Document:

exv10w9

Exhibit 10.9

Carbonite Lease 
5.20.10

Office Lease

by

Trustees
of Church Realty Trust, Landlord

to

Carbonite,
Inc. Tenant

of

Premises

being the 3rd floor

of

177 Huntington Avenue

Boston, Massachusetts

Dated as of: May 20, 2010

This cover page is for identification only and is not part of the Lease.

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     LEASE by Barbara F. Burley, Harley L. Gates, and Robert A. Herlinger, as they are all of the
Trustees of Church Realty Trust and Carbonite, Inc., as each is further described below, dated as
of May 20, 2010:

1. Reference Data and Definitions

     When used in this Lease, the following terms will have the meanings specified in
this Section 1:

     1.1. Landlord. Trustees of Church Realty Trust, under Deed of Trust dated May
2, 1946, recorded with Suffolk Registry of Deeds, Book 6223, Page 545 (the “Deed of Trust”).

     1.2. Tenant. Carbonite, Inc., a Delaware corporation.

     1.3. Building. The 26 story office building known and numbered as 177 Huntington Avenue in Boston,
Massachusetts.

     1.4. Property. The Building and the land immediately adjoining the Building, including adjacent
sidewalks.

     1.5. Premises. 7,955 rentable square feet of space which comprise the 3rd floor of the Building,
more particularly shown on the Floor Plan attached as Exhibit A and as more particularly described
in Description of Premises that appears as part of Exhibit A. The parties agree that 7,955 square
feet is a reasonable approximation of the rentable area of the Premises and further agree that
neither party will be entitled to change that number based on a re-measurement of the Premises.

     1.6. Common Areas. The Common Areas of the Property are: the Land between Huntington Avenue and the
Building, the ground floor lobby, all passenger elevators, the freight elevator, all emergency
stairs between the Premises and the ground floor, bathrooms open to all other users of the
Building, and, subject to Section 6, the escalator between the lobby and the underground garage.

     1.7. Term. Approximately three years and nine months, beginning on the Commencement Date and ending
in all events at 5:00 p.m. local time on June 30, 2014. Tenant will have no right to extend the
Term beyond the last day of the Term as just described.

     1.8. Commencement Date. The earlier of (a) the date on which Tenant occupies any portion of the
Premises and begins conducting business therein and (b) October 1, 2010, except as this date may be
changed as provided in Section 5 below, or such other date on or after the date hereof as the
parties may agree in writing. Tenant’s entry into the Premises on or after the date of this Lease
to install furniture and equipment as

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provided in Section 1.23 will not be deemed to be occupancy of the Premises for purposes of this
Section 1.8.

     1.9. Termination Date. The Term will end at 5:00 p.m. local time, June 30,
2014, or as earlier terminated.

     1.10 Rent Commencement Date. In order to give Tenant three (3) months of free Rent, the Rent
Commencement Date for the Premises (other than for Early Rent, as described below) will be January
1, 2011.

     1.11 Rent Periods. The Term will consist of seven Rent Periods:

	 	a)	 	Early Rent Period: begins on the Commencement Date if the Commencement Date is on or before
September 22, 2010 and ends on, and includes, September 30, 2010. If the Commencement Date is on or
after September 23, 2010, no Rent will accrue or be due or payable with respect to the month of
September, 2010.
	 
	 	b)	 	Free Rent Period: 3 months; begins on October 1, 2010 and ends on and includes December 31,
2010.
	 
	 	c)	 	First Rent Period: 4 months; begins on January 1, 2011 and ends on and includes April 30, 2011.
	 
	 	d)	 	Second Rent Period: 5 months; begins on May 1, 2011 and ends on and includes September 30, 2011.
	 
	 	e)	 	Third Rent Period: 12 months; begins on October 1, 2011 and ends on and includes September 30,
2012.
	 
	 	f)	 	Fourth Rent Period: 12 months; begins on October 1, 2012 and ends on and includes September 30,
2013.
	 
	 	g)	 	Fifth Rent Period: 9 months; begins on October 1, 2013 and ends on the Termination date.

Each of the dates in this Section 1.11 is subject to change as provided in Section 5, below.

     1.12. Rent. “Rent” means the Rent and the Early Rent described in this Section
1.12, together with all other amounts that Tenant may be required to pay to Landlord under this
Lease.

	 	a)	 	Early Rent Period: if due, $579.73 per day, payable on the last day of the Early Rent Period.
	 
	 	b)	 	Free Rent Period: No Rent will accrue or be due or payable with respect to the Free Rent Period.

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	 	c)	 	First Rent Period: $35,267.17 payable in 4 monthly installments of $8,816.79.
	 
	 	d)	 	Second Rent Period: $88,167.92 payable in 5 monthly installments of $17,633.58.
	 
	 	e)	 	Third Rent Period: $227,513.00 payable in 12 monthly installments of $18,959.42.
	 
	 	f)	 	Fourth Rent Period: $235,468.00 payable in 12 monthly installments of $19,622.33.
	 
	 	g)	 	Fifth Rent Period: $182,567.25 payable in 9 monthly installments of $20,285.25.

     Rent will be paid as provided in Section 3.

     1.13. Permitted Uses. Administrative, executive, and general office uses by Tenant and Tenant’s
employees, contractors, and agents, and for no other use.

     1.14. Uses Not Permitted. Notwithstanding the Permitted Uses, neither Tenant nor any other person
or entity claiming through Tenant and having a right to possess, use, or occupy the Premises or
Building shall at any time in, on, or around the Premises or Building (i) manufacture, develop,
sell, display, prescribe, dispense or distribute any type of alcoholic beverages, tobacco products,
narcotics, pharmaceuticals or other medical products, equipment or services, (ii) engage in or
promote gambling activities, (iii) sell, offer, provide, display, dispense, publish, manufacture,
or distribute any publication, product, or service that is pornographic, lewd, obscene, or
otherwise objectionable in the sole, unfettered judgment and discretion of Landlord or its
affiliates, or (iv) other than use by Landlord or any of its affiliates, use the Premises or
Building for activities in support or promotion of a particular religious denomination or
organization.

     1.15. Restricted Affiliations. Neither Tenant nor any other person or entity claiming through
Tenant and having a right to possess, use, or occupy the Premises or Building shall at any time (i)
be affiliated with any entity or organization whose principal business is any of the activities
referenced in Section 1.14 (i)-(iii) above, whether or not conducted in, on, or around the Premises
or Building. As used in this Section 1.15, to be affiliated with any entity or organization means
to control, to be controlled by, or to be under common control with such entity or organization.

     1.16. Security Deposit. None.

     1.17. Landlord’s Notice Address

Trustees of Church Realty Trust

Attn: Harley L. Gates, P01-20

210 Massachusetts Avenue

Boston, MA 02115

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     1.18. Tenant’s Notice Address

Carbonite, Inc.

Attention: Andrew Keenan

177 Huntington Avenue, Suite 1500

Boston, MA 02115-3153

     1.19. Brokers. None.

     1.20. Required Insurance Amount. A minimum combined single limit of liability of not less than
$2,000,000 per occurrence and a general aggregate limit (combined primary and excess) of at least
$2,000,000.

     1.21. Rules and Regulations. The Rules and Regulations attached hereto as Exhibit B, to which
Landlord may from time to time make reasonable changes, additions or deletions with prior written
notice to Tenant.

     1.22.
Normal Business Hours. 8:00 a.m. to 6:00 p.m. Monday through Friday and 9:00 a.m. to 1:00 p.m.
on Saturday, legal holidays excepted. The reception desk in the lobby of the Building will be
staffed from 8:15 am to 5:00 pm, Monday through Friday, excluding holidays.

     1.23. Installation of Furniture and Equipment. After the date of this Lease, Tenant may enter the
Premises from time to time to install furniture and equipment, in each case at the times and on the
conditions specified by Landlord.

     1.24. Telephone and Data Line Connections. Tenant acknowledges that approximately six weeks is
required to establish connections with telephone and data utility lines (the “tel/data service”).

     1.25. Lease. “Lease” means this Office Lease.

2. Lease of Premises; Quiet Enjoyment. Landlord leases the Premises to Tenant, and Tenant leases
the Premises from Landlord, for the Term, at the Rent and upon the other terms and conditions of
this Lease. Upon paying the Rent and observing the other obligations of Tenant hereunder, Tenant
may peaceably occupy the Premises during the Term, without disturbance by Landlord or persons
claiming through or under Landlord.

3. Payment of Rent

     3.1. Monthly Installments. Except as otherwise expressly provided herein with respect to Early
Rent, beginning on the first day of the First Rent Period, Tenant shall pay the Rent to Landlord in
equal monthly installments in advance, on the first day of each calendar month during the Term,
without offset, notice or demand, at Landlord’s Notice Address or such other address as Landlord
designates by notice to Tenant. Rent for any partial month at the beginning of the Term will be
determined on a per diem basis at the

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rate applicable to the First Rent Period, and will be due on the first day of the First Rent
Period. Rent for any partial month at the end of the Term will be determined on a per diem basis at
the rate applicable to the previous month, and will be due on the first day of that previous month.

     3.2. Late Payment. If Tenant does not pay any Rent when due hereunder, Tenant shall pay Landlord an
administration fee in the amount of $250.00. In addition, past due Rent will accrue interest at 15%
per annum, and Tenant shall pay Landlord a reasonable fee for any checks returned by Tenant’s bank
for any reason.

     3.3. Gross Lease. This lease is a so-called “gross lease” such that Tenant’s payment of Rent is
inclusive of all real estate taxes, operating costs (other than cleaning), expenses, and, as and to
the extent provided in Section 10, below, utilities; provided, however, that Tenant will be
responsible for the cost of all maintenance and repair within the Premises as provided in Section
8, below. The cost of cleaning the Premises will be charged for separately under the cleaning
contract referred to in Section 10.3, below.

4. Condition of Premises. Landlord represents and warrants to Tenant, as of the Commencement Date
of this Lease, that (i) the Premises and all Building systems serving the Premises, including, but
not limited to, electrical, mechanical, plumbing, lighting and HVAC, are in good working order and
condition and (ii) the Premises are adequately served by utility connections for electricity, water
and sewer. Except as otherwise provided in this Section 4, Landlord shall deliver the Premises “as
is”, but in broom clean condition with a building standard directory in the lobby of the Building
for Tenant and all other tenants in the Building from time to time, and with all Building systems
serving the Premises in good working order and condition. Landlord shall deliver possession of the
Premises with new carpet, lighting, window shades, kitchenette space with counter, sink and cabinet
(but no appliances), a tel/data cabinet/enclosure (as mutually agreed by the Landlord and Tenant),
a card reader to provide access from the front internal stairwell, newly painted ceiling throughout
and walls in back of Premises, and certain pre-existing partitions (as mutually agreed by the
Landlord and Tenant).

5. Delivery of Premises; Termination. If Landlord fails to deliver possession of the Premises to
Tenant on or before October 1, 2010, Tenant may terminate this Lease by 30 days’ notice to Landlord
at any time thereafter before the date on which possession is delivered to Tenant, which
termination will be Tenant’s sole remedy for Landlord’s failure to deliver possession of the
Premises hereunder. If this Lease has not terminated as a result of Tenant’s termination before the
date on which possession of the Premises is delivered by Landlord, the Commencement Date will be
the date on which Landlord delivers possession and the first and last day of each Rent Period,
beginning with the Free Rent Period, will be one day later for each day that the Commencement Date
is later than October 1, 2010. Landlord and Tenant will promptly execute a Commencement Date
Certificate to memorialize the actual Commencement Date.

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6. Use by Tenant; Access.

     6.1 Uses of Premises and Common Areas; Access. Tenant may use the Premises only for Tenant’s
Permitted Uses, in full compliance with applicable legal requirements and the Building Rules and
Regulations, and will obtain, at Tenant’s expense, any required permits, licenses and approvals
required by Tenant’s Permitted Uses other than those that Landlord is required to obtain in order
to fulfill its obligations under this Lease. Tenant may also use those portions of the Common Areas
of the Property reasonably necessary for access to the Premises, as from time to time reasonably
designated by Landlord. Landlord reserves the right to make any changes in the Common Areas which
Landlord deems appropriate, provided that such changes do not materially impair Tenant’s use of the
Premises. Landlord reserves the right to take the escalator between the ground floor lobby and the
parking garage out of service either temporarily or permanently, and Landlord and Tenant agree that
any interruption or termination of service will not be deemed a material impairment either of
Tenant’s use of the Premises or of the parking garage. Tenant will have access to the Premises 24
hours a day, each day of the week; access to the Premises will be by means of a fully integrated
proximity badge system. Landlord shall maintain a security office in the Building that will be
staffed 24 hours a day, each day of the week. Tenant will not cause or permit any waste or damage
to the Premises or cause or permit any invitee of Tenant to cause any waste or damage to the
Property, or make any use of the Premises or the Property which, by noise, odor, vibration or
otherwise might interfere with the use of the Property by others entitled thereto or lead to an
increase in premiums for Landlord’s insurance, and shall maintain the Premises and the Property
free and clear of liens and encumbrances attributable to the acts or omissions of Tenant. Landlord
will have the right to enter the Premises at reasonable times on reasonable notice to inspect the
Premises, to wash exterior windows, to observe or care for birds nesting on the Building, to
perform Landlord’s obligations, and to show the Premises to prospective tenants, purchasers and
mortgagees.

     6.2 Parking. Tenant’s rights to use the underground parking garage will be as provided in the
Parking License Agreement of even date herewith by Landlord as Licensor and Tenant as Licensee.

7. Tenant Improvements

     7.1. Installation. Tenant may install improvements in the Premises, subject to
Landlord’s approval of Tenant’s plans, specifications, contractors, and schedule
(“Tenant’s Improvements”), which approval shall be given by Landlord within 15 days of
Tenant’s request and shall not be unreasonably withheld, conditioned or delayed;
Landlord may condition any such approval on Tenant’s removal of some or all of
Tenant’s Improvements before the end of the Term as provided in Section 7.2, below.
All Tenant’s Improvements made or work done by Tenant within the Building will be at
Tenant’s sole cost and expense. All improvements will be made in a good and
workmanlike manner and in accordance with all applicable legal requirements.

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     7.2. Removal. All Tenant’s Improvements shall remain in the Premises at the end of the Term without
compensation to Tenant, provided that Tenant, at its expense, shall remove, on or before the
Termination Date, any electronic, fiber, telephone and data cabling and related equipment installed
by or for the benefit of Tenant. Tenant shall also remove, at its expense, (a) any improvements
identified by Landlord in the course of reviewing Tenant’s plans and specifications therefore as
requiring removal, as provided in Section 7.1, above, and (b) any improvements installed by Tenant,
which, in Landlord’s reasonable judgment, are not standard office improvements and are of a nature
that would require material removal and repair costs. Tenant shall repair any damage caused by the
installation or removal of the wires, cables, equipment, and other improvements.

8. Maintenance of the Premises by Tenant. Subject to the other provisions of this Section 8, Tenant
shall maintain the Premises, including those systems or parts of systems that serve the Premises
exclusively, in the same condition as exist on the Commencement Date (or when installed, if
installed after the Commencement Date) or such better condition as the Premises or such systems may
be placed in during the Term, in full compliance with all applicable legal requirements, subject to
reasonable wear and tear and other matters described in this Section 8. Tenant will promptly
replace any damaged glass in the windows and doors of the Premises. Tenant will not be responsible
for damage caused by fire or other cause of loss, for structural or other capital repairs or
replacements or for repairs or replacements to any portion of the systems of the Building other
than those that serve the Premises exclusively, and, subject to the following qualification, for
reasonable wear and tear. Notwithstanding that Tenant will not be responsible for reasonable wear
and tear, Tenant will be responsible to maintain the Premises in good and serviceable condition
suitable to their Permitted Uses, and to make such repairs from time to time as are necessary to
that end. All repairs by Tenant will be made in a good and workmanlike manner, reasonably
satisfactory to Landlord, and in compliance with all applicable legal requirements. Tenant shall
pay for all maintenance and repairs for which Tenant is responsible.

9. Maintenance of Property by Landlord. Subject to Section 6.1 above and Section 19 below, Landlord
shall maintain the roof, structural elements, exterior walls, exterior window components, including
glass, stairways, elevators, common corridors, rest rooms and other common areas to which Tenant
and all other users of the Building have access, the common systems and equipment of the Property,
and, subject to Section 8, above, the Building systems serving the Premises, including, but not
limited to, electrical, mechanical, plumbing, lighting and HVAC, in at least the same condition as
on the Commencement Date, subject to reasonable wear and tear, and subject to Section 19, below, to
damage by fire and other causes of loss. Landlord shall also maintain the interior common areas
serving the Premises in a reasonably clean and orderly condition and the exterior walkways that
serve the Premises reasonably free of ice and snow; provided, however, that Landlord will have no
responsibility to maintain, repair or replace those portions of such systems that are located within
and exclusively serve the Premises.

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10. Landlord’s Services

     10.1.
General. Landlord will furnish to the Premises during Normal
Business Hours (a) heat,
ventilating and air-conditioning, at temperatures reasonably adequate for general office uses (the
“Premises HVAC Supply”), subject to Section 11.2,
below, (b) electrical service reasonably adequate
for general office uses, (c) hot and cold water to
restrooms, (d) elevator service, (e) recycling
containers, (f) lighting, and, (g) security for the Common Areas. The cost of providing all of the
foregoing to the Property during Normal Business Hours will be included in the Rent. Landlord will
make the Premises HVAC Supply available to the Premises outside of Normal Business Hours at a cost
to Tenant of $50.00 per hour. Landlord will not be liable for any interruption of utility services
to the Premises, nor will any such interruption constitute a termination of this Lease or an actual
or constructive eviction of Tenant. Landlord will use reasonable efforts to avoid or limit such
interruptions to the extent that such interruptions are within Landlord’s reasonable power or
control and subject to the reasonable operational requirements of the Property. If there is an
interruption in utility services: (i) for which Landlord is responsible or which Landlord could,
with reasonable efforts, have prevented; (ii) that materially affects Tenant’s use and enjoyment of
the Premises; and, (iii) which interruption in service is not restored within five days, Tenant
shall be entitled to an abatement of Rent until such service is restored.

     10.2 Premises HVAC Supply. Landlord and Tenant acknowledge that the Premises HVAC Supply for each
floor of the Premises has the capacity to provide adequate heat, ventilation, and air-conditioning
to that floor when occupied by up to 50 people. If Tenant chooses to occupy either floor of the
Premises with more than 50 people, Tenant acknowledges that the Premises HVAC Supply may prove to
be inadequate in that circumstance.

     10.3 Cleaning. Cleaning of the Premises will be provided under a separate contract of even date
herewith between Landlord and Tenant.

11. Surrender of Premises; Holding Over.

     11.1 Surrender by Tenant. On the Termination Date, subject to Sections 7 and
8, above, Tenant shall vacate and surrender the Premises to Landlord in the same condition that
existed at the beginning of Tenant’s occupancy (except as specifically provided in this Lease),
free of Tenant’s personal property and broom clean. As further provided in Section 7.2, above,
Tenant will remove all alterations made by Tenant and repair any damage to the Premises resulting
from such removal unless Landlord instructs Tenant to leave some or all of such alterations in
place, in which event, such alterations will become the property of Landlord without compensation,
provided that Tenant will always have the right and obligation to remove its trade fixtures and
business equipment. If any of Tenant’s property remains within the Property after the Termination
Date, it may be retained by Landlord without compensation, or may be removed and either stored

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or disposed of by Landlord and Tenant will reimburse Landlord upon demand for all expenses incurred
in connection therewith.

     11.2 Holding Over. As an inducement to Landlord to enter into this Lease, Tenant covenants to
vacate and surrender the Premises on or before the Termination Date as provided in Section 11.1
above. If Tenant fails to so vacate and surrender the Premises, Tenant will be a daily tenant at
sufferance as of the day following the Termination Date, for which Tenant shall pay for the first
30 days of such holding over, for each day’s use and occupancy, daily in arrears, at a rate equal
to 150% of the daily rent rate in effect under this Lease for the last month of the Term and
beginning on the 31st day of such holding over and thereafter at a rate equal to 200% of the daily
rent rate in effect under this Lease for the last month of the Term. Tenant shall also pay to
Landlord all damages, direct and indirect, sustained by Landlord as a result of Tenant’s holding
over for more than 30 days; otherwise, such occupancy by Tenant will be on the same terms and
conditions as under this Lease, so far as applicable. Landlord and Tenant agree that, as a daily
tenant at sufferance, Tenant will not be entitled to notice to quit or to remove Tenant’s property
from the Premises, and Landlord may immediately commence any action or actions to compel the
removal of Tenant and Tenant’s possessions and to collect damages resulting from Tenant’s holding
over for more than 30 days, for use and occupation, or for any other sums then due Landlord.
Landlord’s acceptance of any payment from Tenant on account of such holding over, however
characterized, will not be deemed an acceptance of rent nor as a recognition of Tenant’s right to
occupy the Premises.

12. Hazardous Materials. Tenant will not cause, or permit any other person claiming or admitted to
the Property through Tenant to cause, any Hazardous Materials to be used, generated, stored or
disposed of on or about, or transported to or from the Property. “Hazardous Materials”
means any material or substance which: (a) is or becomes defined as a “hazardous
substance,” “hazardous waste,” “infectious
waste,” “chemical mixture or substance,” or “air pollutant”
under Environmental Laws; (b) contains or derives from petroleum, polychlorinated biphenyls (PCB’s)
or asbestos; (c) is radioactive or infectious; or (d) has toxic, reactive, ignitable or corrosive
characteristics. “Environmental Laws” means all legal requirements relating to or imposing
liability or standards of conduct concerning Hazardous Materials, public health and safety or the
environment. Notwithstanding the foregoing, normal and reasonable quantities of Hazardous Materials
generally and customarily used in connection with Tenant’s Permitted Uses may be introduced to the
Premises provided such Hazardous Materials are stored, used and disposed of in compliance with
Environmental Laws and all other applicable legal requirements. Tenant will be responsible for and
will hold Landlord harmless and indemnified against any claim, damage, cost, liability or penalty
related to any Hazardous Materials introduced to or released on or about the Property by Tenant or
by any person claiming or admitted to the Property through Tenant, whether or not permitted by the
preceding sentence or otherwise approved by Landlord.

13. Risk of Loss; Indemnification. To the maximum extent permitted by law, but subject to the
provisions of the remaining sentences of this Section 13, (a) Tenant agrees

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that it will occupy the Premises at its own risk, and that Landlord will not be liable to Tenant,
or to any person claiming or admitted to the Premises through Tenant, for injury or death to
persons, or loss or damage to property of any nature whatsoever, and
(b) Tenant waives and will
indemnify Landlord against any claim for bodily injury or death or damage to property, including
reasonable legal fees, by Tenant or by any person claiming under or admitted to the Premises
through Tenant, while at the Premises, including, without limitation, Tenant’s employees, agents,
contractors and invitees. To the maximum extent permitted by law, Landlord shall save harmless,
exonerate and indemnify Tenant, its contractors, agents and employees from and against any and all
claims, liabilities or penalties asserted by or on behalf of any person, firm, corporation, or
public authority on account of injury, death, damage or loss to person or property in or upon the
Premises, Building or Property arising out of the willful misconduct, gross negligence, or
negligence of Landlord, its agents and employees, except to the extent the same was caused by the
willful misconduct, gross negligence or negligence, of Tenant, its agents and employees. In respect
of all of the foregoing, Landlord shall indemnify Tenant from and against all costs, expenses
(including reasonable attorneys’ fees), and liabilities incurred in or in connection with any such
claim, action or proceeding brought thereon.

14. Insurance. Tenant will maintain in effect, at its expense, the following insurance:

     14.1. Liability Insurance. Commercial general liability insurance in at least the Required
Insurance Amount, for bodily and personal injury and property damage, including as additional
insureds Landlord, The First Church of Christ, Scientist, in Boston, Massachusetts, any other
person or entity directly liable for the obligations of Landlord, and any representative or
employee of Landlord, any other person or entity directly liable for the obligations of Landlord,
and any representative or employee of Landlord or any mortgagee of the Property designated by
Landlord, such coverage to be primary and not excess or contributing or secondary to any other
insurance available to Landlord or the additional insureds.

     14.2. Contents Insurance. Property insurance, covering Tenant’s personal property and fixtures
within the Premises or the Property, written on the broadest form of all risk or special cause of
loss form available for such purpose.

     14.3. Workers’ Compensation Insurance. Workers’ Compensation Insurance in accordance with the
applicable legal requirements.

     14.4. Other Insurance. Such other types of insurance as Landlord may from time to time reasonably
deem necessary and as to which Landlord has given Tenant notice and a reasonable time to place such
insurance.

     14.5. General Requirements. All tenant insurance will be issued by insurance companies authorized
to do insurance business in Massachusetts rated not less than A-VII in Best’s Insurance Guide, and
will not be subject to cancellation or modification without 30 days prior written notice to
Landlord and to any mortgagee required to be covered.

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     14.6. Waiver of Claims; Waiver of Subrogation. Each party waives any right of recovery against the
other for injury or loss to property due to hazards covered by insurance to the extent of the
injury or loss covered. Any policy of insurance obtained by either party and applicable to the
Premises or the Property will contain a clause denying the insurer any right of subrogation against
the other party, even though such waiver of subrogation requires payment of an additional premium,
for which the party obtaining the policy shall pay.

     14.7. Certificates of Insurance. Before making any entry on the Property and at least 30 days
before the expiration of any policy, Tenant will provide certificates of insurance, in form and
substance satisfactory to Landlord, establishing insurance coverages as required by this Section.

     14.8. Landlord’s Insurance. Landlord shall insure the Building against damage with full replacement
cost “special cause of loss form” coverage.

15. Assignment and Subleasing. Tenant will not assign this Lease, sublease any part of the Premises
or otherwise transfer this Lease or any interest in this Lease or in the Premises without obtaining
the written consent of Landlord, which shall not be unreasonably withheld, delayed or conditioned.

16. Relation of Lease to Mortgages. This Lease will be subordinate to all mortgages on the
Property, now outstanding or hereafter granted, provided that the record holder of a first mortgage
on the Property (a “First Mortgagee”) may elect to place this Lease ahead of the lien of
its mortgage (and of other mortgages on the Property, if it so elects) and may thereafter change
such election, effective as of the recording of a written notice of such election with the Suffolk
Registry of Deeds, with a copy of such notice to Tenant. If a mortgage on the Property is
foreclosed, the foreclosing mortgagee or the purchaser at a foreclosure sale (in either case,
“First Successor Landlord”), may, at its option, require that Tenant attorn to such party
as the Landlord hereunder and continue to be bound by the terms and conditions of this Lease for
the balance of the Term, provided that First Successor also agrees that Tenant’s use and occupancy
of the Premises will not be disturbed so long as Tenant complies with its obligations under this
Lease. Neither the First Successor Landlord nor any successor or assign of a First Successor
Landlord will be (a) liable for any act or omission of or subject to any offsets or defenses which
Tenant might have against any Landlord prior to the First Successor Landlord (a “Prior
Landlord”) except to the extent such act or refusal to act is in violation of this Lease and is
continued by the First Successor Landlord or its successor or assign,
(b) liable for the return of
any security deposit not actually paid over to the First Successor
Landlord, (c) bound by any
payments which Tenant has paid to a Prior Landlord other than for monthly installments next due,
(d) obliged to make any payment to Tenant which was required to be made prior to the time the First
Successor Landlord took title, or (e) obliged to perform any work or to make any improvements to
the Premises undertaken by a Prior Landlord. A First Mortgagee that gives notice of its address to
Tenant will be entitled to receive a simultaneous copy of any notice of default by Tenant to
Landlord and will have an additional 30 days beyond any cure period available to Landlord within
which to cure such default, and unless such additional time expires without cure, Tenant will have
no

12

 

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 5.20.10

right to terminate this Lease on account of Landlord’s default. Any amendment or cancellation of
this Lease or surrender of the Premises made without the prior written consent of the First
Mortgagee will be void and of no effect. Landlord shall use reasonable efforts to obtain from its
First Mortgagee a so-called “non-disturbance agreement” wherein such mortgagee agrees that Tenant’s
use and occupancy of the Premises will not be disturbed so long as Tenant complies with its
obligations under the this Lease.

17. Tenant Defaults

     17.1. Events of Default. Each of the following will constitute a material default by Tenant (a
“Tenant Default”): (a) failure by Tenant to make any payment required under this Lease within two
days of the date such payment is due; (b) failure by Tenant to maintain insurance and to provide
certificates as required by this Lease; (c) insolvency or admission of insolvency by Tenant, the
filing by or against Tenant of any bankruptcy, receivership or other proceeding under State or
Federal law, or entering into or acquiescence by Tenant to any arrangement affecting the rights of
Tenant’s creditors generally, or attachment, execution or other seizure of substantially all of
Tenant’s assets located at the Premises or Tenant’s interest in this Lease or the Premises; and,
(d) failure by Tenant to fulfill any other material obligation under this Lease, if such failure
(meaning the failure by Tenant to fulfill any other material obligation under this Lease) is not
cured within 20 days of notice from Landlord to Tenant, or such longer period as may reasonably be
necessary, not to exceed a total of 30 days, if Tenant promptly commences and diligently pursues
such cure. Notwithstanding anything in this Section 17.1 to the contrary, Tenant shall be
permitted, during each consecutive 12-month period hereunder commencing on the Commencement Date,
to make 2 payments required under this Lease within 5 days (as opposed to 2 days) of the date such
payment is due. As long as such payments are made within such 5 day periods, Landlord shall not be
entitled to declare a Tenant Default with respect to such payments. However, nothing in the
preceding sentence shall affect Landlord’s rights contained in any other section of this Lease,
including without limitation, the provisions of Section 3.2.

     17.2. Termination by Notice. If a Tenant Default occurs, in addition to any other rights or
remedies, Landlord will have the right to terminate this Lease and recover possession of the
Premises by written notice to Tenant, effective on the date specified in such notice or, if no date
is specified, on the date of receipt or first properly attempted delivery of such notice.

     17.3. Landlord’s Remedies. In addition to any other rights or remedies, if Landlord terminates this
Lease for a Tenant Default, Landlord will have the right to recover
as damages from Tenant: (a) any
amounts owing from Tenant to Landlord at the time of termination,
(b) all of Landlord’s expenses,
including reasonable legal fees, incurred in recovering possession of the Premises and in proving
and collecting the sums due from Tenant hereunder, (c) the amount by which the payments required
under this
Lease for the balance of the Term exceed the fair market rent for the Premises under a
gross lease similar to this
Lease, for the balance of the Term, determined as of the date of such
termination, adjusted to its present value at a reasonable discount
rate, and (d) the

13

 

Carbonite Lease 
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actual or
reasonably anticipated expense to Landlord of preparing and reletting the Premises.
Landlord will also have the right to enter the Premises and to perform any obligation as to which a
Tenant Default has arisen, without being deemed to have cured such Tenant Default and without
liability to Tenant, and Tenant shall reimburse Landlord for any cost and expense thus incurred
promptly upon demand as damages hereunder. In lieu of the damages
recoverable under clause (c)
above, Landlord may recover the liquidated damages provided for in Section 17.4, below.

     17.4. Liquidated Damages. Landlord and Tenant agree that the actual damages that would be suffered
by Landlord by the loss of the Rent reserved under this Lease if this Lease should be terminated
due to Tenant’s default would be very difficult to estimate as of the date of this Lease. Landlord
and Tenant wish to agree on a sum that would reasonably compensate Landlord for such loss and
accordingly agree that, in lieu of the damages recoverable under Section 17.3(c) above and as
Landlord’s sole remedy therefor Landlord may recover as liquidated damages, and not as a penalty,
an amount equal to the total of the Rent payable by Tenant with respect to the 12 full calendar
months preceding termination.

     17.5 Mitigation of Damages. Landlord shall use commercially reasonable efforts to mitigate damages,
including to re-let the Premises, provided that Landlord will not be required to give priority to
the Premises in renting, or to rent on terms or to any person not otherwise acceptable to Landlord.
Landlord and Tenant agree that if Landlord elects to recover liquidated damages under Section 17.4,
above, Landlord will have no obligation to mitigate damages as a condition to recovering such
liquidated damages.

18. Landlord Defaults

     18.1. Events of Default. Landlord shall not be deemed to be in default in the performance of any of
its obligations hereunder unless it shall fail to perform such obligations and such failure shall
continue for 20 days after written notice has been given by Tenant to Landlord specifying the
nature of Landlord’s alleged default, provided if such default cannot be reasonably cured within
such 20 day period then within such additional time as is reasonably required to correct any such
default, and further provided that Landlord commences to cure such default within such 20 day
period and diligently prosecutes it to completion.

     18.2. Tenant’s Remedies. If a Landlord Default occurs and such Landlord Default directly affects
and materially impairs Tenant’s use and enjoyment of the Premises for the Permitted Uses, Tenant
may make such repairs within the Premises and in Common Areas adjacent to the Premises necessary to
restore Tenant’s use, and Landlord will reimburse Tenant for the reasonable and necessary third
party costs thus incurred by Tenant upon receipt from Tenant of a statement of such costs in
reasonable detail and such backup materials as Landlord may reasonably request. If Landlord fails
to so reimburse Tenant within 60 days of receipt by Landlord of such statement and backup
materials, Tenant may offset such amounts against the installment or installments of Rent next
coming due. Unless otherwise expressly provided in this Lease, Tenant will

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have no right of self-help, or any right to withhold, set-off, or abate Rent and neither party to
this Lease will be liable to the other for punitive damages, lost profits, business interruption,
speculative, consequential or other such damages.

     18.3. Independent Covenants. Except as specifically provided herein, the obligations of Tenant
under this Lease, including the obligation to pay Rent, and the obligations of Landlord, are
independent and not mutually dependent covenants and the failure of Landlord to perform any
obligation hereunder will not justify or empower Tenant to withhold Rent, except as provided in the
preceding Section 18.2, and the failure of Landlord to perform any obligation hereunder will not
justify or empower Tenant to terminate this Lease unless the Landlord Default constitutes a
constructive eviction.

19. Property Damage or Taking

     19.1. Termination. If the Building is destroyed by fire or other cause of loss or the Property or
the Premises are taken in their entirety by eminent domain or conveyed in their entirety by deed in
lieu of taking, this Lease will terminate as of the date of the property damage or the date that
possession of the Property is surrendered to the taking authority, as
applicable. If (a) the
Property or the Premises are substantially damaged by fire or other cause of loss and Landlord
determines in its sole discretion not to restore the Property or the Premises or both to
substantially its condition as existing prior to such damage, or (b) a material portion of the
Property or of the Premises is taken by eminent domain or conveyed by deed in lieu of taking, and
Landlord determines in its sole discretion not to restore the remaining portion of the Premises or
of the Property or both to a condition which is legal and suitable for Tenant’s Permitted Uses,
then Landlord may elect to terminate this Lease by notice to Tenant given within 90 days after such
property damage or notice of taking, effective as of the date of Landlord’s notice or, with respect
to a taking, on the date that possession is surrendered to the taking authority.

     19.2. Restoration. If Landlord determines (a) to restore the Property and the Premises to
substantially their condition as existed prior to the damage by fire or other cause of loss or (b)
to restore the remaining portion of the Premises or of the Property or both to a condition which is
legal and suitable for Tenant’s Permitted Uses after such taking or conveyance, Landlord shall
promptly give notice of such determination to Tenant, but in any case on or before the last day of
the 90 day period referred to in section 19.1, above. Upon giving such notice to Tenant, Landlord
shall promptly begin to use reasonable efforts so to restore the Property and the Premises (not
including fixtures, modifications and additions installed or required to be installed by Tenant) as
soon as is reasonably practical in light of the circumstances then prevailing, including the time
required to collect insurance proceeds and to obtain any governmental approvals required for
restoration, and subject to any other matters beyond the reasonable control of Landlord, provided
that, in no event will Landlord be required to expend more for restoration of the Property or the
Premises than the net amount of insurance or taking proceeds actually available to Landlord for
such purposes. If restoration of the Premises is not substantially completed within 180 days of the
date as of which Landlord notified Tenant that Landlord had determined to restore the Property and
the Premises, Tenant

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may terminate this Lease by written notice to Landlord effective as of any day after the end of the
180 day restoration period, which termination date shall be specified by Tenant in its notice of
termination.

     19.3. Abatement. If any portion of the Premises is rendered unusable by Tenant as a result of the
property damage or taking described in Section 19.1(a) or 19.1(b) above, and Tenant, at such time,
is not in default under this Lease, the Rent will be abated, in part or in whole, based on the
proportion of the Premises rendered unusable, until the earlier of the time at which Landlord has
substantially completed its restoration or the date on which Tenant resumes use of the damaged
portion of the Premises.

20. Notices. All notices under this Lease will be in writing and will be given: (a) in hand, with
written acknowledgement of receipt, (b) by Federal Express, Express Mail or other nationally
recognized overnight delivery service which provides verification of delivery, charges prepaid, or
(c) by United States certified mail, postage prepaid, return receipt requested, in each case
addressed to Landlord or Tenant at the Notice Address set forth in Section 1. All notices will be
deemed given when received by the intended recipient. Either party may change its Notice Address by
notice given in accordance herewith.

21. Brokers. Tenant represents that Tenant has dealt with no broker in connection with this Lease
and agrees to hold Landlord harmless and indemnified from all claims for brokerage due to any
person with whom such Tenant has dealt in breach of such representation. Landlord represents that
Landlord has dealt with no broker in connection with this Lease and agrees to hold Tenant harmless
and indemnified from all claims for brokerage due to any person with whom such Landlord has dealt
in breach of such representation.

22. Limitation on Liability. The recourse of Tenant against Landlord for any claim related to this
Lease will extend only to Landlord’s interest in the Property and the uncollected rents and profits
therefrom. No personal liability for any such claim will be enforceable against Landlord or any
officer, trustee, director, employee, agent or other person or entity related to Landlord
(including, without limitation, The First Church of Christ, Scientist, in Boston, Massachusetts) or
against any other property, person or entity. If Landlord transfers its interest in the Property,
the transferring Landlord will automatically be released from all liability related to this Lease
accruing after such transfer. The transferring Landlord will continue to be responsible for any
security deposit received from Tenant except to the extent that Landlord has transferred same to
its successor or assign.

23. Miscellaneous Provisions

     23.1. Amendments and Waivers. This Lease may not be amended except by a writing, duly executed by
both parties and approved in writing by any First Mortgagee having approval rights, and no waiver
or consent will be effective unless in writing and signed by the party giving it. A waiver or
consent by either party hereunder will apply

16

 

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 5.20.10

only to the specific instance in which granted and not to any other instance, however similar.

     23.2 Interpretation. Both parties acknowledge that they have fully read and understood this Lease
and have had the opportunity to consult counsel to the extent they deemed necessary, and no
provision of this Lease will be construed in favor or against either party by virtue of such party
being the drafter of such provision. Enumeration of some but not all items of a class should not be
construed as excluding others, notwithstanding the absence of the phrase “without limitation” or
words of like meaning.

     23.3. Invalid Provisions. If any provision of this Lease is finally determined by a court of
competent jurisdiction to be in violation of law or otherwise invalid, this Lease will be deemed
amended to the limited extent necessary to cure such violation or invalidity and will be
interpreted, as thus amended, so as to implement the intentions of the parties to the greatest
extent possible.

     23.4.
Time of the Essence; Force Majeure. Time is of the essence as to all rights and obligations
of the parties hereunder unless specifically provided to the contrary. Notwithstanding the
foregoing, if either party fails to perform an obligation hereunder, other than the obligation of
Tenant to pay Rent when due, which failure results from causes beyond the reasonable control of
such party, including, without limitation, labor problems, contractor disputes, legal requirements,
unavailability of equipment, fixtures or materials, property damage caused by fire or other cause
of loss, or disruption or unavailability of utilities or services (a
“Force Majeure Event”), the
amount of time for performance of such obligation shall be extended by the amount of time such
performance is delayed by reason of such Force Majeure Event.

     23.5. Jurisdiction; Governing Laws. Any action by either party against the other will be instituted
in the state courts of Massachusetts under Massachusetts law, and each party will have personal
jurisdiction over the other for any action brought by such party in Massachusetts by service made
to the other party’s Notice Address.

     23.6. Successors and Assigns. Subject to the provisions of Section 22 above, the benefits and
burdens of this Lease will extend to the original Landlord and Tenant and to their respective
successors and assigns, who will be included within the terms “Landlord” and “Tenant” as used
herein, provided that no transferee from Tenant in violation of the provisions of this Lease will
be entitled to any of the rights or benefits of a Tenant hereunder.

     23.7. Estoppel Certificates. Each of the parties, within 10 days of written request from the other,
shall provide a certificate identifying this Lease and any amendments hereto, setting forth the
amount of the then current monthly installment of Rent and of any Security Deposit held hereunder,
stating whether this Lease remains in effect, whether there are any defaults by Landlord or Tenant,
whether any Rent has been paid more than 30 days in advance, whether Tenant is in possession and
paying Rent, whether Tenant claims any off-sets or credits or has any other defenses to the payment
of

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Carbonite Lease 
5.20.10

Rent hereunder, and containing such other reasonable and customary information as may be requested.

     23.8
Counterparts. This Lease may be executed in two or more
counterparts.

     
23.9. Exhibits. The Exhibits to this Lease, which are listed immediately below the signature block,
are incorporated by reference into this Lease.

     23.10. Action by Trustees of Church Realty Trust. The undersigned Trustees of Church Realty Trust
represent that any two of the three Trustees thereof are a majority of such Trustees and have all
necessary power and authority to enter into this Lease and related documents, including a Parking
License Agreement and a Contract for Cleaning Services by virtue of the last sentence of Paragraph
8 of the Deed of Trust, which states:
“All of the powers conferred on said Trustees by this instrument may be exercised by a majority
thereof.”

     23.11. Time for Performance. Any action under this Lease that is permitted or required to be taken
on a day that is a Saturday, Sunday or a legal holiday in Massachusetts may be taken on the next
day that is not a Saturday, Sunday or legal holiday in Massachusetts.

     23.12 Entire Agreement. This Lease contains the entire agreement of the parties respecting the
Premises and the Property and there are no other agreements or understandings between the parties
regarding the subject matter of this Lease, any prior agreements being merged herein and
superseded.

[Signatures appear on the following page]

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Carbonite Lease 
5.20.10

IN
WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first above written.

	 	 	 	 	 
	LANDLORD
	Trustees of Church Realty Trust

 	 
	 	/s/ Barbara F. Burley
 	 
	 	Barbara F. Burley, as Trustee of Church 	 
	 	Realty Trust and not individually 	 
	 
	 	 	 
	 	/s/ Harley L. Gates
 	 
	 	Harley L. Gates, as Trustee of Church 	 
	 	Realty Trust and not individually 	 
	 
	 	 	 
	 	/s/ Robert A. Herlinger
 	 
	 	Robert A. Herlinger, as Trustee of Church 	 
	 	Realty Trust and not individually 	 
	 
	TENANT
	Carbonite, Inc.

 	 
	 	By:  	/s/ Andrew Keenan       	 
	 	 	Andrew Keenan, CFO 	 
	 	 	 	 
	 

Exhibit A: Floor Plans and Description of Premises

Exhibit B: Building Rules and Regulations

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5.20.10

EXHIBIT A

Floor Plan of Premises

     The Floor Plan of the Premises is attached to and forms part of this Exhibit A.

Description of Premises

     The Premises include and are defined by the interior surfaces of all exterior walls of the
Building, the interior surfaces of all demising walls within the Building, the doors and doorways
that pass through all such demising walls, the interior surfaces of all exterior windows, the upper
surface of the permanent structure of the floor, and the upper surface of any suspended ceiling.

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Carbonite Lease 
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EXHIBIT B

Building Rules and Regulations

     The following rules and regulations shall apply, where applicable, to the Premises, the Building,
the parking garage (if any), the Property and the appurtenances. Capitalized terms have the same
meaning as defined in the Lease.

	1.	 	Sidewalks, doorways, vestibules, halls, stairways and other similar areas shall not be
obstructed by Tenant or used by Tenant for any purpose other than ingress and egress to and from
the Premises. No rubbish, litter, trash, or material shall be placed, emptied, or thrown in those
areas. At no time shall Tenant permit Tenant’s employees to loiter in Common Areas or elsewhere
about the Building or Property.
	 
	2.	 	Plumbing fixtures and appliances shall be used only for the purposes for which designed, and no
sweepings, rubbish, rags or other unsuitable material shall be thrown or placed in the fixtures or
appliances. Damage resulting to fixtures or appliances by Tenant, its agents, employees or
invitees, shall be paid for by Tenant, and Landlord shall not be responsible for the damage.
	 
	3.	 	No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts
of the Building, except those of such color, size, style and in such places as are first approved
in writing by Landlord. All tenant identification and suite numbers at the entrance to the Premises
shall be subject to Landlord’s approval rights set forth in Section 7.1 of the Lease and shall be
installed at Tenant’s expense. Except in connection with the hanging of lightweight pictures and
wall decorations, no nails, hooks or screws shall be inserted into any part of the Premises or
Building except by the Building maintenance personnel.
	 
	4.	 	Landlord will at its expense provide and maintain in the first floor (main lobby) of the
Building an alphabetical directory board or other directory device listing tenants, and no other
directory shall be permitted unless previously consented to by Landlord in writing.
	 
	5.	 	Tenant shall not place any lock(s) on any door in the Premises or Building without Landlord’s
prior written consent and Landlord shall have the right to retain at all times and to use keys to
all locks within and into the Premises. A reasonable number of keys to the locks on the entry doors
in the Premises shall be furnished by Landlord to Tenant at Tenant’s cost, and Tenant shall not
make any

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Carbonite Lease 
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	 	 	duplicate keys. All keys shall be returned to Landlord at the expiration or early termination of
this Lease.
	 
	6.	 	All contractors, contractor’s representatives and installation technicians performing work in
the Building shall be subject to Landlord’s prior approval and shall be required to comply with
Landlord’s standard rules, regulations, policies and procedures, which may be revised from time to
time.
	 
	7.	 	Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by
Tenant of merchandise or materials requiring the use of elevators, stairways, lobby areas or
loading dock areas, shall be restricted to hours designated by Landlord. Tenant shall obtain
Landlord’s prior approval by providing a detailed listing of the activity. If approved by Landlord,
the activity shall be under the supervision of Landlord and performed in the manner required by
Landlord. Tenant shall assume all risk for damage to articles moved and injury to any persons
resulting from the activity. If equipment, property, or personnel of Landlord or of any other party
is damaged or injured as a result of or in connection with the activity, Tenant shall be solely
liable for any resulting damage or loss.
	 
	8.	 	Landlord shall have the right to approve the weight, size, or location of heavy equipment or
articles in and about the Premises. Damage to the Building by the installation, maintenance,
operation, existence or removal of Tenant’s Property shall be repaired at Tenant’s sole expense.
	 
	9.	 	Corridor doors, when not in use, shall be kept closed.
	 
	10.	 	Tenant shall not: (1) make or permit any improper, objectionable or unpleasant noises or odors
in the Building, or otherwise interfere in any way with other tenants or persons having business
with them; (2) solicit business or distribute, or cause to be distributed, in any portion of the
Building, handbills, promotional materials or other advertising; or (3) conduct or permit other
activities in the Building that might, in Landlord’s sole opinion, constitute a nuisance.
	 
	11.	 	No animals, except those assisting handicapped persons, shall be brought into the Building or
kept in or about the Premises.
	 
	12.	 	No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in
the Premises, Building or about the Property. Tenant shall not, without Landlord’s prior written
consent, use, store, install, spill, remove, release or dispose of, within or about the Premises or
any other portion of the Property, any asbestos-containing materials or any solid, liquid or
gaseous material now or subsequently considered toxic or hazardous under the provisions of 42
U.S.C. Section 9601 et seq. or any other applicable environmental Law which may now or later be in
effect. Tenant shall comply with all Laws pertaining to and

23

 

Carbonite Lease 
5.20.10

	 	 	governing the use of these materials by Tenant, and shall remain solely liable for the costs of
abatement and removal.
	 
	13.	 	Tenant shall not use or occupy the Premises in any manner or for any purpose which might injure
the reputation or impair the present or future value of the Premises or the Building. Tenant shall
not use, or permit any part of the Premises to be used, for lodging, sleeping or for any illegal
purpose.
	 
	14.	 	Tenant shall not take any action which would violate Landlord’s labor contracts or which would
cause a work stoppage, picketing, labor disruption or dispute, or interfere with Landlord’s or any
other tenant’s or occupant’s business or with the rights and privileges of any person lawfully in
the Building (“Labor Disruption”). Tenant shall take the actions necessary to resolve the Labor
Disruption, and shall have pickets removed and, at the request of Landlord, immediately terminate
any work in the Premises that gave rise to the Labor Disruption, until Landlord gives its written
consent for the work to resume. Tenant shall have no claim for damages against Landlord or any of
the Landlord Related Parties, nor shall the Commencement Date of the Term be extended as a result
of the above actions.
	 
	15.	 	Tenant shall not install, operate or maintain in the Premises or in any other area of the
Building, electrical equipment that would overload the electrical system beyond its capacity for
proper, efficient and safe operation as determined solely by Landlord. Tenant shall not furnish
cooling or heating to the Premises, including, without limitation, the use of electronic or gas
heating devices, without Landlord’s prior written consent. Tenant shall not use more than its
proportionate share of telephone lines and other telecommunication facilities available to service
the Building.
	 
	16.	 	Tenant shall not operate or permit to be operated a coin or token operated vending machine or
similar device (including, without limitation, telephones, lockers, toilets, scales, amusement
devices and machines for sale of beverages, foods, candy, cigarettes and other goods), except for
machines for the exclusive use of Tenant’s employees, and then only if the operation does not
violate the lease of any other tenant in the Building.
	 
	17.	 	Bicycles and other vehicles are not permitted inside the Building or on the walkways outside
the Building, except in areas designated by Landlord in the parking garage.
	 
	18.	 	Landlord may from time to time adopt systems and procedures for the security and safety of the
Building, its occupants, entry, use and contents. Tenant, its agents, employees, contractors,
guests and invitees shall comply with Landlord’s systems and procedures.
	 
	19.	 	Landlord shall have the right to prohibit the use of the name of the Building or any other
publicity by Tenant that in Landlord’s sole opinion may impair the

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	 	 	reputation of the Building or its desirability. Upon written notice from Landlord, Tenant shall
refrain from and discontinue such publicity immediately.
	 
	20.	 	Tenant shall not canvass, solicit or peddle in or about the Building or the Property.
	 
	21.	 	Smoking is not permitted in or on any part of the Property; the Property includes the Premises,
the Common Areas, the Building, and the land immediately adjoining the Building, including adjacent
sidewalks.
	 
	22.	 	Landlord shall have the right to designate and approve standard window coverings for the
Premises and to establish rules to assure that the Building presents a uniform exterior appearance.
Tenant shall ensure, to the extent reasonably practicable, that window coverings are closed on
windows in the Premises while they are exposed to the direct rays of the sun.
	 
	23.	 	Deliveries to and from the Premises shall be made only at the times, in the areas and through
the entrances and exits designated by Landlord. Tenant shall not make deliveries to or from the
Premises in a manner that might interfere with the use by any other tenant of its premises or of
the Common Areas, any pedestrian use, or any use which is inconsistent with good business practice.
	 
	24.	 	The work of cleaning personnel shall not be hindered by Tenant after 5:30 P.M., and cleaning
work may be done at any time when the offices are vacant. Windows, doors and fixtures may be
cleaned at any time. Tenant shall provide adequate waste and rubbish receptacles to prevent
unreasonable hardship to the cleaning service.

25exv10w10

Exhibit 10.10

COLOCATION/INTERCONNECTION  LICENSE

ONE SUMMER STREET

MARKLEY BOSTON, LLC,

a Delaware Limited Liability Company

as Licensor,

and

CARBONITE, INC.,

a Delaware Corporation

as Licensee

 

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page	 
	SECTION 1
PREMISES, BUILDING, PROJECT, AND COMMON AREAS
	 	 	1	 
	SECTION 2 LICENSE TERM
	 	 	1	 
	SECTION 3 FEES AND CHARGES
	 	 	1	 
	SECTION 4 SERVICES AND HVAC
	 	 	2	 
	SECTION 5 INSURANCE
	 	 	3	 
	SECTION 6 NONWAIVER
	 	 	4	 
	SECTION 7 ASSIGNMENT AND SUBLETTING
	 	 	4	 
	SECTION 8 SURRENDER OF PREMISES
	 	 	4	 
	SECTION 9 ESTOPPEL CERTIFICATES
	 	 	4	 
	SECTION 10 SUBORDINATION
	 	 	4	 
	SECTION 11 DEFAULTS; REMEDIES
	 	 	5	 
	SECTION 12 LATE CHARGES
	 	 	5	 
	SECTION 13 MISCELLANEOUS PROVISIONS
	 	 	5	 

 

 

Confidential
Treatment Requested by Carbonite, Inc.

ONE SUMMER STREET

 COLOCATION/INTERCONNECTION LICENSE

     This Data Center/Technology License (the “License”), dated as of the date set forth in
Item 1 of the Summary of Basic License Information (the “Summary”), below, is made by and
between MARKLEY BOSTON, LLC, a Delaware Limited Liability Company (“Licensor”), and CARBONITE,
INC., a Delaware Corporation (“Licensee”).

SUMMARY OF BASIC LICENSE INFORMATION

	 	 	 	 	 
	ITEM	 	TERMS OF LICENSE	 	DESCRIPTION
	1.

	 	Date:
	 	August 30, 2006 (the “Effective Date”)
	 
	 	 	 	 
	2.

	 	Premises 

(Section 1):	 	 
	 
	 	 	 	 
	 

	 	2.1 Building:
	 	Approximately 392,000 rentable square feet located
at One Summer Street, Boston, Massachusetts 02111.
	 
	 	 	 	 
	 

	 	2.2 Premises:
	 	Approximately 323 rentable, caged square feet
located on the 4th floor of the Building, as more
particularly shown on Exhibit A attached to the
License.
	 
	 	 	 	 
	3.

	 	License Term 

(Section 2):	 	 
	 
	 	 	 	 
	 

	 	3.1 Length of Term:
	 	Two (2) years and no (0) months
	 
	 	 	 	 
	 

	 	3.2 License Commencement Date:
	 	Upon completion of Landlord’s Work
	 
	 	 	 	 
	 

	 	3.3 License Expiration Date:
	 	The date immediately preceding the Second (2nd)
anniversary of the License Commencement Date.
	 
	 	 	 	 
	4.

	 	Summery of Fees 

(Section 3):	 	 
	 
	 	 	 	 
	 

	 	4.1 Cage Fee
	 	$[***] monthly with [***]% annual escalations on the
anniversary of the License Commencement Date. The
first fee payment will be prorated by the remaining
days in the month in which the License commences
and is due upon execution of this License
Agreement.
	 
	 	 	 	 
	 

	 	4.2 Cross-Connection Fees
	 	$[***] monthly for Fiber cross-connections (with
one-time $[***] cabling charge per cross-connection),
$[***] monthly for three (3) coax cross-connections
(with a one-time $[***] cabling charge), $[***] monthly
for three (3) copper or Ethernet cross connections
(with a one-time $[***] cabling fee).
	 
	 	 	 	 
	 

	 	4.3 Non-Recurring Set-Up Fees
	 	$[***] due upon execution of this License Agreement.
	 
	 	 	 	 
	 

	 	4.4 Fee Commencement Date:
	 	Same as the License Commencement Date Referenced in
Summary Section 3.2 above.
	 
	 	 	 	 
	5.

	 	Security Deposit
	 	$[***], due upon execution of this License.
	 
	 	 	 	 
	6.

	 	Address of Licensee 

(Section 13.9):
	 	Attention: Jeff Flowers

Carbonite, Inc.

391 Ocean Ave. 

Marblehead, MA 01945

Phone: 781-715-1674

Fax:      
     
     
     
     

	 
	 

	 	 	 	With a copy to:

	 	 	 

	[***]

	 	Information has been omitted and filed separately with the Securities and Exchange
Commission. Confidential Treatment has been requested with respect to the omitted portions.

 

 

	 	 	 	 	 
	ITEM	 	TERMS OF LICENSE	 	DESCRIPTION
	 

	 	 	 	David Friend
	 

	 	 	 	Carbonite, Inc.
	 

	 	 	 	267 Clarendon St.
	 

	 	 	 	Boston, MA 02116
	 
	 	 	 	 
	7.

	 	Address of Licensor
	 	Jeffrey D. Markley
	 

	 	(Section 13.9):
	 	Manager
	 

	 	 	 	Markley Boston, LLC
	 

	 	 	 	One Summer Street
	 

	 	 	 	Boston, Massachusetts 02111
	 
	 	 	 	 
	 

	 	 	 	with a copy to:
	 
	 	 	 	 
	 

	 	 	 	Devon S. Cutchins
	 

	 	 	 	General Counsel
	 

	 	 	 	Markley Group
	 

	 	 	 	555 West 5th Street, 4th Floor
	 

	 	 	 	Los Angeles, CA 90013
	 

	 	 	 	Phone: 213-622-3000
	 

	 	 	 	Fax: 800.507.4179
	 
	 	 	 	 
	8.

	 	Broker(s)
	 	N/A

 

 

Confidential
Treatment Requested by Carbonite, Inc.

SECTION 1

PREMISES,
BUILDING, PROJECT, AND COMMON AREAS 

1.1. Premises, Building and Common Areas

          1.1.1
The Premises. Licensor hereby licenses to Licensee and Licensee hereby
licenses from Licensor the space as set forth in Item 2.2 of
the Summary of Basic License Information (“Summary”) and outlined in
Exhibit A attached hereto (the “Premises”). The parties hereto agree that the license of the Premises is upon and subject to
the terms, covenants and conditions herein set forth. The parties hereto hereby acknowledge
that the purpose of Exhibit A is to show the approximate location of the Premises in the
“Building” as that term is defined in Item 2.1 of the Summary, and such Exhibit is not
meant to constitute an agreement, representation or warranty as to the construction of the Premises.
The taking of possession of the Premises by Licensee shall conclusively establish that the
Premises and the Building were at such time in good and sanitary order, condition and repair.

          1.1.2 Access. Licensor agrees that, subject to Licensor’s reasonable rules and
regulations, and access control systems and procedures, and the terms of this License, Licensee
shall have access to the Premises, and Common Areas on the 4th floor, 24 hours a day, 365 days a
year during the License Term.

          1.1.3 Landlord’s Work. Landlord will construct a cage of thirty-four feet
(34’) by nine and one-half feet (9 1⁄2’) around the Premises. Landlord shall equip the premises
with ladder racks and provide nine (9) thirty (30) amp circuits at one-hundred-twenty (120 volts)
with L5-30 receptacles. Licensee has declined power set up in a 2N configuration and acknowledges
that this will result in an outage when Licensor performs maintenance on the electrical system.
Licensor will give Licensee advanced notice of such maintenance; however, Licensee agrees that
Licensor shall have no liability with regard to such planned outages.

SECTION 2 

LICENSE TERM

     2.1.
License Term. The terms and provisions of this License shall be effective as of the date
of this License. The term of this License (the “License Term”) shall be as set forth in Item
3.1 of the Summary, shall commence on the date set forth in
Item 3.2 of the Summary
(the “License Commencement Date”), and shall terminate on the date set forth in Item 3.3 of
the Summary (the “License Expiration Date”) unless this License is sooner terminated as hereinafter
provided. For purposes of this License, the term “License Year” shall mean each consecutive twelve
(12) month period during the License Term; provided, however, that the last License Year shall end
on the License Expiration Date. At any time during the License Term, Licensor may deliver to
Licensee a notice in the form as set forth in Exhibit B, attached hereto, as a confirmation only of
the information set forth therein, which Licensee shall execute and return to Licensor within five
(5) business days after receipt thereof. Licensee acknowledges that the rights granted to Licensee
hereunder do not constitute a lease or casement of any portion of the Premises or Building, nor do
they create a partnership or joint venture between Licensor and Licensee. Licensor hereby reserves
the right to grant, renew or extend similar licenses to others. Licensee shall have no right to
hold over after the expiration of the Term of this License without Licensor’s consent. If Licensee
holds over after the termination of this License such holdover shall be deemed to be upon all of
the terms of this License except that the amount of the License Fee shall be increased to an amount
equal to two hundred percent (200%) of the License Fees in effect
immediately prior to the
termination. If Licensee holds over for more than thirty (30) days, Licensee shall also pay
to Licensor all damages actually sustained by Licensor resulting from retention of possession by
Licensee in excess of the double License Fee set forth in the preceding sentence.

SECTION 3

FEES AND CHARGES

     Licensee shall pay, without prior notice or demand, to Licensor or Licensor’s agent at the
management office of the Project, or, at Licensor’s option, at such other place as Licensor may from
time to time designate in writing, by a check for currency which, at the time of payment, is legal
tender for private or public debts in the United States of America, base fees for the Premises
(“Base Fees”), payable in monthly installments as set forth in Item 4 of the
Summary in advance on or before the first day of each and every calendar month during the License
Term, without any setoff or deduction whatsoever. The Fees for the first full
month of the License Term, along with the entire Set-Up Fees and Security Deposit, shall
be paid at the time of Licensee’s execution of this License.

     3.1.
Cage Fee. Cage Fees are subject to annual [***]% escalations on each anniversary of the
License Commencement Date.

	 	 	 	 	 
	 	 	Monthly Fee	 	Set-Up Fee
	323 sq. ft. cage
	 	$[***]
	 	$[***]

	 	 	 

	[***]

	 	Information has been omitted and filed with the Securities and Exchange
Commission. Confidential Treatment has been requested with respect to the omitted portions.

 

 

Confidential
Treatment Requested by Carbonite, Inc.

     3.2
Cross-Connection Fees. All Cross-Connection Fees are subject
to annual 3% escalations on
each anniversary of the License Commencement Date.

	 	 	 	 	 
	Connection Type	 	Monthly Fee (per connection)	 	Set-Up Fee
	Fiber Cross Connects
	 	$[***] per cross connect
	 	$[***] Cabling Fee per cross-connect
	Coax Cross Connects
	 	$[***] per 3 cross connects (must be purchased in sets of 3)
	 	$[***] Cabling Fee per set of 3 cross-connects
	Copper and Ethernet Cross Connects
	 	$[***] per 3 cross connects (must be purchased in sets of 3)
	 	$[***] Cabling Fee per set of 3 cross-connects
	Disconnects Fiber/Coax
	 	One Time NRC	 	 

     3.3 Fiber and Conduit Fees. Should Licensee require that conduit and fiber be run
from the interconnection facility through any of the fiber entries in the building, the following
fiber and conduit fees shall apply.

	 	 	 	 	 	 	 	 	 
	Terminations Optical	 	Monthly Fee	 	 	Set-Up Fee	 
	12 Fibers
	 	$	[***]	 	 	$	[***]	 
	24 Fibers
	 	$	[***]	 	 	$	[***]	 
	48 Fibers
	 	$	[***]	 	 	$	[***]	 
	72 Fibers
	 	$	[***]	 	 	$	[***]	 
	96 Fibers
	 	$	[***]	 	 	$	[***]	 
	Electrical
	 	 	 	 	 	 	 	 
	DS 3 (12 Connector Cable)
	 	$	[***]	 	 	$	[***]	 
	DS 1 (28 Position Cable)
	 	$	[***]	 	 	$	[***]	 

     3.4. Additional Technician Time.

     Technician time required to set up services is included in the “Set-Up Fees” listed
above. Any additional non-emergency technician time required by Licensee will be billed at a rate
of $150 per hour and shall be applied to the monthly invoice for the
month following the dale upon
which the time and services were provided. All non-emergency work should be requested in writing, 2
business days in advance. All technician time not scheduled 2 business days in advance will
be charged the emergency rates of $175 per hour from 8:00 am to 5:00 pm Monday through Friday
and $225 per hour during all other times.

SECTION 4 

SERVICES AND HVAC

     4.1 Standard Licensee Services. Licensor and Licensee shall provide the following services to the Premises.

          4.1.1 Licensor shall connect, at Licensee’s expense, Licensee’s equipment in the Licensed
Facilities to termination points on the Cable Distribution System within the Building’s Meet Me
Room (the “CDS”), designated by Licensor. Licensor shall provide the services as specified in
Exhibit C. Service Levels, provided that in the event of any conflict between this
Service Levels as specified in Exhibit C, the provisions of this License shall prevail.
Licensee shall comply with the Rules and Regulations as specified in Exhibit D.
Licensor will monitor security, environment, power and other conditions in the Licensed
Facilities.

          4.1.2 Licensee may, by written notice to Licensor, request that an interconnection be made
between Licensee and any other licensee or tenant of the Building within the interconnection
facilities located in the Building. Licensee’s notice shall
describe in adequate detail the type of
connection to be made and shall be accompanied by a written agreement with the other licensee or
tenant permitting such interconnection and authorizing Licensor to make such interconnection.
Subject to the terms of the Interconnection Facility Service Levels, a copy of which is attached
hereto as Exhibit C, within three (3) business days after receiving such request, Licensor shall
cause the desired interconnection to be established. By making the
request, Licensee agrees to pay
the fees as set forth in Section 3 above for each such interconnection.

          4.1.3
If Licensee has requested, and Licensor has agreed to provide, any other services
(“Additional Services”) they are described in Exhibit E. Licensor and Licensee may amend
Exhibit E in writing from time to time.

          4.1.4 Amendments to Services Provided. Licensee may request changes to the services to
be provided pursuant to Section 3 and/or Section 4.1.3 above by submitting a written request to
Licensor. All change requests should specify the date upon which the changes should be made. The
monthly charge for all services shall be prorated for the number of days remaining
in the month at the time that the change was made and the prorated amount shall be applied to the
invoice for the following month.

          4.1.5
Power. Licensor shall provide to the Premises Nine (9) 30 amp circuits with
L5-30 receptacles to which Licensee shall connect its equipment. Licensee has declined power set up
in a 2N configuration and acknowledges that this will result in an outage when Licensor performs
maintenance on the electrical system. Licensor will give Licensee advanced notice of such
maintenance; however, Licensee agrees that Licensor shall have no liability with regard to such
planned outages. The power consumed by Licensee’s equipment shall be submetered and passed through
to Licensee at the building’s power rate.

          4.1.6
HVAC. Heating, ventilation and air conditioning (“HVAC”) service in the Premises,
will be provided by Licensor, (collectively, “HVAC Equipment”), which shall be subject to the
direct control of Licensor.

	 	 	 

	[***]

	 	Information has been omitted and filed separately with the Securities and Exchange
Commission. Confidential Treatment has been requested with respect to the omitted portions.

 

 

     4.2. Emergency Generator. Licensor has installed for the benefit of the Licensees
of the Building an emergency generator plant (the “Building
Emergency Generators”) in the Building
which is in service as of the execution of this License. Licensee’s use of such emergency power
shall be in accordance with such rules and regulations and as may be established by Licensor from
time to time.

     4.3. Interruption of Use. Licensee agrees that Licensor shall not be liable for
damages, by abatement of Fees or otherwise, for failure to furnish or delay in furnishing any
service, or for any diminution or interruption in the quality or quantity thereof, when such
failure or delay or diminution is occasioned, in whole or in part, by repairs,
replacements, or improvements, by any strike, lockout or other labor trouble, by inability to
secure electricity, gas, water, or other fuel at the Building or Project after commercially
reasonable effort to do so, by any accident, riot or other dangerous conditions, emergencies, or
casualty whatsoever, by act or default of Licensee or other parties, or by any other cause beyond
Licensor’s reasonable control; and such failures or delays or diminution shall never be deemed to
constitute an eviction or disturbance of Licensee’s use and possession of the Premises or relieve
Licensee from paying Fees or performing any of its obligations under this License Furthermore,
Licensor shall not be liable under any circumstances for a loss of, or injury to, property or for
injury to, or interference with, Licensee’s business, including, without limitation, loss of
profits, however occurring, through or in connection with or
incidental to a failure to furnish any
of the services or utilities as set forth in this Section 4 or elsewhere in this License.
As a material inducement to Licensor’s entry into this License, Licensee waives and releases any
rights it may have to make repairs at Licensor’s expense under Massachusetts Law and under any
similar Laws now or hereafter in effect. In the event that Licensor is unable to provide a critical
service as required by this contract and is unable to remedy the problem within 30 days of written
notice, Licensee may terminate this agreement with 30 days written notice. Critical
services shall be any service specifically required to be provided by Licensor in this License
Agreement that when not performed significantly impacts the business of the Tenant. Such services
shall include, but not be limited to, power, environmental temperature between 64 and 78 degrees
Fahrenheit, relative humidity between 30% and 70%, a clean air environment, and access to the
Premises.

SECTION 5 

INSURANCE

     5.1. Indemnification and Waiver. Licensee hereby assumes all risk of damage to
property or injury to persons in, upon or about the Premises from any cause whatsoever and agrees
that Licensor, its partners, subpartners and their respective officers, agents, employees and
independent contractors (collectively, “Licensor Parties”) shall not be liable for, and are hereby
releases from any responsibility for, any damage either to person or property or resulting from the
loss of use thereof, which damage is sustained by Licensee or by other persons claiming through
Licensee. Licensee shall indemnify, defend, protect, and hold harmless the Licensor Parties from
and against any and all Claims incurred in connection with or arising from: (i) any cause in, on or
about the Premises (excepting only causes arising within the walls of the Premises or pipes under
the control of the Licensor); (ii) any acts, omissions or negligence of Licensee or of any person
claiming by, through or under Licensee, or of any of Licensee’s Customers, the contractors, agents,
employees, invitees and/or licensees of Licensee or any such person, in, on or about the Project
(including, without limitation, any Claims relating to the installation, placement, removal or
financing of any Alterations, improvements, fixtures, conduit, equipment and/or appurtenances in,
on or about the Premises and Project); and/or (iii) any breach by Licensee of the terms of this
License. Licensee’s agreement to indemnify Licensor pursuant to this Section 6.1 is not
intended and shall not relieve any insurance carrier of its obligations under policies required to
be carried by Licensee pursuant to the provisions of this License, to the extent such policies
cover the matters subject to Licensee’s indemnification obligations.

     5.2. Licensee’s Compliance With Licensor’s Fire and Casualty Insurance. Licensee shall,
at Licensee’s expense, comply with all insurance company requirements pertaining to the use of the
Premises and Building. Licensee, at Licensee’s expense, shall comply with all rules, orders,
regulations or requirements of the American Insurance Association (formerly the National Board of
Fire Underwriters) and with any similar body,

     5.3. Licensee’s Insurance. Licensee shall maintain the following coverages, the
aggregate insured limits of which shall be five million dollars, at all times following the dale
(the “Insurance Start Date”) which is the date of Licensee’s entry into the Premises to perform any
work or commence business operations therein.

          5.3.1 Commercial General Liability Insurance covering the insured against claims of bodily
injury, personal injury and properly damage (including loss of use thereof) arising out of
Licensee’s operations (and the operations of any Customers of Licensee), and contractual
liabilities (covering the performance by Licensee of its indemnity agreements).

          5.3.2 Physical Damage Insurance covering all business and trade fixtures, Supplemental
Equipment shall be written on a “physical loss or damage basis” under a “special form policy”, for
the full replacement cost value (subject to reasonable deductible amounts) new without deduction
for depreciation of the covered items and in amounts that meet any co-insurance clauses of the
policies of insurance.

     5.4. Subrogation. Licensor and Licensee agree to have their respective insurance
companies issuing property damage insurance with respect to the Building and Premises waive any
rights of subrogation that such companies may have against Licensor or Licensee, as the case may
be. Anything in this License to the contrary notwithstanding,
Licensor and Licensee hereby waive
and release each other of and from any and all Claims of each party for any loss or damage that may
occur to the Premises, Building or Project, and/or the personal property of each party within the
Building, but only to the extent the releasing party’s loss or damage is covered under casualty
insurance policies in effect at the time of such loss or damage or would have been covered by the
casually insurance required to be carried under this Section 5 had the releasing party
complied with its applicable insurance obligations under this Section 6. Each party agrees
to promptly give to its respective insurance company which has issued policies of insurance
covering any risk of direct physical loss, written notice of the terms of the mutual waivers
contained in this Section 5, and to have such insurance policies properly endorsed, if
necessary, to prevent the invalidation of said insurance coverage by reason of said waivers.

 

 

SECTION 6

NONWAIVER

     No provision of this License shall be deemed waived by either party hereto unless expressly
waived in a writing signed thereby. The waiver by either party hereto of any breach of any term,
covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach
of same or any other term, covenant or condition herein contained. The subsequent acceptance of
Fees hereunder by Licensor shall not be deemed to be a waiver of any preceding breach by Licensee
of any term, covenant or condition of this License, other than the failure of Licensee to pay the
particular Fees so accepted, regardless of Licensor’s knowledge of such preceding breach at the
time of acceptance of such Rent.

SECTION 7

ASSIGNMENT AND SUBLETTING

     7.1.
Transfers. Licensee shall not, without the prior written consent of Licensor,
assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise
transfer, this License or any interest hereunder, permit any assignment, or other transfer of this
License or any interest hereunder by operation of law, sublet the Premises or any part thereof, or
enter into any license, “co-location” or concession agreements or otherwise permit the occupancy or
use of the Premises or any part thereof by any persons other than Licensee and its employees and
contractors (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers”
and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred
to as a “Transferee”).

     7.2. Licensor’s Consent. Licensor may withhold consent for any reason whatsoever at
Licensor’s sole discretion

SECTION 8

SURRENDER OF PREMISES

     8.1. Surrender of Premises. Noact or thing done by Licensor or any agent or employee
of Licensor during the License Term shall be deemed to constitute an acceptance by Licensor of a
surrender of the Premises unless such intent is specifically acknowledged in writing by Licensor,

     8.2. Removal of Licensee Property by Licensee. Upon the expiration of the License
Term, or upon any earlier termination of this License, Licensee shall, subject to the provisions of
this Section 8, quit and surrender possession of the Premises to Licensor in as good order
and condition as when Licensee took possession and as thereafter improved by Licensor and/or
Licensee. Upon such expiration or termination, Licensee shall not remove all or any of Licensee’s
Conduit, Lines, or Connecting Equipment.

SECTION 9 

ESTOPPEL CERTIFICATES

     Within eight (8) days following a request in writing by Licensor, Licensee shall execute,
acknowledge and deliver to Licensor an estoppel certificate, which, as submitted by Licensor, shall
be substantially in the form of Exhibit E, attached hereto (or such other form as may be
required by any prospective ground lessor, mortgagee or purchaser of the Project, or any portion
thereof), indicating therein any exceptions thereto that may exist at that time, and shall also
contain any other information reasonably requested by Licensor or Licensor’s mortgaged or
prospective mortgagee. Any such certificate may be relied upon by any prospective ground lessor,
mortgagee or purchaser of all or any portion of the Project. Licensee shall execute and deliver
whatever other instruments may be reasonably required for such purposes. Failure of Licensee to
timely execute, acknowledge and deliver such estoppel certificate or Other instruments shall
constitute an acceptance of the Premises and an acknowledgment by Licensee that statements included
in the estoppel certificate are true and correct, without exception.

SECTION 10 

SUBORDINATION

     10.1. Master Lease. Licensor and Licensee acknowledge that Licensor is not currently
the owner of the Building or Project but is a ground lessee of a ground lease thereof pursuant to
that certain Master Lease (the “Master Lease”) between Licensor, as lessee, and MSP One Summer
Street LLP, (“Master Landlord”), as landlord and owner, and that Licensor’s and Licensee’s rights
and obligations under this License are subject to the terms and conditions of the Master Lease.

     10.2. Subordination. Without the necessity of any additional document being executed
by Licensee for the purpose of effecting a subordination, this License shall be subject and
subordinate at all times to ground or underlying licenses and to the lien of any mortgage or deeds
of trust now or hereafter placed on, against or affecting the Building, Licensor’s interest or
estate in the Building, or any ground or underlying license; provided, however, that if the lessor,
mortgagee, trustee, or holder of any such mortgage or deed of trust elects to have Licensee’s
interest in this License be superior to any such instrument, then, by notice to Licensee, this
License shall be deemed superior, whether this License was executed
before or after said
instrument. Notwithstanding the foregoing. Licensee covenants and agrees to execute and deliver
upon demand such further instruments evidencing such subordination or superiority of this License
as may be required or requested by Licensor.

 

 

Confidential
Treatment Requested by Carbonite, Inc.

SECTION 11 

DEFAULTS; REMEDIES

     11.1.Events
of Default. The occurrence of any of the following shall constitute a
default of this License by Licensee:

          11.1-1 Any failure by Licensee to pay any Fee or any other charge required to be paid under
this License, or any part thereof, when due unless such failure is cured within six (6) business
days after written notice to Licensee; or

          11.1.2 Except where a specific time period is otherwise set forth for Licensee’s performance
in this License, in which event the failure to perform by Licensee within such time period shall be
a default by Licensee under this Section 11, any failure by Licensee to observe or perform
any other provision, covenant or condition of this License to be observed or performed by Licensee
where such failure continues for twenty (20) days after written notice thereof from Licensor to
Licensee; provided that if the nature of such default is such that the same cannot reasonably be
cured within a twenty (20) day period, Licensee shall not be deemed to be in default if it
diligently commences such cure within such period and thereafter diligently proceeds to rectify and
cure such default; or

     The notice periods provided above in this Section 11 are in lieu of, and not in
addition to, any notice periods provided by any applicable Laws.

     11.2. Remedies Upon Default Upon the occurrence of any event of
default by Licensee, Licensor shall have, in addition to any other remedies available to
Licensor at law or in equity (all of which remedies shall be distinct, separate and
cumulative), the option to pursue any one or more of the following remedies, each and all
of which shall be cumulative and nonexclusive, without any notice or demand whatsoever.

          11.2.1 Terminate this License, in which event Licensee shall immediately surrender the
Premises to Licensor, and if Licensee fails to do so, Licensor may, without prejudice to any other
remedy which it may have for possession or arrearages in rent, enter
upon and take
possession of the Premises and expel or remove Licensee and any other person who may be occupying
the Premises or any part thereof, without being liable for prosecution or any claim or damages
therefore.

          11.2.2 Licensor shall at all times have the rights and remedies, without prior demand or
notice except as required by applicable Laws, to seek any declaratory, injunctive or other
equitable relief, and specifically enforce this License, or restrain or enjoin a violation or
breach of any provision hereof.

     11.3. Efforts to Re-License. No re-entry or repossession, repairs,
maintenance, changes, alterations and additions, re-licensing, appointment of a
receiver to protect Licensor’s interests hereunder, or any other action or omission by Licensor
shall be construed as an election by Licensor to terminate this License or Licensee’s right to
possession, or to accept a surrender of the Premises.

SECTION 12 

LATE CHARGES

     12.1. Late Charges. If any installment of Fees or any other sum due from Licensee
shall not be received by Licensor or Licensor’s designee within five (5) days after said amount is
due, then Licensee shall pay to Licensor a late charge equal to [***]
percent ([***]%) of the overdue
amount plus any reasonable attorneys’ fees incurred by Licensor by reason of Licensee’s failure to
pay Fees and/or other charges when due hereunder. The late charge shall be in addition to all of
Licensor’s other rights and remedies hereunder and shall not be construed as liquidated damages or
as limiting Licensor’s remedies,

     12.2. Interest. In addition to the late charge described in Section
12.1 above, any Fees or other amounts owing hereunder which are not paid within ten (10) days
after the date they are due shall bear interest from the date when due until paid at a rate per
annum equal to the highest rate permitted by applicable Laws.

SECTION 13

MISCELLANEOUS PROVISIONS

     13.1. Modification of License. Should any current or prospective mortgagee or ground
lessor for the Building or Project require a modification of this License, which
modification will not cause an increased cost or expense to Licensee or in any other way materially
and adversely change the rights and obligations of Licensee hereunder, then and in such event,
Licensee agrees that this License may be so modified and agrees to execute whatever documents are
reasonably required therefor and to deliver the same to Licensor within ten (10) days following a
request therefor.

     13.2. Transfer of Licensor’s Interest. Licensee acknowledges that Licensor has the
right to transfer all or any portion of its interest in the Project or Building and in this
License, and Licensee agrees that in the event of any such transfer, Licensor shall automatically
be release from all liability under this License arising from and alter the effective date of the
transfer and Licensee agrees to look solely to such transferee for the performance of Licensor’s
obligations hereunder arising from and after the date of the transfer and such transferee shall be
deemed to have fully assumed and be liable for all such future obligations of Licensor under this
License, including the return of any Security Deposit, and Licensee shall attorn to such
transferee. Licensee further acknowledges that Licensor may assign its interest in this License to
a mortgage lender as additional security and agrees that such an assignment shall not release
Licensor from its obligations hereunder and that Licensee shall continue to look to Licensor for
the performance of its obligations hereunder.

	 	 	 

	[***]

	 	Information has been omitted and filed separately with the Securities and Exchange
Commission. Confidential Treatment has been requested with respect to the omitted portions.

 

 

     13.3. Partial Invalidity. If any term, provision or condition contained in this
License shall, to any extent, be invalid or unenforceable, the remainder of this License, or the
application of such term, provision or condition shall not be affected thereby, and each and every
other term, provision and condition of this License shall be valid and enforceable to the fullest
extent possible.

     13.4. Licensor Exculpation. The liability of Licensor or the Licensor Parties to
Licensee for any default by Licensor under this License or arising in connection herewith or with
Licensor’s operation, management, leasing, repair, renovation, alteration or any other matter
relating to the Project or the Premises shall be limited solely and exclusively to an amount which
is equal to interest of Licensor in the Project. Neither Licensor, nor any of the Licensor Parties
shall have any personal liability therefor, and Licensee hereby expressly waives and releases such
personal liability on behalf of itself and all persons claiming by, through or under Licensee.

     13.5. Entire Agreement. It is understood and acknowledged that there are no oral
agreements between the parties hereto affecting this License and this License and the Exhibits
hereto, constitute the parties’ entire agreement with respect to the leasing of the Premises and
supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and
understandings, if any, between the parties hereto.

     13.6.
Right to License. Licensor reserves the absolute right to effect such other
tenancies in the Project as Licensor in the exercise of its sole business judgment shall determine
to best promote the interests of the Building and/or Project.

     13.7. Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor
disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes
therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond
the reasonable control of the party obligated to perform, except with respect to the obligations
imposed with regard to Fees and other charges to be paid by Licensee pursuant to this License and
except as to Licensee’s obligations under this License (collectively, a “Force Majeure”),
notwithstanding anything to the contrary Contained in this License, shall excuse the performance of
such party for a period equal to any such prevention, delay or Stoppage.

     13.8. Waiver of Redemption by Licensee. Licensee hereby waives, for Licensee and for
all those claiming under Licensee, any and all rights now or hereafter existing to redeem
by order or judgment of any court or by any legal process or writ, Licensee’s right of occupancy of
the Premises after any termination of this License,

     13.9. Notices. All notices, demands, statements, designations, approvals or other
communications (collectively, “Notices”) given or required to be given by either
party to the other hereunder or by law shall be in writing, shall be (i) sent by United States
certified or registered mail, postage prepaid, return receipt requested (“Mail”), (ii) delivered by
a nationally recognized overnight courier, or (iii) delivered personally. Any Notice shall be sent,
transmitted, or delivered, as the case may be, to Licensee at the appropriate address set forth in
Item 6 of the Summary, or to such other place as Licensee may from time to time designate
in a Notice to Licensor, or to Licensor at the at the appropriate address set forth in Item
7 of the Summary, or to such other places as Licensor may from time to time designate in a
Notice to Licensee. Any Notice will be deemed given upon the earlier of (A) three (3) days after
the date it is posted if sent by Mail, (B) the date the overnight courier delivery is made or
attempted to be made, or (C) the date personal delivery is made.

     13.10. Authority. If Licensee is a corporation, trust, partnership or Limited
Liability Company, each individual executing this License on behalf of Licensee hereby represents
and warrants that Licensee is a duly formed and existing entity qualified to do business in
Massachusetts and that Licensee has full right and authority to execute and deliver this License
and that each person signing on behalf of Licensee is authorized to do so.

     13.11.
Attorneys’ Fees. In the event that either Licensor or Licensee should bring suit
for the possession of the Premises, for the recovery of any sum due under this License, or because
of the breach of any provision of this License or for any other relief against the other, then all
costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing patty therein
shall be paid by the other party, which obligation on the part of the other party shall be
deemed to have accrued on the date of the commencement of such action and shall be enforceable
whether or not the action goes to judgment.

     13.12. Governing Law; WAIVER OF TRIAL BY JURY. This License shall be construed and
enforced in accordance with the laws of the Commonwealth of Massachusetts. IN ANY ACTION OR
PROCEEDING ARISING HEREFROM, LICENSOR AND LICENSEE HEREBY CONSENT TO (i) THE JURISDICTION OF ANY
COMPETENT COURT WITHIN THE COMMONWEALTH OF MASSACHUSETTS, (ii) SERVICE OF PROCESS BY ANY MEANS
AUTHORIZED BY MASSACHUSETTS LAWS, AND (iii) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL
WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO
AGAINST THE OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH
THIS LICENSE, THE RELATIONSHIP OF LICENSOR AND LICENSEE, LICENSEE’S USE OR OCCUPANCY OF THE
PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY.

     13.13. Counterparts. This License may be executed in counterparts with the same effect
as if both parties hereto had executed the same document. Both counterparts shall be construed
together and shall constitute a single license.

 

 

     13.14. No Violation. Licensee hereby warrants and represents that neither its
execution of nor performance under this License shall cause Licensee to be in violation of any
agreement, instrument, contract, Law, rule or regulation by which Licensee is bound, and Licensee
shall protect, defend, indemnify and hold Licensor harmless from and against any and all Claims
arising from Licensee’s breach of this warranty and representation.

     IN WITNESS WHEREOF, Licensor and Licensee have caused this License to be executed the day and
date first above written.

	 	 	 	 	 	 	 	 	 	 	 

	“Licensor”:	 	 	 	“Licensee”:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	MARKLEY BOSTON, LLC, 

a Delaware Limited Liability Company	 	 	 	CARBONITE, INC.

a Delaware Corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Jeffrey D. Markley
 

Name: Jeffrey D. Markley
	 	 
	 	By:
	 	/s/ Jeff Flowers
 

Name: Jeff Flowers
	 	 
	 

	 	Title: Manager
	 	 	 	 	 	Title: CTO	 	 

 

 

EXHIBIT A 

OUTLINE OF PREMISES 

[TO BE PROVIDED]

EXHIBIT A

 

 

 

 

EXHIBIT B

NOTICE OF LICENSE TERM DATES

	 	 	 

	To:

	 	Attention: Jeff Flowers
	 

	 	Carbonite, Inc.
	 

	 	391 Ocean Ave.
	 

	 	Marblehead, MA 01945
	 

	 	Phone: 781-715-1674
	 

	 	Fax:
                    

	 	 	Re:
Colocation/Interconnection License dated August
      , 2006 between MARKLEY BOSTON, LLC, a Delaware Limited
Liability Company (“Licensor”), and CARBONITE, INC., a Delaware Corporation (“Licensee”)
concerning approximately 323 rentable square feet of caged space in the Neutral Colocation
Facility on the 4th floor of the building located at One Summer Street, Boston,
Massachusetts 02111.

Gentlemen:

     In
accordance with the Colocation/Interconnection License (the “License”), we
wish to advise you and/or confirm as
follows:

     1. The
License Term shall commence on or has commenced on the License Commencement
Date of August      , 2006 for a
License Term of Two (2) years, ending on August     , 2008.

     2. Fees
commenced to accrue on August      ,
2006, in the amount of $           per month.

     3. Your payment checks should be made payable to Markley Boston, LLC, or such other person
or entity as designated in writing by Licensor.

	 	 	 	 	 
	 	“Licensor”:

MARKLEY BOSTON, LLC,

a Delaware Limited Liability Company

 	 
	 	By:  	 	 
	 	 	Name:  	Jeffrey D. Markley 	 
	 	 	Its: President 	 
	 

Agreed to and Accepted

as of                                          , 20___,

“Licensee”:

CARBONITE, INC.

a Delaware corporation

	 	 	 	 	 

	By:

	 	/s/ Jeff Flowers
 

Name: Jeff Flowers
	 	 
	 

	 	Its: CTO	 	 

EXHIBIT B

 

 

EXHIBIT C

INTERCONNECTION FACILITY SERVICE LEVELS

     The Interconnection Facility is located on the Fourth (4th) Floor within the One
Summer Street Telecom Facility in Boston, Massachusetts. The Interconnection Facility is comprised
of two sections, the Equipment Area (comprised of two or more rooms) and the Cross Connect Area,

Equipment Area.

     The equipment area includes the licensee spaces where all racks, cabinets and cages will be
located. Licensees will have access to their equipment on a 24 x 7 basis. In order to facilitate
access licensees will provide a list of authorized personnel to whom access cards will be issued.
Licensees will be required to comply with all base building rules and regulations. At least one
technician provided by the Licensor will be available from 8:00 am to 5:00 pm, Monday through
Friday, excluding holidays.

     Licensees who are leasing a cabinet, half-cabinet or cage within the Equipment Area for the
purpose of providing fiber to the Interconnection Facility will be assigned a port location on a
LGX common panel rack along with a conduit route. Prior to installation, a conduit routing plan
must be submitted to building management and approved in writing. An exact location for penetration
of the Interconnection Facility will also be designated.

     Upon installation of conduit into the Equipment Area of the Interconnection Facility,
Licensees will terminate all fiber into the Licensee’s assigned area. All terminations will be
scheduled in writing and the management will coordinate the installations. Terminations will be
made during normal business hours. Should Licensee require after hours installation, additional
fees laid out in this document will apply.

Cross Connect Area.

     The Cross Connect Area is where all cross connects will he made. Licensee will not have access
to this portion of the Interconnection Facility Should a Licensee require an inspection of the
existing cross-connects or equipment in use, an appointment may be made for escorted access. All
requests for access must be made in writing and submitted to the Interconnection Facility manager.
Only employees designated on the list submitted by the Licensee will be permitted access. All
appointments should be scheduled during normal business hours.

Cross Connects.

     In order to initiate a cross connect, a licensee will make a request in writing during normal
business hours. Licensor will provide a standard form to each licensee. The licensee initiating the
cross connect will be required to provide signatures of authorized personnel or a letter of
authorisation from both parties involved in the cross connect. Cross connect requests will be
acknowledged in writing. This document will include a completion date fur the cross-connect.
Licensee cross connects will he completed within three business days from the time of order
placement. Companies that do not have an agreement with Licensor shall not be permitted to
interconnect with licensees within the Interconnection Facility.

     Licensees will be required to provide terminating information within their own equipment as
well as terminating information within the connecting companies’ equipment. All cross-connects will
be performed during normal business hours. Should a licensee require an after hours crass connect,
this work will be subject to the additional fees listed in this document. All cross-connects
outside a licensee’s equipment area must be completed by Licensor’s technician.

     All cross connects will be terminated to Bell Core Standards. The connections will be tested
by the requesting company, Once connection has been accepted, it will be documented by the
Licensor’s OSS System, Current termination specifications and DB loss information are listed in the
Equipment Specifications set forth below. Additional technical requirements can he met, but must be
specified in writing. Any customized work will be billed on an hourly basis.

Technical Services.

     Technical Services within the Neutral Colocation and Interconnection Facilities must be either
(1) performed by Licensor’s technicians or (2) supervised by Licensor’s technicians. The
Interconnection Facility will be staffed between the hours of 8:00 A.M. and 500 P.M. Should a
licensee require technical hands-on support. Licensor’s
technicians will be billed at it rate of
$150.00 per hour during normal business hours, If a licensee has a service request, the licensee
can contact Licensor at the Building Management Office.

     The Interconnection Facility will be monitored 24 hours a day, 7 days a week. Licensees will
have the ability to customize a service level agreement that meets their requirements. Should a
licensee place an emergency service call after hours and they do not have an agreement in place, a
technician will respond within two hours. If the problem is found to be with either licensee’s
equipment, a minimum 4 hour cull out will be assessed at $225.00 per hour.

Interconnection Facility Equipment Specifications

Typical Rack or Cabinet Mount Termination Panels (Source ADC). FL2000 Series Products — system is a
flexible and modular series of fiber cross-connect panels. System will use integral FL2000
components for the correct protection, bend radius management, and slack patch cord storage
required by fiber cross-connect applications.

     Normal Capacity. 96 position Height 10.5” (varying modularity and segregation may be utilized
with full line use of 24, 48 and 72 position termination and termination/splice fiber panels.

EXHIBIT C

 

 

Connector
Style. Singlemode — Ultra PC — SC.

Mounting
Style. 19” EIA spaced standard mounting for channel racks. Optional 23” left mount with
Inner-Interbay Management Panel as extension piece and cable
management system are available. 4”
projection standard with ability to flush mount in cabinets or racks.

Latch Type. K 1 lock.

Number of Cable Clamps. 1 clamp — Standard

	 	 	Typical Fiber Optic Specifications for Connectors on Jumpers (Source ADC)

Singlemode Ultra

Polish Connectors

(UPC)

SC*

Insertion Loss

<.75 db max.

<.75 db <.75 db

Return Loss

> 45 db min.

>
45 db > 45 db

     Factory
connectors/patch cords are tested to a master cable to be better than .3dB IL and 57dB
RL. Singlemode SMF-28 fiber optic cable is typical.

     * The SC connector will be the standard connection we will stock. If something other than this
connector is required, Licensor’s personnel can work with the
specified requirement at the time.

EXHIBIT C

 

 

EXHIBIT D

RULES AND REGULATIONS

     Licensee shall faithfully observe and comply with the following Rules and Regulations.
Licensor shall not be responsible to Licensee for the nonperformance of any of said Rules and
Regulations by or otherwise with respect to the acts or omissions of any other Licensees or
occupants of the Project. In the event of any conflict between the Rules and Regulations and the
other provisions of this License, the License shall control.

     1. Licensee shall not alter any lock or install any new or additional locks, bolts or card key
access systems on any doors or windows of the Premises without obtaining Licensor’s prior written
consent. Licensee shall bear the cost of any lock changes or repairs required by Licensee. Two keys
will he furnished by Licensor for the Premises, and any additional keys required by Licensee must
be obtained by Licensee from Licensor at a reasonable cost to be established by Licensor. Upon the
termination of this License, Licensee shall restore to Licensor all keys of stores, offices, and
toilet rooms, either furnished to, or otherwise procured by, Licensee and in the event of
the loss of keys so furnished, Licensee shall pay to Licensor the cost of replacing same or of
changing the lock or locks opened by such lost key if Licensor shall deem it necessary to make such
changes.

     2. All doors opening to public corridors shall be kept closed at all times except for normal
ingress and egress to the Premises.

     3. Any signs, notices, logos, pictures, names or advertisements which are installed and that
have not been separately approved by Licensor may be removed without notice by Licensor at
Licensee’s expense. Licensee may not install any signs on the exterior or root of the Building or
in the Common Areas. Any signs or other items visible from the exterior of the Premises or
Building, shall be Subject to the prior approval of Licensor, in its sole discretion.

     4. To maintain the first-rate quality standards within the Neutral Colocation and Cross
Connect facilities, tenants or licensees and their service providers shall not run cabling or fiber
connections outside of tenants’ or licensees’ leased cabinets or cages. Tenants and Licensees must
schedule any of their wiring requirements with the Building Operations office and use Building
technicians. A tenant or licensee may use its own internal resources to perform this work, however,
in doing so it must retain the services of a Building technician or management representative in a
supervisory capacity to ensure that the work performed meets facility’s quality standards.

     5. Licensor reserves the right to close and keep locked all entrance and exit doors of the
Building during such hours as are customary for comparable buildings in the vicinity of the
Building. Licensee, its employees and agents must be sure that the doors to the Building are
securely closed and locked when leaving the Premises if it is after the normal hours of business
for the Building. Any Licensee, its employees, agents or any other
persons entering or leaving the
Building at any time when it is so locked, or any time when it is considered to be after normal
business hours for the Building, may be required to sign the Building register. Access to the
Building may be refused unless the person seeking access has proper identification or has a
previously arranged pass for access to the Building, Licensor will furnish passes to persons for
whom Licensee requests same in writing. Licensee shall be responsible for all persons for whom
Licensee requests passes and shall be liable to Licensor for all acts of such persons. Licensor and
its agents shall in no case be liable for damages for any error with regard to the admission to or
exclusion from the Building or Project of any person. In case of invasion, mob, riot, public
excitement, or other commotion, Licensor reserves the right to prevent access to the Building or
the Project during the continuance thereof by any means it deems
appropriate for the safety and
protection of life and property.

     6. No furniture, freight or equipment of any kind shall be brought into the Building without
prior notice to Licensor. All moving activity into or out of the Building shall be scheduled with
Licensor and done only at such time and in such manner as Licensor designates. Licensor will not be
responsible for loss of or damage to any such property in any case. Any damage to any part of the
Building or Project or their contents, occupants or visitors by moving or maintaining any such
property shall be the sole responsibility and expense of Licensee.

     7. The
toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose
other than that for which they were constructed, and no foreign substance of any kind whatsoever
shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the
violation of this rule shall be borne by the Licensee who, or whose employees, agents, invitees or
licensees shall have caused same.

     8. Licensee shall not overload the floor of the Premises.

     9. Licensor
reserves the right to exclude or expel from the Project any person who, in the
judgment of Licensor, is intoxicated or under the influence of liquor or drugs, or who shall in any
manner do any act in violation of any of these Rules and Regulations.

     10. Licensee shall comply with all safety, lire protection and evacuation procedures and
regulations established by Licensor or any governmental agency.

     Licensor reserves the right at any time to change or rescind any one or more of these Rules
and Regulations, or to make such other and further reasonable Rules and Regulations as in
Licensor’s judgment may from time to time be necessary for the management, safety, care and
cleanliness of the Premises, Building, Common Areas and/or the Project, and for the preservation of
good order therein, as well as for the convenience of other occupants and Licensees therein.
Licensor may waive any one or more of these Rules and Regulations for the benefit of any particular
Licensees, but no such waiver by Licensor shall be construed as a waiver of such Rules and
Regulations in favor of any other Licensee, nor prevent Licensor from thereafter enforcing any such
Rules or Regulations against any or all Licensees of the Project. Licensee shall be deemed to have
read these Rules and Regulations and to have agreed to abide by them as a condition of its
occupancy of the Premises.

EXHIBIT D

 

 

EXHIBIT E

FORM OF LICENSEE’S ESTOPPEL CERTIFICATE

     The undersigned as Licensee under that certain Colocation/Interconnection License (the “License”)
made and entered into as of August
     , 2006 by and between MARKLEY BOSTON, LLC, a Delaware Limited Liability Company
as Licensor, and the undersigned as Licensee, for certain premises located in the Interconnection Facility on
the 4th floor of the building located at One Summer Street, Boston, Massachusetts 02111 (the
“Building”), certifies as follows:

     1. Attached hereto as Exhibit A is a true and correct copy of the License and all
amendments and modifications thereto. The documents contained in Exhibit A represent the entire
agreement between the parties as to the Premises and the Building.

     2. The undersigned currently occupies the Premises described in the License, the License Term
commenced on August __, 2006, and the License Term expires on August __, 2008, and the undersigned has no option to
terminate or cancel the License or to purchase all or any part of the Premises, the Building and/or the project of
which the Building is a part (the “Project”). Except as expressly set forth in the License,
Licensee has no rights to use or occupy any areas of the Building or Project other than the
Premises.

     3. Base Fees became payable on August ___, 2006.

     4. The License is in full force and effect and has not been modified, supplemented or amended
in any way except as provided in Exhibit A.

     5. Licensee has not transferred, assigned, or sublet any portion of the Premises nor entered
into any license or concession agreements with respect thereto except as follows:

     6. All monthly installments of Base Fees, all Additional Fees and all other charges have been
paid when due through                                         . The current monthly installment of Base Fees is $    
         
                           .

     7. All conditions of the License to be performed by Licensor necessary to the enforceability
of the License have been satisfied and Licensor is not in default thereunder. In addition, the
undersigned has not delivered any notice to Licensor regarding a default by Licensor thereunder.

     8. No license fee has been paid more than thirty-one (31) days in advance and no security has
been deposited with Licensor except as provided in the License.

     9. As
of the date hereof, there are no existing defenses or offsets, to the undersigned’s
knowledge, claims or any basis for a claim that the undersigned has against Licensor.

     10. If Licensee is a corporation, Limited Liability Company or partnership, each individual
executing this Estoppel Certificate on behalf of Licensee hereby represents and warrants that
Licensee is a duly formed and existing entity qualified to do business in Massachusetts and that
Licensee has full right and authority to execute and deliver this Estoppel Certificate and that
each person signing on behalf of Licensee is authorized to do so.

     11. There are no actions pending against the undersigned or any guarantor of the License under
the bankruptcy or similar laws.

     12. Other than in compliance with all applicable laws and incidental to the ordinary course of
the use of the Premises, the undersigned has not used or stored any hazardous materials or
substances in the Premises.

     13. To the undersigned’s knowledge, all Licensee improvement work to be performed by Licensor
under the License has been completed in accordance with the License and has been accepted by the
undersigned and all reimbursements and allowances due to the undersigned under the License in
connection with any Licensee improvement work have been paid in full.

     The undersigned acknowledges that this Estoppel Certificate may be delivered to Licensor or to
a prospective mortgagee, ground lessor or purchaser, and acknowledges that said prospective
mortgagee, ground lessor or purchaser will be relying upon the statements contained herein in
making the loan, entering into the ground license or acquiring the property of which the Premises
are a part (as the case may be) and that receipt by it of this certificate is a condition of making
such loan, entering into such ground license or acquiring such property (as the case may be).

EXHIBIT E

 

 

          Executed at                      on the __ day of ___ , 20__.

	 	 	 	 	 
	 	“Licensee”

CARBONITE, INC.

a Delaware Corporation

 	 
	 	By:  	/s/ Jeff Flowers
 	 
	 	 	Name:  	Jeff Flowers 	 
	 	 	Title:  	CTO 	 
	 

EXHIBIT E

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