Document:

Third Amendment to the Office Lease Agreement dated May 13, 2016

 Exhibit 10.8C 

THIRD AMENDMENT TO OFFICE LEASE AGREEMENT 

This THIRD AMENDMENT TO OFFICE LEASE AGREEMENT (“Third Amendment”) dated as of the 13th day of May, 2016, is between CLPF-BELLEVUE OFFICE,
LLC, a Delaware limited liability company (“Landlord”), and APPTIO, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A. Landlord’s predecessor in
interest, Plaza East Property LLC, a Delaware limited liability company (“Plaza East”), and Tenant entered into that certain Office Lease dated May 15, 2012 (the “Original Lease”), as amended by that certain First Amendment
to Office Lease Agreement dated as of August 20, 2012 (the “First Amendment”) and that certain Second Amendment to Office Lease Agreement dated as of July 31, 2014 (the “Second Amendment”) pursuant to which Plaza East
leased to Tenant approximately 79,940 rentable square feet of space (the “Current Premises”) on the fifth, sixth, seventh and ninth floors of the building located at 11100 NE
8th Street, Bellevue, Washington (the “Building”), as more particularly described in the Original Lease and the Second Amendment. The Original Lease, First Amendment and Second
Amendment are collectively referred to herein as the “Lease”. 
 B. Landlord has succeeded to all of Plaza East’s rights, title and
interests as landlord under the Lease. 
 C. The parties wish to amend the Lease to expand the premises leased by Tenant in the Building to include
approximately 8,869 rentable square feet of space located on the third floor of the Building designated as Suites 300, 310, 350 and 380 (the “Second Expansion Premises”) on the terms and conditions set forth in this Third Amendment.

 In consideration of the mutual covenants in this Agreement, and other consideration, the receipt and sufficiency of which Landlord and Tenant
acknowledge, Landlord and Tenant agree as follows: 
 1. Effective Date. Except as provided in Paragraph 12, this Third Amendment shall be
binding and effective as of the date set forth above (“Effective Date”). The amendments to the Lease set forth below shall be effective as of the earlier of i) the date Tenant occupies the Second Expansion Premises for business
purposes; or ii) four (4) months after the entirety of the Second Expansion Premises are delivered to Tenant (“Second Expansion Date”). 

2. Capitalized Terms. All capitalized terms used in this Third Amendment which are not defined herein shall have the meanings for such terms
which are set forth in the Lease. 
 3. Leased Premises. As of the Second Expansion Date,
Exhibit “A-1” attached hereto shall be incorporated into the Lease. Thereafter all references in the Lease to Exhibit “A” shall be deemed to include
Exhibit “A-1”. In addition, as of the Second Expansion Date, Section 2.2 of the Summary of Base Lease Information on page 1 of the Original Lease shall be deleted in its entirety and
replaced with the following: 
  

			
	                        “2.2 Premises:	  	88,809 rentable square feet of space comprised of the following:
		
		  	(i) Suites 300, 310, 350 and 380, consisting of 8,869 rentable square feet of space located on the third (3rd) floor of the Building;
		
		  	(ii) Suite 500, consisting of 21,683 rentable square feet of space located on the fifth (5th) floor of the Building;

			
		
		  	(iii) Suite 600, consisting of 19,899 rentable square feet of space located on the sixth (6th) floor of the Building;
		
		  	(iv) Suite 700, consisting of 19,899 rentable square feet of space located on the seventh (7th) floor of the Building.
		
		  	(v) Suite 900, consisting of 18,459 rentable square feet of space located on the ninth floor (7th) floor of the Building.
		
		  	All as further set forth in Exhibit A to the Lease.”

 4. Second Expansion Premises Term. Tenant’s lease of the Second Expansion Premises shall commence on the
Second Expansion Date and terminate co-terminously with Tenant’s lease of the Current Premises on January 31, 2023 (the “Second Expansion Term”). At any time during the Second Expansion Term, Landlord may deliver to Tenant a
notice substantially in the form as set forth in Exhibit C attached to the Lease, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord within ten (10) days of receipt thereof. 

5. Base Rent. As of the Second Expansion Date, in addition to the Base Rent to be paid by Tenant for the Current Premises as set forth in
Article 3 of the Original Lease and Paragraph 4 of the Second Amendment, Tenant shall also pay Base Rent for the Second Expansion Premises as set forth in the table below: 

 

					
	 Month in

Second Expansion Term
	 	 Annual Rate

Per Square Foot
	 	 Monthly Base Rent

	 1 – 12
	 	$38.00	 	$28,085.17
	 13 – 24
	 	$39.00	 	$28,824.25
	 25 – 36
	 	$40.00	 	$29,563.33
	 37 – 48
	 	$41.00	 	$30,302.42
	 49 – 60
	 	$42.00	 	$31,041.50
	 61 – 72
	 	$43.00	 	$31,780.58
	 73 – January 31, 2023
	 	$44.00	 	$32,519.67

 The first month of the Second Expansion Term shall include the first full calendar month after the Second Expansion Date and any partial
month preceding such first full month. The Base Rent due for the Second Expansion Premises for the first full month of the Second Expansion Term shall be payable upon execution of this Third Amendment. The Base rent for any partial month shall be
that proportion of the monthly rent due for the first month of the Second Expansion Term which the number of days during such partial month bears to the total number of days in such month and shall be payable when the monthly rent for the second
full month of the Second Expansion Term is due. As of the Second Expansion Date, Base Rent for the Premises shall be the total of the Base Rent for the Current Premises and Base Rent for the Second Expansion Premises (“Base Rent”). 

6. Tenant’s Share of Building Direct Expenses. Except as specifically set forth in this Paragraph 6, commencing on the Second Expansion
Date, and continuing through the Second Expansion Term, Tenant shall pay Tenant’s Share of Direct Expenses in connection with the Second Expansion Premises in accordance with the terms of Article 4 of the Lease, provided that with respect
to the calculation of Tenant’s Share of Direct Expenses in connection with the Second Expansion Premises, the following shall apply: a) Tenant’s Share shall equal 5.5689% (the Building being 159,259 rentable square feet); and
b) the Base Year shall be the calendar year 2017. 

 7. Improvements. Prior to delivery of the Second Expansion Premises to Tenant, Landlord shall
construct improvements in the Second Expansion Premises pursuant to the terms of the Tenant Work Letter attached to the Original Lease as Exhibit B (subject to the revisions thereto set forth below). Except as specifically set forth
herein and in the Tenant Work Letter, Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Second Expansion Premises, and Tenant shall accept the Second Expansion Premises in its
presently existing, “as-is” condition. 
 8. Tenant Work Letter Revisions. The Tenant Work Letter is hereby amended as follows: 

A. Tenant Improvement Allowance. The Tenant Improvement Allowance applicable to the Second Expansion Premises shall be equal to $40.00 per
rentable square foot of the Second Expansion Premises (i.e., $354,760.00). 
 B. Landlord Work. The items of Landlord Work set forth in
subsections (i) and (ii) of Section 1.2 of the Tenant Work Letter shall apply to the delivery and construction of the Tenant Improvements in the Second Expansion Premises. Subsection (iii) of Section 1.2 of the Tenant Work Letter
shall not apply in connection with the Second Expansion Premises. Tenant, as part of the Tenant Improvements, and at Tenant’s sole cost and expense (subject to the Tenant Improvement Allowance), shall cause existing fire sprinklers pipe
supports in the Second Expansion Premises to be repaired or replaced so that the same comply with applicable laws to the extent required to allow legal occupancy of the Second Expansion Premises (the “Compliance Work”). 

C. No Restroom Allowance. Tenant shall not receive any Restroom Allowance with respect to the Second Expansion Premises, and, accordingly, the
terms of Section 2.1.2 of the Tenant Work Letter shall not apply to the Second Expansion Premises. 
 D. Test-Fit Allowance. The terms of
Section 2.1.3 of the Tenant Work Letter shall not apply to the Second Expansion Premises. Notwithstanding the foregoing, Tenant shall receive a “test fit” allowance with respect to the Second Expansion Premises equal to $.15 per
rentable square foot of the Second Expansion Premises (i.e., $1,330.35). 
 E. Time Deadlines. With respect to the construction of the Second
Expansion Premises, the Time Deadlines set forth in Schedule 1 to the Tenant Work Letter shall be as follows: 
  

			
	
                     
   Dates
	  	Actions to be Performed
		
	
                     
   July 15, 2016
	  	Tenant to deliver Final Space Plan to Landlord.
		
	
                     
   September 15, 2016
	  	Tenant to deliver Final Working Drawings to Landlord.
		
	
                        Five (5) 
business days after                         receipt of the Cost Proposal

                        by Tenant
	  	Tenant to approve Cost Proposal and deliver Cost Proposal to Landlord.

 9. Parking. Effective as of the Second Expansion Date and continuing throughout the Second Expansion Term, Tenant
shall be entitled, but not obligated, to rent up to 2.25 unreserved parking passes per 1,000 rentable square feet of the Second Expansion Premises (i.e., up to 20 unreserved parking passes) in 

 
connection with Tenant’s lease of the Second Expansion Premises (the “Second Expansion Parking Passes”). The Second Expansion Parking Passes shall be rented by Tenant at the
then prevailing market parking rate as determined by Landlord. Except as provided herein, Tenant shall lease the Second Expansion Parking Passes in accordance with the provisions of Article 28 of the Original Lease. 

10. Option Term. Tenant’s right to extend the Lease Term, as provided in Section 2.2 of the Original Lease, shall continue in effect
and shall apply to the entire Premises (the Current Premises and Second Expansion Premises). All references in such Section 2.2 to the “expiration of the Lease Term” shall be deemed to refer to January 31, 2023. 

11. Contingency. Tenant acknowledges that Suites 300 and 380 are currently subject to tenancies of third parties (the “Third Party
Tenants”). This Third Amendment is expressly contingent upon Landlord and the Third Party Tenants fully executing agreements terminating such tenancies no later than June 30, 2016 and the Third Party Tenants having vacated the Second
Expansion Premises by August 30, 2016 (the “Third Party Tenant Contingency”). Landlord shall provide Tenant’s broker with regular progress updates on the status of the tenancies of the Third party Tenants. Landlord shall provide
Tenant written notice when the Third Party Tenant Contingency has been satisfied. In the event Landlord has not satisfied the Third Party Tenant Contingency by August 30, 2016, then Tenant shall have the right to terminate its obligation to
lease the Second Expansion Premises by providing written notice of such termination to Landlord before the Third Party Tenant Contingency is satisfied. If Tenant terminates this Third Amendment as provided herein, Landlord shall return to Tenant the
first month’s Base Rent paid by Tenant for the Second Expansion Premises and neither party shall have any further obligation to the other pursuant to this Third Amendment. 

12. Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection
with the negotiation of this Third Amendment other than CBRE, Inc., and the Broderick Group (the “Brokers”), and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Third
Amendment. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, and costs and expenses (including, without limitation,
reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of the indemnifying party’s dealings with any real estate broker or agent, other than the Brokers. The terms of
this Paragraph 12 shall survive the expiration or earlier termination of the term of the Lease. 
 13. No Further Modifications. Except as
otherwise set forth in this Third Amendment, the terms and conditions of the Lease remain unchanged and in full force and effect. 
 14.
Counterparts. This Third Amendment may be executed in counterparts, each of which shall be deemed an original, and all of which when executed and delivered shall together constitute one and the same instrument. 

15. Authority. Each party represents that the person executing this Third Amendment for such party is acting on behalf of such party and is duly
authorized to execute this Fourth Amendment for such party. 
 16. Entire Agreement. This Third Amendment, together with the Lease, constitutes
the entire and complete agreement of the parties with respect to the subject matter hereof, and supersedes all prior or contemporaneous agreements, statements, promises, understandings, arrangements, and commitments. 

 IN WITNESS WHEREOF, the parties hereto have executed this Third Amendment to Lease as of the date first
written above. 
 LANDLORD: 
 CLPF — Bellevue Office, L.P., a
Delaware limited liability company, 
  

																	
	                By:    	 	CLPF — Bellevue Office, LLC, its general partner
			
		 	By:    	 	Clarion Lion Properties Fund Holdings, L.P., its sole member
				
		 		 	By:    	 	CLPF-Holdings, LLC, its general partner
					
		 		 		 	By:    	 	 Clarion Lion Properties Fund
 Holdings REIT, LLC,

its sole member

						
		 		 		 		 	By:    	 	 Clarion Lion Properties Fund, LP,
 its managing
member

							
		 		 		 		 		 	By:    	 	 Clarion Partners LPF GP, LLC
 its general
partner

								
		 		 		 		 		 		 	By:    	 	 Clarion Partners, LLC,
 its sole member

									
		 		 		 		 		 		 		 	By:	 	/s/ Michael J. Duffy
		 		 		 		 		 		 		 	Name:	 	Michael J. Duffy
		 		 		 		 		 		 		 		 	Authorized Signatory
		 		 		 		 		 		 		 	Date:	 	5/25/16

					
	TENANT:	 	 APPTIO, INC.,
 a Delaware
corporation

			
		 	By:	 	/s/ Kurt Shintaffer
		 	Name:	 	Kurt Shintaffer
		 	Title:	 	CFO

  

					
	STATE OF WASHINGTON WA	 	)	  	
		 	)	  	ss.
	COUNTY OF KING	 	)	  	

 On May 20, 2016, before me, the undersigned, personally appeared Kurt Shintaffer, who proved to me on the basis of satisfactory
evidence to be the person whose name is subscribed to the within instrument and acknowledged said instrument to be his free and voluntary act and deed. 

WITNESS my hand and official seal hereto affixed the day and year first above written. 

 

			
	/s/ Elizabeth Pheasant

 
			
	Print Name:	 	Elizabeth Pheasant

 
			
	NOTARY PUBLIC for the State of	 	Washington

 
			
	My Appointment expires:	 	April 22, 2018

 [Notary Seal] 

 Exhibit A-1 

Second Expansion PremisesOffer Letter by and between John Morrow and the registrant

 Exhibit 10.9 

[Apptio, Inc. Letterhead] 
 September 6,
2014 
 John Morrow 
 Dear John: 

I am pleased to offer you a position with Apptio, Inc. (the “Company”), as SVP, General Counsel & Secretary, reporting to
Sunny Gupta, CEO. If you decide to join us, you will receive an annual salary of $210,000 which will be paid monthly in accordance with the Company’s normal payroll procedures. You will be eligible for annual objective-based earnings of $52,500
as governed by the Apptio MBO Plan. Your objective-based earnings will be paid on an annual basis as determined by the Compensation Committee of the Board of Directors. The details of your MBO based compensation will be finalized within the first 30
days of your employment. 
 As an employee, you will also be eligible to receive certain employee benefits including three weeks paid
vacation, sick leave, and medical/dental/vision (healthcare) insurance. You should note that the Company may modify job titles, salaries and benefits from time to time as it deems necessary. 

In addition, if you decide to join the Company, it will be recommended at the first meeting of the Company’s Board of Directors following
your start date that the Company grant you an option to purchase 100,000 shares of the Company’s Common Stock at a price per share equal to the fair market value per share of the Common Stock on the date of grant, as determined by the
Company’s Board of Directors. 25% of the shares subject to the option(s) shall vest 12 months after the date your vesting begins subject to your continuing employment with the Company, and no shares shall vest before such date. The remaining
shares shall vest monthly over the next 36 months in equal monthly amounts subject to your continuing employment with the Company. These option grants shall be subject to the terms and conditions of the Company’s Stock Plan and Stock Option
Agreement, including vesting requirements. No right to any stock is earned or accrued until such time that vesting occurs, nor does the grant confer any right to continue vesting or employment. In addition, your option grant will be subject to the
Company’s standard Executive Optionee change of control provision attached as Exhibit A to this agreement. 
 The Company is excited
about your joining and looks forward to a beneficial and productive relationship. Nevertheless, you should be aware that your employment with the Company is for no specified period and constitutes at-will employment. As a result, you are free to
resign at any time, for any reason or for no reason. Similarly, the Company is 

 
free to conclude its employment relationship with you at any time, with or without cause, and with or without notice: We request that, in the event of resignation, you give the Company at least
two weeks notice. 
 The Company reserves the right to conduct background investigations and/or reference checks on all of its potential
employees. Your job offer, therefore, is contingent upon a clearance of such a background investigation and/or reference check, if any. If between the time this offer letter is signed by both parties and your anticipated start date, business
conditions of the Company change such that this position is no longer necessary, this offer can be rescinded without any penalty to the Company. 

For purposes of federal immigration law, you will be required to provide to the Company documentary evidence of your identity and eligibility
for employment in the United States. Such documentation must be provided to us within three (3) business days of your date of hire, or our employment relationship with you may be terminated. 

We also ask that, if you have not already done so, you disclose to the Company any and all agreements relating to your prior employment that
may affect your eligibility to be employed by the Company or limit the manner in which you may be employed. It is the Company’s understanding that any such agreements will not prevent you from performing the duties of your position and you
represent that such is the case. Moreover, you agree that, during the term of your employment with the Company, without written approval from the Company, you will not engage in any other employment, occupation, consulting or other business activity
directly related to the business in which the Company is now involved or becomes involved during the term of your employment, nor will you engage in any other activities that conflict with your obligations to the Company. Similarly, you agree not to
bring any third party confidential information to the Company, including that of your former employer, and that in performing your duties for the Company you will not in any way utilize any such information. 

As a Company employee, you will be expected to abide by the Company’s rules and standards. Specifically, you will be required to sign an
acknowledgment that you have read and that you understand the Company’s rules of conduct which are included in the Company Handbook, which the Company will soon complete and distribute. 

As a condition of your employment, you are also required to sign and comply with an At-Will Employment, Confidential information, Invention
Assignment and Arbitration Agreement which requires, among other provisions, the assignment of patent rights to any invention made during your employment at the Company, and non-disclosure of Company proprietary information. In the event of any
dispute or claim relating to or arising out of our employment relationship, you and the Company agree that (i) any and all disputes between you and the Company shall be fully and finally resolved by binding arbitration, (ii) you are
waiving any and all rights to a jury trial but all court remedies will be available in arbitration, (iii) all disputes shall be resolved by a neutral arbitrator who shall issue a written opinion, (iv) the arbitration shall provide for
adequate discovery, and (v) the Company shall pay all but the first $125 of the arbitration fees. Please note that we must receive your signed Agreement before your first day of employment. 

 To accept the Company’s offer, please sign and date this letter in the space provided below.
A duplicate original is enclosed for your records. If you accept our offer, your first day of employment will be Monday, September 22, 2014. This letter, along with any agreements relating to proprietary rights between you and the Company, set
forth the terms of your employment with the Company and supersede any prior representations or agreements including, but not limited to. Any representations made during your recruitment, interviews or pre-employment negotiations, whether written or
oral. This letter, including, but not limited to, its at-will employment provision, may not be modified or amended except by a written agreement signed by the CEO of the Company and you. This offer of employment will terminate if it is not accepted,
signed and returned by Monday, September 8, 2014. 
 We look forward to your favorable reply and to working with you at Apptio, Inc. 

 

	
	Sincerely,
	
	/s/ Britt Provost
	
	Britt Provost
	VP, People & Culture

  

			
	Agreed to and accepted:
		
	Signature:	 	 /s/ John Morrow

			
		
	Printed Name:	 	 John Morrow

			
		
	Date:	 	 9-6-2014

 Enclosure: 
 At-Will Employment,
Confidential information, Invention Assignment & Arbitration Agreement

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