Document:

EX-10.39

 Exhibit 10.39 
 FIRST AMENDMENT TO LEASE 
 This FIRST AMENDMENT TO
LEASE (this “Amendment”) made on this 1st day of March, 2013, by and between QUALITY INVESTMENT PROPERTIES – WILLIAMS CENTER, L.L.C., a Kansas limited liability company (“Lessor”), and QUALITY TECHNOLOGY
SERVICES LENEXA, LLC, a Delaware limited liability company (“Lessee”). 
 W I
T N E S S E T H: 
 WHEREAS, Lessor and Lessee entered
into a lease, dated as January 1, 2009 (the “Lease”), pursuant to which Lessor leased to Lessee (i) 2493 usable square feet of data center space (the “Data Center Space”) located on the first floor of the
J. Williams Technology Centre located at 12851 Foster Street, Overland Park, Kansas (the “Building”), and (ii) 7220 usable square feet of office and common space (the “Office Space”), which was increased to
8639 usable square feet as of October 1, 2009 (the Office Space and Data Center Space being collectively referred to as the “Leased Premises” or the “Premises”); and 

WHEREAS, subject to the terms and conditions of this Amendment, Lessee and Lessor desire to increase the size of the Office
Space. 
 NOW, THEREFORE, in consideration of the sum of One Dollar ($1.00) and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto mutually covenant and agree as follows: 
 1. Capitalized terms not otherwise defined herein shall have the meaning given to such terms in the Lease. 
 2. Section 1.02 of the Lease is hereby deleted in its entirety and replaced with the following: 
 “1.02 Leased Premises. In consideration of the Rent, terms, provisions and covenants of this Lease, Lessor hereby irrevocably leases, lets and demises to Lessee the exclusive use and
possession of (i) 2493 square usable square feet of data center space (the “Data Center Space”) located on the first floor of the J. Williams Technology Centre located at 12851 Foster Street, Overland Park, Kansas (the
“Building”) (reserving six (6) cabinets of space and power for Lessor’s use), and (ii) 30,213 usable square feet of office and common space (the “Office Space”), more particularly depicted on Exhibit
A attached hereto and incorporated herein by reference (all of such space being referred to as the “Leased Premises” or the “Premises”).” 

3. Section 1.03 of the Lease is hereby amended to add the following: 

Option. Provided there is no default by Lessee hereunder continuing beyond any applicable cure period either as of
the date Lessee notifies Lessor of its election to extend the Term or as of the first day of the extension period, Lessee may 

 
extend the Term as it relates to the Premises for one (1) period of five (5) years. Lessee shall notify Lessor of its election to extend the Term by giving Lessor notice thereof not
less than twelve (12) months prior to the expiration of the Term then in effect, time being of the essence. All of the provisions of this Lease (other than the amount of Monthly Rent payable hereunder) shall apply during the extension period.

 (a) The annual Monthly Rent during the extension period shall be the greater of (a) the annual Monthly
Rent in effect during the twelve (12) month period preceding the commencement of such extension term and (b) Ninety-five percent (95%) of the “fair market rent” for the Premises at the time of the commencement of the
extended term. The term “fair market rent” shall be the rent generally payable in Johnson County, Overland Park, Kansas for Class A office space in an office building of approximately the same quality, size and condition as the
Building, giving due consideration to (i) the condition of the Premises without any alterations, additions, or improvements made by Lessee or at Lessee’s expense, but taking into account the value of Lessee’s rights to use all
building areas, systems and infrastructure under the Lease, and (ii) to all other factors that would be relevant to a third-party tenant desiring to lease space substantially similar to the Premises for the extended term. Within thirty
(30) days after the exercise by Lessee of its option to extend, Lessor shall notify Lessee of Lessor’s determination of the annual Monthly Rent during the extension period. If Lessee desires to dispute Lessor’s determination, Lessee
shall, within forty-five (45) days after receipt thereof, withdraw its election to extend the Term or submit to Lessor a written appraisal of the fair market rent for the Premises by an appraiser who is a member of the American Institute of
Real Estate Appraisers, having at least seven (7) years experience in appraising commercial real estate in Johnson County, Overland Park, Kansas (a “Qualified Appraiser”). If Lessor disagrees with the fair market rent
determined by Lessee’s Qualified Appraiser, Lessor shall, within forty-five (45) days of receipt of such appraisal, submit to Lessee a written appraisal of the fair market rent for the Premises by a Qualified Appraiser selected by Lessor.
If Lessor’s and Lessee’s Qualified Appraisers do not agree upon the fair market rent but are apart by less than five (5%) percent, then the fair market rents determined by both shall be averaged. Otherwise, Lessor’s and
Lessee’s Qualified Appraisers shall mutually agree upon an independent Qualified Appraiser to determine such fair market rent. If Lessor’s and Lessee’s Qualified Appraisers are unable to agree upon such independent appraiser, either
Lessor or Lessee may request the American Arbitration Association to appoint such independent appraiser. The independent appraiser shall select either Lessor’s Qualified Appraiser’s determination of fair market rent or the fair market rent
determined by Lessee’s Qualified Appraiser, which determination shall be binding upon both Lessor and Lessee. The parties shall be responsible for the cost of their own Qualified Appraiser and shall share equally in the cost of any independent
third Qualified Appraiser. Pending resolution of the issue of fair market rent, Lessee shall pay to Lessor as of commencement of the extension term, the Monthly Rent as established by Lessor, subject to adjustment upon final determination.

 (b) Upon final determination of the Montly Rent to be paid during the extension period as hereinabove
provided, Lessor and Lessee shall enter into a lease amendment to reflect the same. 

  
 2 

 4. Section 1.04 of the Lease is hereby amended to reflect that from the date of this
Amendment until December 31, 2013, the Monthly Rent for the Office Space shall be $56,649.38/month and $679,792.50/year, and the total Monthly Rent for the Leased Premises shall be $88,149.38/month and $1,057,792.50/year. Commencing on
January 1, 2014 and continuing through December 31, 2018, Lessee shall pay Monthly Rent to Lessor for the Office Space in an amount equal to $23.50/square foot for a total of $59,166.54/month and $709,998.45/year. Beginning January 1,
2014 and continuing through December 31, 2018, the total Monthly Rent for the Leased Premises shall be $90,666.54/month and $1,087,998.40/year. 
 5. Section 2.02 of the Lease is hereby amended by deleting the last sentence of the second paragraph of Section 2.02 and replacing it with the following: 

“The pro rata share for insurance and taxes is calculated based Lessee’s percentage occupancy of the Office Space as set forth
in Exhibit A.” 
 6. Exhibit A of the Lease is hereby deleted in its entirety and replaced with Exhibit A to this
Amendment. 
 7. Except as expressly provided herein, all other terms, conditions, covenants, conditions and agreements as set
forth in the Lease remain unchanged and in full force and effect. 
 8. This Amendment shall be governed by and construed in
accordance with the laws of the State of Kansas, without giving effect to its conflict of laws principles. 
 9. This Amendment
and any documents contemplated hereby may be executed in one or more counterparts, all of which counterparts, when taken together, shall constitute one agreement. This Amendment and any documents contemplated hereby may be executed and delivered by
facsimile or other electronic transmission and any such execution or delivery shall be fully effective as if executed and delivered in person 
 [Signature Page to Follow] 

  
 3 

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

			
	LESSOR:
	
	Quality Investment Properties – Williams Center, LLC
		
	By:	 	

		 	  

	Name:	 	Chad L. Williams
	Title:	 	Manager
	
	LESSEE:
	
	Quality Technology Services Lenexa, LLC
		
	By:	 	

		 	  

	Name:	 	William H. Schafer
	Title:	 	CFO

  
 4 

 EXHIBIT A 
 THE LEASED PREMISES 

  
 5EX-4.4

 Exhibit 4.4 

 

					
	

	  	DEPARTMENT OF THE TREASURY INTERNAL REVENUE SERVICE WASHINGTON, D.C. 20224	  	

 Plan Description: Prototype Non-standardized Profit Sharing Plan with CODA 

FFN: 31316290701-005    Case: 200604597    EIN: 94-1347393 

BPD: 01    Plan: 005    Letter Serial No: M385662a 
 Date of Submission: 01/31/2006 
  

					
		 		  	Contact Person:
	 WELLS FARGO BANK NA
	 		  	 Janell Hayes/Letitia Young

	 801 NICOLLET MALL
	 		  	Telephone Number:
	 MAC N 9310-060
	 		  	 513-263-3602/513-263-3584

	 MINNEAPOLIS, MN 55402
	 		  	In Reference To:
		 		  	 TEGE: EP:7521

		 		  	Date: 03/31/2008

 Dear Applicant: 

In our opinion, the form of the plan identified above is acceptable under section 401 of the Internal Revenue Code for use by employers for the benefit
of their employees. This opinion relates only to the acceptability of the form of the plan under the Internal Revenue Code. It is not an opinion of the effect of other Federal or local statutes. 

You must furnish a copy of this letter, a copy of the approved plan, and copies of any subsequent amendments to each employer who adopts this plan.

 This letter considers the changes in qualification requirements contained in the 2004 Cumulative List of Notice 2004-84, 2004-2 C.B. 1030.

 Our opinion on the acceptability of the form of the plan is not a ruling or determination as to whether an employer’s plan qualifies
under Code section 401(a). However, an employer that adopts this plan may rely on this letter with respect to the qualification of its plan under Code section 401(a), as provided for in Rev. Proc. 2005-16, 2005-1 C.B. 674 and outlined below. Please
review Announcement 2008-23 I.R.B. 2008-14 to determine the items necessary for filing an application for a determination letter if one is required for reliance, or is otherwise desired. The terms of the plan must be followed in operation.
Generally, the employer may request a determination letter by filing an application with Employee Plans Determinations on Form 5307, Application for Determination for Adopters of Master or prototype or Volume Submitter Plans. 

Except as provided below, our opinion does not apply with respect to the requirements of: (a) Code sections 401(a) (4), 401(1), 410(b) and 414 (s).
Our opinion does not apply for purposes of Code section 401(a) (10) (B) and section 401(a)(16) if an employer ever maintained another qualified plan for one or more employees who are covered by this plan. For this purpose, the employer
will not be considered to have maintained another plan merely because the employer has maintained another defined contribution plan(s), provided such other plan(s) has been terminated prior to the effective date of this plan and no annual additions
have been credited to the account of any participant under such other plan(s) as of any date within the limitation year of this plan. See section 19.02(1) of Rev. Proc. 2005-16, 2005-1 C.B. 674 regarding nonstandardized defined contribution plans
and the repeal of Code section 415(e). Our opinion also does not apply for purposes of Code section 401(a) (16) if, after December 31, 1985, the employer maintains a welfare benefit fund defined in Code section 419(e), which provides
postretirement medical benefits allocated to separate accounts for key employees as defined in Code section 4l9A(d) (3), or an individual medical account as defined in Code section 415(1) (2). 

 WELLS FARGO BANK NA 
 FFN: 31316290701-005 
 Page 2 

 

 Our opinion applies with respect to the requirements of Code section 410(b) if 100 percent of all
nonexcludable employees benefit under the plan. Employers that elect a safe harbor allocation formula and a safe harbor compensation definition can also rely on an opinion letter with respect to the nondiscriminatory amounts requirement under
section 401(a) (4) and with respect to whether the form of the plan satisfies the requirements of sections 401(k)(3) and 401(m)(2). In the case of plans described in section 401(k)(11) and/or 401(m)(l2), employers may also rely on the opinion
letter with respect to whether the form of the plan satisfies those requirements unless the plan provides for the safe harbor contribution to be made under another plan. 
 If you, the master or prototype sponsor, have any questions concerning the IRS processing of this case, please call the above telephone number. This number is only for use of the sponsor. Individual
participants and/or adopting employers with questions concerning the plan should contact the master or prototype sponsor. The plan’s adoption agreement must include the sponsor’s address and telephone number for inquiries by adopting
employers. 
 If you write to the IRS regarding this plan, please provide your telephone number and the most convenient time for us to call in
case we need more information. Whether you call or write, please refer to the Letter Serial Number and File Folder Number shown in the heading of this letter. 
 You should keep this letter as a permanent record. Please notify us if you modify or discontinue sponsorship of this plan. 

 

	
	Sincerely yours,
	
	

	Andrew Zuckerman
	Director,
	Employee Plans Rulings and Agreements

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