
aggregate of $248,346 (the “New Improvement Allowance”) for the cost of design and construction of improvements in the Premises performed between the effective date of this Amendment and September 30, 2006. Landlord shall make such
reimbursement on or after October 1, 2006 upon delivery to it of receipted bills, lien waivers and such other documentation as Landlord shall reasonably require. Landlord shall make all reimbursement payments due under this Section 5
within thirty (30) days of receipt of the required documentation from Tenant, but in no event prior to October 1, 2006. Construction of improvements by Tenant shall comply with all terms and provisions of the Leases. Notwithstanding the
above, so long as Tenant shall not then be in default under the Leases and provided that Tenant shall have expended and have been reimbursed for at least $198,676.80 of the New Improvement Allowance for costs of constructing Tenant’s leasehold
improvements at the Premises (including the installation of fixtures but excluding trade fixtures), Tenant shall have the right, in lieu of receiving any remaining undisbursed portion of the New Improvement Allowance, to direct Landlord in writing
to credit against its rental obligations under the Leases that arise after 

  

 2 

 
September 30, 2006 but prior to December 31, 2006 (but not thereafter) the remaining portion of the New Improvement Allowance that shall not have
been reimbursed to Tenant for construction costs (i.e., after the $198,676.80 amount referred to above shall have been expended and reimbursed as required above). 
  

	6.	TENANT’S OPTION TO EXTEND THE TERM OF THE LEASES BEYOND THE 2006-2010 EXTENDED TERM. 

  

	 	A.	On the conditions that (i) Tenant is not in default of its covenants and obligations under the Leases after the expiration of all applicable notice and cure periods at the time
Tenant’s option to extend the term of the Leases (as described below) is exercised and as of the first day of the “2010-2015 Extended Term” (as defined below) and (ii) the Tenant itself is occupying not less than ninety
(90) percent of the Premises then demised to Tenant, both as of the time of option exercise and as of the commencement of the 2010-2015 Extended Term, then Tenant shall have the option to extend the Term of the Leases beyond the expiration of
the 2006-2010 Extended Term (i.e., beyond September 30, 2010) for one additional five (5) year term beginning October 1, 2010 and ending September 30, 2015 (the “2010-2015 Extended Term”). Tenant may exercise such
option only as to both of the Leases. If Tenant desires to so extend the Term, Tenant must exercise such option to extend by giving Landlord written notice at least fifteen (15) months prior to the expiration of the 2006-2010 Extended Term (the
“Notice to Extend”), provided that Landlord may, by written notice to Tenant within ten (10) days after Tenant’s notice, elect not to accept Tenant’s exercise of such option to extend, in which event Tenant’s exercise
of such option to extend shall be of no force and effect. Upon the timely giving of such notice (provided Landlord elects to accept Tenant’s exercise of such option), the Term of both Leases shall be deemed extended for the 2010-2015 Extended
Term upon all of the terms and conditions of the Leases except that (i) Landlord shall have no obligations to construct or renovate the Premises or to provide Tenant with any allowances or other monies and (ii) the Annual Fixed Rent during
the 2010-2015 Extended Term shall be as hereinafter set forth in subparagraph B of this Section. If Tenant fails to give timely notice, as aforesaid, Tenant shall have no further right to extend the Term, time being of the essence of this Section.

  

	 	B.	 Minimum Annual Rent. The Annual Fixed Rent during the 2010-2015 Extended Term shall be the Market Rent (as defined in subparagraph C below), as of the
commencement of the 2010-2015 Extended Term; provided, however, that in no event shall the aggregate Annual Fixed Rent payable by Tenant under the Leases 

  

 3 

 
for any twelve (12) month period during the 2010-2015 Extended Term be less than $815,994 per annum. 
  

	 	C.	Market Rent. Market Rent shall be computed as of the first day of the 2010-2015 Extended Term at the then current rentals being charged to tenants for comparable space
located in the Buildings and comparable buildings in the immediate vicinity of the Buildings, taking into account and giving effect to, in determining comparability, without limitation, such considerations as size, condition and location of premises
and lease term. 

  
 If Tenant shall
exercise its option to extend the Term for the 2010-2015 Extended Term, at least twelve (12) months prior to expiration of the Extended Term, Landlord shall initially designate the Market Rent and shall furnish data in support of such
designation to Tenant. If Tenant disagrees with Landlord’s designation of the Market Rent, then Tenant shall have the right, by written notice given within twenty-one (21) days after Tenant has been notified of Landlord’s designation,
to submit such Market Rent to arbitration as follows. Market Rent shall be determined by arbitrators, one to be chosen by Tenant, one to be chosen by Landlord and a third to be selected, if necessary, as below provided. All arbitrators selected
under this paragraph shall be experienced real estate appraisers or brokers with a minimum of ten (10) years of experience in the commercial real estate industry in Boston. If within thirty (30) days after Tenant’s notice to submit to
arbitration, the parties agree upon a single arbitrator, then Market Rent shall be determined by such Arbitrator. In addition, if one party fails to select an arbitrator within such thirty (30) day period, the arbitrator selected by the other
party shall be the sole arbitrator and shall determine Market Rent. In the event that one arbitrator is chosen by each of Landlord and Tenant, the unanimous written decision of such arbitrators without selection and participation of a third
arbitrator, or otherwise the written decision of a majority of the three arbitrators chosen and selected as provided herein, shall be conclusive and binding upon Landlord and Tenant. Landlord and Tenant shall each notify the other of its chosen
arbitrator within thirty (30) days following the call for arbitration and, unless such two arbitrators shall have reached a unanimous decision within thirty (30) days after their designation, then they shall so notify the then President of
the Greater Boston Real Estate Board and request him or her to select an impartial third arbitrator to act hereunder. Such third arbitrator and the first two chosen shall hear the parties and their evidence and render their decision within thirty
(30) days following the conclusion of such hearing and notify Landlord and Tenant thereof. Landlord 

  

 4 

 
and Tenant shall bear the expense of their respective arbitrators. Landlord and Tenant shall bear the expense of the third arbitrator (if any) equally. If
the dispute between the parties as to Market Rent has not been resolved before the commencement of Tenant’s obligation to pay rent based upon such Market Rent, then Tenant shall pay Annual Fixed Rent under the Leases in respect of the Premises
based upon the Market Rent designated by Landlord until either the agreement of the parties as to the Market Rent or the decision of the arbitrators, as the case may be, at which time Tenant shall pay any underpayment of rent to Landlord, or
Landlord shall refund any overpayment of rent to Tenant. 
  

	7.	OTHER AMENDMENTS TO LEASES. 

  

	 	A.	Amendments to 27,399 Lease 

  

	 	(i)	Section 2.11 of the 27,399 Lease, entitled “Extension Option”, is hereby deleted in its entirety and shall no longer have any force or effect and the reference to the
“OPTION TO EXTEND” included in Section 1.1 of such 27, 399 Lease is hereby deleted in its entirety. 

  

	 	(ii)	Section 2.2 of the 27,399 Lease, entitled “Parking”, is hereby amended by deleting such Section 2.2 in its entirety and by replacing the same with:

  
 “2.2 Parking Landlord shall
provide Tenant with four (4) reserved parking spaces on the Lot free of charge. Landlord shall have no other obligations to provide Tenant with any other parking spaces.” 
  

	 	(iii)	Section 2.9 of the 27,399 Lease is hereby deleted in its entirety and shall no longer have any force or effect. 

  

	 	(iv)	Section 2.12 of the 27,399 Lease, entitled “Expansion Option”, and Section 2.13 of the 27,399 Lease, entitled “Right of First Offer”, are hereby
deleted in their entirety and shall no longer have any force or effect. 

  

	 	(v)	Section 3.2 of the 27,399 Lease, entitled “Landlord Work”, and Section 3.3 of the 27,399 Lease, entitled “Tenant Work; Allowance”, are hereby deleted
in their entirety and shall no longer have any force or effect. 

  

	 	(vi)	Section 8.10 of the 27,399 Lease, entitled “Brokerage”, is hereby deleted in its entirety and shall no longer have any force or effect. 

  

	 	(vii)	Paragraph VII of Exhibit D to the 27,399 Lease, entitled “Security”, is hereby amended by deleting the words “24 hours a day, 7 days a week” and replacing them
with the words, “6:00 a.m. to 12:00 p.m., 7 days a week.” 

  

 5 

	 	(viii)	Paragraph VIII of Exhibit D to the 27,399 Lease, entitled “Shuttle Bus”, is hereby amended by adding the following sentence at the end thereof: “Notwithstanding the
above two sentences, Landlord shall have the right to discontinue such shuttle service at any time after October 1, 2007.” 

  

	 	B.	Amendments to 8,079 Lease 

  

	 	(i)	Section 2.2 of the 8,079 Lease, entitled “Parking”, shall be deleted in its entirety and shall no longer have any force or effect. 

  

	 	(ii)	Section 3.3 of the 8,079 Lease, entitled “Tenant Work; Allowance”, is hereby deleted in its entirety and shall no longer have any force or effect.

  

	 	(iii)	Paragraph VII of Exhibit D to the 8,079 Lease, entitled “Security”, is hereby amended by deleting the words “24 hours a day, 7 days a week” and replacing them
with the words, “6:00 a.m. to 12:00 p.m., 7 days a week.” 

  

	 	(iv)	Paragraph VIII of Exhibit D to the 8,079 Lease, entitled “Shuttle Bus”, is hereby amended by adding the following sentence at the end thereof: “Notwithstanding the
above two sentences, Landlord shall have the right to discontinue such shuttle service at any time after October 1, 2007.” 

  
 8. CONSENT OF MORTGAGEE TO AMENDMENT. Notwithstanding the execution and delivery of this Amendment by Landlord, the Landlord’s obligations
under this Amendment shall be expressly subject to, and contingent upon, Landlord’s receipt of written approval by its mortgagee to the execution and delivery by Landlord of this Amendment, which Landlord shall use diligent efforts to obtain
within fifteen (15) days after the date of this Amendment. In the event that Landlord fails to obtain such written consent by Landlord’s mortgagee within such fifteen (15) day period, Landlord shall have the right to rescind its
execution of this Amendment and thereby render this Amendment null and void, by written notice provided to Tenant within ten (10) days after the expiration of such fifteen (15) day period. 
  
 9. BROKERAGE REPRESENTATION AND WARRANTY. Tenant warrants and
represents to Landlord that it has not engaged or had discussions with any broker or agent in connection with this Amendment other than CB Richard Ellis Whittier Partners, and Tenant shall indemnify and hold Landlord harmless from and against any
and all loss, costs and expense (including reasonable attorneys’ fees incurred by or on behalf of Landlord) involving any claim for a brokerage commission, finder’s fee or similar compensation made by any person other than CB Richard Ellis
Whittier Partners, arising out of or in connection with this Amendment if such person claims to have represented Tenant in connection with this Amendment. 
  
 10. NO OTHER AMENDMENTS. Except as only expressly amended hereby, the Leases shall continue in full force and effect, as heretofore. 
  

 6 

 WITNESS the execution hereof as an instrument under seal as of the day first above written. 

 
 LANDLORD: 
  
 FORT POINT PLACE-VEF V, LLC, 
 a Delaware limited liability Company 
  
 FORT POINT PLACE-VEF V, LLC, 
 a Delaware
limited liability Company 
  

	 	By:	VEF V Holdings, LLC, 

 a Delaware limited liability
company, its sole member 
  

	 	By:	Value Enhancement Fund V, L.P., a Georgia limited partnership, its managing member 

  

	 	By:	VEF Group Management, LLC, a Delaware limited liability company, its manager 

  

By:  /s/ B. Stanton Breon 
 Name: B.
Stanton Breon 
 Title: CFO 
  
 TENANT: 
  
 NMT MEDICAL, INC. 
  

	By: 	/s/ Richard E. Davis 

 Name: Richard E. Davis 
 Title: Vice President / CFO 
  

 7 

 EXHIBIT SHOWER SPECIFICATION 
  
 Location: On the first floor in close proximity to the common area bathrooms. 
  

			
	 Walls:
	  	5/8” Moisture Resistant Gypsum Wall Board (by USG Corp. or equal) on 3 5/8” (18 ga. Min.) metal studs @16” o.c. (taped & finished)
		
	 Ceramic Tile:
	  	 
	 Walls:
	  	4  1/4” x 4  1/4” American Olean
	 Floors:
	  	2 x 2 American Olean Egyptstone
	 Grout:
	  	Laticrete
	 Tile base shall be DUROCK Cement Board, by USG Corp. (or equal)

		
	 Paint:
	  	Benjamin Moore – one coat primer, two coats finish paint
		
	 Walls:
	  	#274 Moorcraft Super Spec Latex Eggshell Enamel
		
	 Frames:
	  	#276 Moorcraft Super Spec Latex Semi-Gloss Enamel
		
	 Ceiling:
	  	#319 Regal Eggshell AquaVelvet
		
	 Lockers:
	  	Lyons standard single tier quiet locker w/continuous sloping hood and “Z” type base; wall and/or floor anchoring recommended

  

 8

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