Document:

EX-10.2

  EXHIBIT 10.2

   

  FIRST AMENDMENT TO SUBLEASE

   

  This FIRST AMENDMENT TO SUBLEASE (this “Amendment”) is entered into this 31st day of July, 2022 (the “Effective Date”) by and between HUBSPOT, INC., a Delaware corporation (“Sublandlord”), and CARGURUS, INC., a Delaware corporation (“Subtenant”).

   

  RECITALS:

   

  A.	WHEREAS, Sublandlord and Subtenant entered into that certain Sublease dated October 6, 2021 (the “Sublease”) whereby Subtenant leases from Sublandlord certain premises consisting of approximately 48,059 rentable square feet located on the fourth (4th) floor of the building commonly known as Two Canal Park, Cambridge, Massachusetts; and

   

  B.	WHEREAS, Sublandlord and Subtenant desire to amend the Sublease on the terms and conditions set forth herein.

   

  AGREEMENT:

   

  NOW, THEREFORE, in consideration of the premises contained herein and other good and valuable consideration, the receipt of which is hereby acknowledged, the parties agree as follows: 

   

  1.	Sublease Term.  The Sublease Term is hereby extended by five (5) months and shall now expire on April 30, 2024 or upon expiration or earlier termination of the Lease (the “Sublease Expiration Date”).

   

  2.	Extension Option.  So long as there exists no default either at the time of exercise or on the first day of the Extension Term (as hereinafter defined) and Subtenant has not assigned the Sublease in whole or in part or sublet the Subleased Premises in whole or in part, Subtenant shall have the option to further extend the Sublease Term for three (3) additional months (the “Extension Term”) upon written notice to Sublandlord given not later than December 31, 2022.  If Subtenant fails to exercise its option to further extend the Sublease Term by such date, then Subtenant’s option to further extend the Sublease Term shall automatically lapse and be of no further force or effect.  If Subtenant exercises the option granted hereunder, the Extension Term shall be upon the same terms and conditions as are in effect under the Sublease, as amended, immediately preceding the commencement of such Extension Term, and Subtenant shall have no further right or option to extend the Sublease Term.  

   

  3.	Master Landlord Consent to Amend.  This Amendment is subject to and conditioned upon Sublandlord obtaining the written consent of Master Landlord hereto.  Notwithstanding anything in this Amendment to the contrary, this Amendment shall be of no force or effect whatsoever, or be binding in any way, unless and until Master Landlord has given its written consent to this Amendment in accordance with the terms of the Master Lease.  

   

  

  4.	No Brokers.  Each party represents to the other that it has not dealt with any real estate broker, finder or other person with respect to this Amendment in any manner.  Each party shall hold harmless the other party from all damages resulting from any claims that may be asserted against the other party by any broker, finder or other person with whom the indemnifying party has or purportedly has dealt.  

   

  5.	Capitalized Terms.  All capitalized terms used in the Amendment that are not defined in this Amendment shall have the meanings ascribed to such terms in the Sublease.  In the event of any conflict between the terms of the Sublease and the terms of this Amendment, the definitions set forth in this Amendment shall control.  

   

  6.	Ratified.  Other than as expressly set forth herein, the terms and provisions of the Sublease are hereby ratified, confirmed and shall remain unmodified and in full force and effect.

   

  [Signatures commence on following page]

   

  

  EXECUTED as an instrument under seal as of the Effective Date.

   

   

  SUBLANDLORD:

   

  HUBSPOT, INC., 

  a Delaware corporation

   

  By:	 /s/ John Kelleher	

  	Name: John Kelleher	

  	Title: General Counsel	

   

   

  SUBTENANT:

   

  CARGURUS, INC., 

  a Delaware corporation

   

  By:	 /s/ Jason Trevisan	

  	Name: Jason Trevisan	

  	Title: CEO	

   

  

  CONSENT TO FIRST AMENDMENT TO SUBLEASE

   

  	This CONSENT TO FIRST AMENDMENT TO SUBLEASE (the “Consent”) dated this 7th day of September, 2022 (the “Effective Date”), is made by and among TWO CANAL PARK MASSACHUSETTS, LLC, a Delaware limited liability company (the “Landlord”), HUBSPOT, INC., a Delaware corporation (the “Tenant”), and CARGURUS, INC., a Delaware corporation (the “Subtenant”).

   

  RECITALS:

   

  A.	WHEREAS, Landlord, Tenant and Subtenant entered into that certain Consent to Sublease dated October 6, 2021 pursuant to which Landlord consented to that certain Sublease by and between Tenant and Subtenant for premises consisting of approximately 48,059 rentable square feet located on the fourth (4th) floor of the building commonly known as Two Canal Park, Cambridge, Massachusetts; and

   

  B.	WHEREAS, Tenant and Subtenant desire to amend the Sublease pursuant to the First Amendment to Sublease dated July 31, 2022, a copy of which is attached hereto as Exhibit A; and

   

  C.	WHEREAS, Tenant has requested Landlord’s consent to such First Amendment to Sublease and Landlord is willing to consent to the First Amendment to Sublease subject to the terms and conditions set forth herein.

   

  AGREEMENT:

   

  NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows:

   

  1.	Consent to Amendment to Sublease.  The Landlord hereby consents to the First Amendment to Sublease, pursuant to which (a) the term of the Sublease (the “Sublease Term”) shall be extended by five (5) months and shall expire on April 30, 2024 or upon expiration or earlier termination of the Lease (the “Sublease Expiration Date”) and (b) Subtenant shall have an option to further extend the Sublease Term for an additional three (3) months, exercisable by notice to Tenant, in which event the Sublease Expiration Date shall be further extended to July 31, 2024.

   

  2.	Broker’s Fee. Tenant and Subtenant agree to indemnify and hold Landlord harmless from and against any loss, cost, expense, damage or liability, including reasonable attorneys’ fees, incurred as a result of a claim by any person or entity that it is entitled to a commission, finder’s fee or like payment in connection with the First Amendment to Sublease.

   

  3.	Ratified. Other than as expressly set forth herein, the terms and provisions of the Consent to Sublease are hereby ratified, confirmed and shall remain unmodified and in full force and effect.

   

  [SIGNATURE PAGE TO FOLLOW] 

   

  

  IN WITNESS WHEREOF, the undersigned have executed this Consent as of the Effective Date.  

   

  LANDLORD:

  TWO CANAL PARK MASSACHUSETTS, LLC, 

  a Delaware limited liability company

   

  By:  Bay State REIT, LLC 

          a Delaware limited liability company, its Manager

   

  By:  U.S. Real Estate Investment Fund REIT, Inc. 

           a Delaware corporation, its Manager

   

  By:      	/s/ Thomas Taranto			

  Name:  Thomas Taranto			

  Title:    Vice President			

   

  		 

  TENANT: 

   

  HUBSPOT, INC.,

  a Delaware corporation 

  	 

  By: /s/ John Kelleher	

  Name: John Kelleher	

  Title: General Counsel	

   

   

  	 

  SUBTENANT:

   

  CARGURUS, INC.,

  a Delaware corporation

   

  By: /s/ Jason Trevisan	

  Name: Jason Trevisan	

  Title: CEO	

   

  

  EXHIBIT “A” TO CONSENT TO FIRST AMENDMENT TO SUBLEASE

   

  THE FIRST AMENDMENT TO SUBLEASEDocument

Exhibit 10.1

American Equity Life Employee Indemnification Plan
(note:  see the Appendix for definitions of capitalized terms.)
1.What is the purpose of the Plan? 
Through the Plan, the Company will pay or reimburse AEL Employees’ Expenses related to certain Legal Actions brought against them because of their services to AEL.
2.Who is covered by the Plan? 
AEL Employees are covered by the Plan.
3.When is a Legal Action covered by the Plan? 
A Legal Action brought against an Employee is covered when the Employee’s conduct was in good faith and the Employee reasonably believed the Employee’s conduct was in the best interests of AEL (or, in the case of an AEL employee benefit plan, in the interests of the participants in or beneficiaries of the plan as required by ERISA), except for incidences where, in the Company’s discretion it is determined that the Employee engaged in an intentional violation of criminal law, lied or made misrepresentations in an internal or external investigation of the situation giving rise to the Legal Action and that lie or misrepresentation was, in the Company’s view, material to the investigation of the matter.  Additionally, a Legal Action is not covered by the Plan to the extent doing so is prohibited by Iowa law or other law.
4.When must an Employee tell the Company about a Legal Action?
•An Employee must notify the Company’s Chief Legal Officer in writing (which may include electronic communications) of a Legal Action as soon as reasonably practicable, and in any case within 10 days of receiving written notice of a Legal Action.
•To the extent the Employee does not so notify the Company in a timely manner, and the Chief Legal Officer determines in good faith that the Employee’s failure to do so has materially harmed AEL’s interests (including substantially increasing the likelihood or amount of Expenses that the Plan may cover), the Chief Legal Officer may reasonably and proportionately limit the Employee’s rights under the Plan.
•However, this provision will not apply to the extent the Company, through one of its officers, had actual knowledge of the Legal Action against the Employee.
5.When will the Company pay or reimburse an Employee’s Expenses for a Legal Action that is not yet finally resolved?
•The Company will pay or reimburse an Employee’s Expenses if, and so long as, the Company’s Chief Legal Officer determines in good faith that the Legal Action appears substantially likely to be covered by the Plan.  The Chief Legal Officer will make such an initial determination within 10 days of an Employee request.
•However, the Chief Legal Officer may later determine in good faith that the Legal Action no longer appears to be substantially likely to be covered by the Plan.  In that case, the Company will stop paying or reimbursing Expenses until the Legal Action is finally resolved (see “When will the Company pay an Employee’s Expenses for a Legal Action that is finally resolved?”).
•In order to receive any advance payment or reimbursement of Expenses, an Employee must sign a promise to repay any amounts the Company pays to the Employee or on the Employee’s behalf should the Plan or law require it (see “When must an Employee repay any Expenses to the Company?”). 

6.Who chooses an Employee’s attorney or other service providers for a Legal Action? 
If, and as long as, the Company is paying an Employee’s Expenses, the Chief Legal Officer may designate the Employee’s attorney and other providers of goods and services, who may or may not be Employees or have other relationships with AEL.  That same attorney or service provider may be the same attorney or service provider that is defending AEL in the same Legal Action, to the extent AEL is also a party.  If, in fact, the Employee believes that their interests in the litigation diverge from AEL’s such that independent counsel for the Employee must be engaged, then it is in the sole discretion of the Chief Legal Officer to weigh the merits of that argument put forth by the Employee and to choose that separate counsel for the Employee, if such separate counsel is deemed necessary.  
7.Does an Employee have to cooperate with AEL during a Legal Action?
Yes, as a condition of retaining rights under the Plan, the Employee and any representative or attorney of the Employee must cooperate with AEL in the conduct of the Legal Action.  This includes providing relevant information to AEL on a timely basis to the extent permissible by law, being truthful and not misleading in communications with AEL at all times and to others during the Legal Action, and otherwise as reasonably determined in good faith by the Chief Legal Officer.
8.When may an Employee settle a Legal Action covered by the Plan?
•An Employee may settle a Legal Action covered by the Plan to the extent authorized as reasonably determined in good faith by the Chief Legal Officer.  An Employee does not retain any rights under this Plan if the Employee settles a Legal Action without such authorization.
•The Chief Legal Officer is not required to authorize any settlement that the Chief Legal Officer reasonably determines in good faith creates a conflict of interest between the Employee and AEL.
•An Employee does not retain any rights under this Plan if the Employee declines to settle a Legal Action on terms that involve no or de minimis pecuniary cost to the Employee and that require no admission of fault, wrong-doing, or liability by the Employee.
9.When must an Employee repay any Expenses to the Company?
If, following the final resolution of a Legal Action, the Chief Legal Officer reasonably determines in good faith that a Legal Action was not covered by the Plan, the Employee shall repay any Expenses the Company has paid.  
10.When will the Company pay an Employee’s Expenses for a Legal Action that is finally resolved?
If, following the final resolution of a Legal Action, the Chief Legal Officer reasonably determines in good faith that a Legal Action was covered by the Plan, the Company will pay the Employee any Expenses it has not yet paid.
11.Is this Plan an enforceable agreement?
Yes, this Plan is enforceable as a contract between the Company and an Employee and is governed by Iowa law without regard to choice-of-law principles.  
12.When was the Plan effective?
The Plan was effective with respect to alleged acts or omissions on or after September 8, 2022.
2

13.What if an Employee acts to enforce rights under this Plan?
If an employee acts to enforce the Employee’s rights under this Plan, and upon final resolution is successful on the merits with respect to any material aspect of such action, the Company shall reimburse the Employee’s Expenses on the same basis as if the action was a Legal Action covered by the Plan. 
14.Are Company paid or reimbursed Expenses taxable?
The Company must report Expenses as taxable income, and withhold for taxes or other items, as the Chief Legal Officer determines necessary or appropriate under law.  The Employee must report Expenses as taxable income as required by law.
15.How can the Plan be amended?
The Company’s Board of Directors may authorize a Company officer to amend or terminate the Plan.  No amendment or termination of the Plan will eliminate or impair any Employee rights under the Plan with respect to an alleged act or omission that took place prior to the amendment or termination.
16.Does the Plan preclude an Employee from exercising any other rights?
No, the Employee retains and may exercise any rights under law or under an agreement separate from this Plan.
17.Does the Plan preclude or require any Company action otherwise consistent with the Plan?
No, the Company may or may not take other actions consistent with the Plan.  For example, the Company may purchase any insurance for its benefit or that of others, or enter into agreements otherwise providing for indemnification with or for the benefit of any person, consistent with law.
3

Appendix to American Equity Life Employee Indemnification Plan - Definitions
“AEL” means the Company and each of its affiliates, as defined under SEC Rule 12b-2, and any employee benefit plan sponsored by the Company or any of its affiliates for the benefit of any Employee.
“Chief Legal Officer” means the Chief Legal Officer of the Company or such officer’s designee or delegate.  Where the Chief Legal Officer has or may have rights or interests under the Plan as an Employee, the Chief Executive Officer of the Company shall perform each of the responsibilities and authority of the Chief Legal Officer under the Plan.  Where the Chief Executive Officer of the Company has or may have rights or interests under the Plan as an Employee (i.e., is not a Company director), the non-Employee Chairman of the Company Board of Directors (or, if none, the Lead Director; or, if none, the longest-serving independent director) shall perform each of the responsibilities and authority of the Chief Legal Officer under the Plan.
“Company” means the American Equity Investment Life Holding Company, an Iowa corporation.
“Derivative Actions” mean any threatened, pending, or completed action, suit, or proceeding, whether civil, criminal, administrative, arbitrative, or investigative and whether formal or informal, brought by a non-AEL person, but on behalf of or in the name of an AEL person, against an Employee because that individual is Employee, that is not authorized by the Company Board of Directors or a committee thereof.
“Employee” means an individual who is or was employed by AEL (i.e., actually paid via an AEL payroll system with taxes and other items withheld on employee basis) at the time of an alleged act or omission materially related to a Legal Action covered by the Plan.  It includes an Employee’s estate or other personal representative with respect to an Employee during the Employee’s life.  It does not include anyone in service for any other non-AEL organization, corporation, joint venture, trust, employee benefit plan, or other entity.  No one who is a Company director, including anyone who would otherwise be an Employee, is an Employee.
“Expenses” are costs actually and reasonably incurred by an Employee for services actually rendered or goods actually received that are necessary or reasonably appropriate in connection with a Legal Action (such as attorney’s fees, cost of expert witness or consultants, other litigation-related services, court costs) and amounts an Employee personally incurs in settlement (the extent authorized as reasonably determined in good faith by the Chief Legal Officer) or to satisfy and adverse judgment of a Legal Action.  Expenses do not include amounts to settle or satisfy an adverse judgment in a Derivative Action, as required by Iowa law.
“Legal Actions” include any threatened, pending, or completed action, suit, or proceeding, whether civil, criminal, administrative, arbitrative, or investigative and whether formal or informal, brought against an Employee (including but not limited to providing information, documents, or otherwise as a third party) because that individual is or was an Employee.  Legal Actions include those brought because the Employee is or was providing services to an AEL entity in an employment, officer, director, trustee, or agent.  Legal Actions do not include those Employee brings against AEL (except to the extent covered by “What if an Employee takes 

action to enforce rights under this Plan?”) or that Employee brings against any other person, or that AEL brings against the Employee (except for Derivative Actions, as provided under the Plan). 
“Plan” means the American Equity Life Employee Indemnification Plan.

2

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00350-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00350-of-00352.parquet"}]]