Document:

KBS RI Q4 2013 Exhibit 10.11

Exhibit 10.11
REPAYMENT GUARANTY
THIS REPAYMENT GUARANTY (this "Guaranty") is made as of December 13, 2013, by KBS REIT PROPERTIES, LLC, a Delaware limited liability company (individually and collectively referred to herein as "Guarantor") in favor of U.S. BANK NATIONAL ASSOCIATION, a national banking association, as agent for the "Lenders" pursuant to the Loan Agreement described below (in such capacity, "Agent") and in favor of each party that now or hereafter is bound under the Loan Agreement as a "Lender" (referred to herein individually as a "Lender" and collectively as the "Lenders").

1.Except as otherwise provided in this Guaranty, initially capitalized terms used in this Guaranty without definition are defined in that certain Loan Agreement of even date herewith by and between KBS ADP PLAZA, LLC, a Delaware limited liability company, KBS CITY GATE PLAZA, LLC, a Delaware limited liability company, KBS GREAT OAKS, LLC, a Delaware limited liability company, KBS MERIDIAN TOWER, LLC, a Delaware limited liability company, KBS NASHVILLE INDUSTRIAL PORTFOLIO I, LLC, a Delaware limited liability company, KBS NORTH CREEK, LLC, a Delaware limited liability company, KBS RIVERTECH, LLC, a Delaware limited liability company, KBS RIVERVIEW BUSINESS CENTER I & II, LLC, a Delaware limited liability company, KBS ROYAL PARKWAY CENTER I & II, LLC, a Delaware limited liability company, KBS ROYAL RIDGE, LLC, a Delaware limited liability company, KBS SABAL VI, LLC, a Delaware limited liability company, KBS UNIVERSITY PARK, LLC, a Delaware limited liability company, and KBS WOODFIELD PRESERVE, LLC, a Delaware limited liability company (together with each New Borrower now or hereafter bound under the Loan Agreement as a Borrower, collectively, "Borrower"), Agent and Lenders (the "Loan Agreement").
2.    In order to induce Agent and Lenders to enter into the Loan Agreement and to induce Lenders to loan to Borrower the sum of $250,000,000.00 (the "Loan"), evidenced by one or more secured promissory notes (collectively, the "Notes"), in the aggregate principal amount of $250,000,000.00, each now or hereafter executed by Borrower and payable to the order of one or more Lenders, subject to the paragraphs set forth in this Section 2 below, Guarantor hereby unconditionally and irrevocably guarantees to Agent and Lenders (and to each Lender and Swap Counterparty) and to their successors, endorsees and/or assigns , the full and prompt payment of (a) subject to the limitations on Guarantor's liability contained in this Section 2 below, the principal sum of the Notes in accordance with their terms when due, by acceleration or otherwise when due under the terms of the Notes, and any and all other sums of money that become owing by Borrower to Lenders under the Notes, the Loan Agreement and/or any other "Loan Document" as such term is defined in the Loan Agreement, and (b) all present and future indebtedness, settlement obligations, termination fees and costs, and all other sums and obligations (collectively, the "Swap Contract Obligations") now and hereafter owing to U.S. Bank National Association and/or Swap Counterparty by Borrower or one or more Borrowers (or any Affiliate of Borrower or one or more Borrowers) under or in connection with any and all present and future Swap Transactions and Swap Contracts in connection with the Loan (which Notes, Loan Agreement, Swap Contracts and other "Loan 

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Documents" are also collectively referred to herein as the "Loan Documents").  The obligations guaranteed pursuant to this Section 2 are hereinafter referred to as the "Guaranteed Obligations."  
Notwithstanding anything else to the contrary contained in this Guaranty, the maximum amount for which the Guarantor shall be liable under this Guaranty shall not exceed (i) the Base Guaranteed Amount (defined below as the same shall be determined from time to time), plus (ii) all Swap Contract Obligations relating to the Loan, and any and all other present and future Swap Transactions and Swap Contracts, plus (iii) 100% of all amounts owing under the Environmental Indemnity by any Borrower if (and only if) the Environmental Insurance Policy (as defined in the Loan Agreement and substantially and materially in the form approved by Agent (A) pursuant to Section 2.1(r) of the Loan Agreement as to the Initial Properties and (B) at the time a Property is added as collateral for the Loan as to all other Properties) is not then in place or, if not then in place, does not otherwise cover Borrower for claims relating to environmental matters when and if demand is made by Agent under the Environmental Indemnity (i.e., Guarantor shall have no liability under this Guaranty for amounts owing under the Environmental Indemnity so long as the Environmental Insurance Policy is in place or otherwise covers the liability of Borrower for environmental matters at the time demand is made by Agent to Borrower under the Environmental Indemnity, whether or not the claim relating to any such environmental matter is a covered claim under such Environmental Insurance Policy), plus (iv) 100% of any deficiency, loss or damage suffered by Agent and Lenders because of:  (1) the intentional misapplication or misappropriation by Borrower of any funds derived from any Property, including the misapplication or misappropriation by Borrower of rent, security deposits, insurance proceeds, condemnation awards, or other income arising with respect to any Property; (2) Borrower's intentional commission of physical waste with respect to any Property; (3) the fraud or intentional misrepresentation by Borrower or Guarantor made in or in connection with the Loan Documents or the Loan; or (4) Borrower's voluntary or collusive filing, or the filing against Borrower by any party, of any proceeding for relief under any federal or state bankruptcy, insolvency or receivership laws or any assignment for the benefit of creditors made by Borrower not dismissed within 90 days.
Notwithstanding the foregoing or anything stated to the contrary in this Guaranty, under no circumstances whatsoever shall the liability of Guarantor arising under clause (i) above exceed $62,500,000.00 in the aggregate.
For the purposes of this Guaranty, "Base Guaranteed Amount" shall mean, as the same is determined from time to time and subject to adjustment as set forth in the following sentence, an amount equal to twenty-five percent (25.0%) of all principal owing under the Notes (as such principal amount(s) may be borrowed, repaid and re-borrowed pursuant to the terms and conditions of the Loan Agreement), such amount calculated as of the date the Notes become due and payable in full (whether at maturity or by acceleration or otherwise) (the "Due Date").  In determining the Base Guaranteed Amount, no payments or recoveries from any source whatsoever (including without limitation payments received from Borrower and proceeds from the foreclosure sales or other liquidation of collateral for the Loan, or any credit bids made by Agent and Lenders at any foreclosure sales) received by Agent or Lenders after the Due Date shall be applied to reduce the Base Guaranteed Amount.  Guarantor's maximum liability under this Guaranty shall be reduced only by payments received from Guarantor under this Guaranty 

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following the Due Date from its own funds (and not, as noted above, from liquidation of collateral).  Additional advances (such as Protective Advances) made after the Due Date shall increase the Base Guaranteed Amount by an amount equal to twenty-five percent (25.0%) of the amount advanced (subject to the aggregate liability cap of $62,500,000 set forth above).
Within five (5) Business Days following Guarantor's written request (which requests shall be limited to one request per month), Agent shall confirm in writing its calculation of the current Base Guaranteed Amount based on information known to Agent as of the specified date.
Guarantor agrees that any indebtedness which remains owing under the Loan Documents from time to time, including all indebtedness that remains owing after the application of payments received from Borrower and the application of proceeds received from the foreclosure of any deed of trust or mortgage (or after application of the credit bid of the Lenders at the foreclosure sale) and other liquidation of the collateral for the indebtedness secured thereby, shall be deemed to be indebtedness guaranteed hereby (subject to the limitation on the Base Guaranteed Amount guaranteed hereby as set forth herein) (so that, for example, if following foreclosure and receipt of the foreclosure proceeds, the total principal indebtedness owing to Agent and Lenders under the Loan Documents is $62,500,000, and the Base Guaranteed Amount as calculated herein is $62,500,000, the principal amount for which Guarantor would be liable to Agent and Lenders hereunder is the full $62,500,000), and Guarantor may not claim or contend so long as any such indebtedness remains outstanding that any payments received by Agent or Lenders from Borrower or otherwise (but expressly excepting any payments or proceeds received by Agent and Lenders from Guarantor under this Guaranty), or proceeds received by Agent and Lenders in connection with the liquidation of collateral, shall have reduced or discharged Guarantor's liability or obligations hereunder.  Nothing contained in this paragraph shall be deemed to (a) limit or otherwise impair any of the waivers or agreements of Guarantor contained in the preceding or following sections of this Guaranty, (b) require Agent or Lenders to proceed against Borrower or any collateral before proceeding against Guarantor (any such requirement having been specifically waived), or (c) limit or otherwise impair any right Agent and Lenders would have in the absence of this paragraph.   
Agent shall have the right to apply payments received from Borrower to the Loan in any manner elected by Agent, even if the manner of application does not reduce at all or to the greatest extent Guarantor's maximum aggregate obligation hereunder for payment of the Guaranteed Obligations.
3.    NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which hereby are acknowledged, in accordance with California Civil Code ("CC") Section 2856, the Guarantor hereby agrees as follows:  
(a)    Guarantor waives any and all rights of subrogation, reimbursement, indemnification and contribution, and any other rights and defenses that are or may become available to Guarantor by reason of CC Sections 2787 to 2855, inclusive, 2899 and 3433 including, without limitation, any and all rights or defenses Guarantor may have by reason of protection afforded to the principal with respect to any of the Guaranteed Obligations or to any other guarantor of any of the Guaranteed Obligations with respect to such guarantor's obligations under its guaranty, in either case, pursuant to the antideficiency or other laws of this state 

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limiting or discharging the principal's indebtedness or such other guarantor's obligations, including, without limitation, California Code of Civil Procedure ("CCP") Sections 580a, 580b, 580d or 726; and
(b)    Guarantor waives all rights and defenses that Guarantor may have because Borrower's debt is secured by real property.  This means, among other things:
(i)    Agent and Lenders may collect from Guarantor without first foreclosing on any real or personal property collateral pledged by Borrower;
(ii)    If Agent or any Lender forecloses on any real property collateral pledged by Borrower:
(A)    The amount of the debt may be reduced only by the price for which that collateral is sold at the foreclosure sale, even if the collateral is worth more than the sale price;
(B)    An action to collect from Guarantor may be commenced more than three months after a foreclosure sale of the real property collateral or any part thereof; and
(C)    Agent and Lenders may collect from Guarantor even if Agent or any Lender, by foreclosing on the real property collateral, has destroyed any right Guarantor may have to collect from Borrower.
This is an unconditional and irrevocable waiver of any rights and defenses Guarantor may have because Borrower's debt is secured by real property.  These rights and defenses include, but are not limited to, any rights or defenses based upon CCP Sections 580a, 580b, 580d, or 726; and
(c)    Guarantor waives all rights and defenses arising out of an election of remedies by Agent or Lenders, even though that election of remedies, such as a nonjudicial foreclosure with respect to security for the Guaranteed Obligations, has destroyed Guarantor's rights of subrogation and reimbursement against Borrower by the operation of CCP Section 580d or otherwise, and even though that election of remedies by Agent or Lenders has destroyed Guarantor's rights of contribution against another guarantor of any of the Guaranteed Obligations.
(d)    Guarantor hereby waives any right it might otherwise have under Section 2822 of the California Civil Code or similar law or otherwise to have Borrower designate the portion of any such obligation to be satisfied in the event that Borrower provides partial satisfaction of such obligation.  Guarantor acknowledges and agrees that Borrower may already have agreed with Agent or Lenders, or may hereafter agree, that in any such event the designation of the portion of the obligation to be satisfied shall, to the extent not expressly made by the terms of the Loan Documents, be made by Agent or Lenders rather than by Borrower.
No other provision of this Guaranty shall be construed as limiting the generality of any of the covenants and waivers set forth in this Section 3.

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4.    Guarantor represents and warrants to Agent and Lenders that Guarantor has a financial interest in Borrower or is otherwise affiliated with Borrower.  In that regard, Guarantor agrees that Agent's and Lenders' entering into the Loan Agreement and Lenders' agreement to make the Loan to Borrower is of substantial and material benefit to Guarantor and further agrees as follows:
(a)    Guarantor shall continue to be liable under this Guaranty and the provisions hereof will remain in full force and effect notwithstanding (i) any modification, agreement or stipulation between Borrower and Agent or their respective successors and assigns, with respect to the Loan Documents or the obligations encompassed thereby, including, without limitation, the Guaranteed Obligations, (ii) Agent's waiver of or failure to enforce any of the terms, covenants or conditions contained in the Loan Documents or in any modification thereof, (iii) any discharge or release of Borrower or any other guarantor from any liability with respect to the Guaranteed Obligations, (iv) any discharge, release, exchange or subordination of any real or personal property then held by Agent or any Lender as security for the performance of the Guaranteed Obligations, (v) any additional security taken for the Guaranteed Obligations, whether real or personal property, (vi) any foreclosure or other realization on any security for the Guaranteed Obligations, regardless of the effect upon Guarantor's subrogation, contribution or reimbursement rights against Borrower or any other guarantor, (vii) any additional loans or financial accommodations to Borrower or (viii) the manner or order by which payments are applied to principal, interest or other obligations under the Loan Documents.  Without limiting the generality of the foregoing, Guarantor hereby waives the rights and benefits under CC Section 2819, and agrees that by doing so Guarantor's liability shall continue even if Agent or any Lender alters any obligations under the Loan Documents in any respect or Agent's or Lenders' remedies or rights against Borrower are in any way impaired or suspended without Guarantor's consent.  
(b)    Guarantor's liability under this Guaranty shall continue until all sums due under the Notes have been paid in full and until all Guaranteed Obligations to Agent and Lenders have been satisfied, and shall not, except as expressly provided above in this Guaranty, be reduced by virtue of any payment by Borrower of any amount due under the Notes or under any of the Loan Documents (except to the extent that Borrower makes a voluntary payment and such payment reduces the outstanding principal amount of the Loan prior to the Due Date) or by Agent's and Lenders' recourse to any collateral or security.
(c)    Guarantor represents and warrants to Agent and Lenders that Guarantor now has and will continue to have full and complete access to any and all information concerning the transactions contemplated by the Loan Documents or referred to therein, the value of the assets owned or to be acquired by Borrower, Borrower's financial status and its ability to pay and perform the Guaranteed Obligations owed to Agent and Lenders.  Guarantor further represents and warrants that Guarantor has reviewed and approved copies of the Loan Documents and is fully informed of the remedies Agent and Lenders may pursue, with or without notice to Borrower, in the Event of Default under the Notes or other Loan Documents.  So long as any of the Guaranteed Obligations remains unsatisfied or owing to Agent or Lenders, Guarantor shall keep fully informed as to all aspects of Borrower's financial condition and the performance of the Guaranteed Obligations.

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(d)    Guarantor acknowledges and agrees that Guarantor may be required to perform the Guaranteed Obligations in accordance with the terms hereof notwithstanding the fact that the Loan has fully matured, that the outstanding principal balance thereof is fully due and payable and that Borrower is in default of its obligation to pay the full amount due under the Notes on the maturity thereof.
5.    The liability of Guarantor under this Guaranty is a guaranty of payment and performance and not of collectibility, and is not conditioned or contingent upon the genuineness, validity, regularity or enforceability of the Loan Documents or other instruments relating to the creation or performance of the Guaranteed Obligations or the pursuit by Agent or any Lender of any remedies which Agent or any Lender now has or may hereafter have with respect thereto under the Loan Documents, at law, in equity or otherwise.  Guarantor hereby waives any and all benefits and defenses under CC Section 2810 and agrees that by doing so Guarantor shall be liable even if Borrower had no liability at the time of execution of any of the Loan Documents or thereafter ceases to be liable.  Guarantor hereby waives any and all benefits and defenses under CC Section 2809 and agrees that by doing so Guarantor's liability may be larger in amount and more burdensome than that of Borrower.  Guarantor's liability hereunder shall not be limited or affected in any way by any impairment or any diminution or loss of value of any security or collateral for the Loan, whether caused by hazardous substances or otherwise, Agent's or any Lender's failure to perfect a security interest in such security or collateral or any disability or other defense of Borrower or any other guarantor.
6.    Guarantor hereby waives to the extent permitted by law:  (i) all notices to Guarantor except as expressly required by the terms of this Guaranty, to Borrower, or to any other Person, including without limitation notices of the acceptance of this Guaranty or the creation, renewal, extension, modification, accrual of any of the Guaranteed Obligations owed to Agent and Lenders, enforcement of any right or remedy with respect thereto and notice of any other matters relating thereto; (ii) diligence and demand of payment, presentment, protest, dishonor, notice of intent to accelerate, notice of acceleration and notice of dishonor; (iii) any statute of limitations affecting Guarantor's liability hereunder or the enforcement thereof; and (iv) all principles or provisions of law which conflict with the terms of this Guaranty.  Guarantor further agrees that Agent may enforce this Guaranty upon the occurrence of an Event of Default under the Notes or the other Loan Documents (as Event of Default is described therein), notwithstanding the existence of any dispute between Borrower and Agent or any Lender with respect to the existence of said Event of Default or performance of the Guaranteed Obligations or any counterclaim, set-off or other claim which Borrower may allege against Agent or any Lender with respect thereto.  Moreover, Guarantor agrees that Guarantor's obligations shall not be affected by any circumstances which constitute a legal or equitable discharge of a guarantor or surety.
7.    Guarantor agrees that Agent may enforce this Guaranty without the necessity of resorting to or exhausting any security or collateral (including, without limitation, pursuant to a judicial or nonjudicial foreclosure) and without the necessity of proceeding against Borrower or any other guarantor.  Guarantor hereby waives any and all benefits under CC Sections 2845, 2849 and 2850, including, without limitation, the right to require Agent to proceed against Borrower, to proceed against any other guarantor, to foreclose any lien on any real or personal property, to exercise any right or remedy under the Loan Documents, to draw upon any letter of 

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credit issued in connection herewith, or to pursue any other remedy or to enforce any other right.
8.    (a)    Guarantor agrees that nothing contained herein shall prevent Agent and Lenders from suing on the Notes or from exercising any rights available to them under the Notes or under any of the other Loan Documents and that the exercise of any of the aforesaid rights will not constitute a legal or equitable discharge of Guarantor.  Guarantor understands that the exercise by Agent and Lenders of certain rights and remedies contained in the Loan Documents (such as a nonjudicial foreclosure) may affect or eliminate Guarantor's right of subrogation against Borrower and that Guarantor may therefore incur a partially or totally non-reimbursable liability hereunder; nevertheless, Guarantor hereby authorizes and empowers Agent to exercise, in its sole discretion, any rights and remedies, or any combination thereof, which may then be available to Agent and Lenders, since it is the intent and purpose of Guarantor that the obligations hereunder are absolute, independent and unconditional under any and all circumstances.  Guarantor expressly waives any defense (which defense, if Guarantor had not given this waiver, Guarantor might otherwise have) to a judgment against Guarantor by reason of a nonjudicial foreclosure sale.  Without limiting the generality of the foregoing, Guarantor hereby expressly waives any and all benefits and defenses under (i) CCP Section 580a (which Section, if Guarantor had not given this waiver, would otherwise limit Guarantor's liability after a nonjudicial foreclosure sale to the difference between the obligations guaranteed herein and the fair market value of the property or interests sold at such nonjudicial foreclosure sale), (ii) CCP Sections 580b and 580d (which Sections, if Guarantor had not given this waiver, would otherwise limit Agent's and Lenders' right to recover a deficiency judgment with respect to purchase money obligations and after a nonjudicial foreclosure sale, respectively), and (iii) CCP Section 726 (which Section, if Guarantor had not given this waiver, among other things, would otherwise require Agent and Lenders to exhaust all of its security before a personal judgment may be obtained for a deficiency).  Notwithstanding any foreclosure of the lien of any deed of trust or mortgage or security agreement with respect to any or all of the real or personal property secured thereby, whether by the exercise of the power of sale contained therein, by an action for judicial foreclosure or by an acceptance of a deed in lieu of foreclosure, Guarantor shall remain bound under this Guaranty.
(b)    Guarantor waives all benefits and defenses under CC Sections 2847, 2848 and 2849 and agrees that Guarantor shall have no right of subrogation against Borrower or against any collateral or security provided for in the Loan Documents and no right of reimbursement or contribution against any other guarantor unless and until all Guaranteed Obligations have been indefeasibly paid and satisfied in full, and Agent and Lenders have released, transferred or disposed of all of their rights, title and interest in any collateral or security.  To the extent the waiver of Guarantor's rights of subrogation, reimbursement and contribution as set forth herein is found by a court of competent jurisdiction to be void or voidable for any reason, Guarantor further agrees that Guarantor's rights of subrogation and reimbursement against Borrower and Guarantor's rights of subrogation against any collateral or security shall be junior and subordinate to any rights Agent or Lenders may have against Borrower and to all rights, title and interest Agent or Lenders may have in such collateral or security, and Guarantor's rights of contribution against any other guarantor shall be junior and subordinate to any rights Agent or Lenders may have against such other guarantor.  Agent and 

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Lenders may use, sell or dispose of any item of collateral or security as it sees fit without regard to Guarantor's subrogation and contribution rights, and upon disposition or sale of any item, Guarantor's rights with respect to such item will terminate.  Guarantor understands that Guarantor may record a Request for Notice of Default pursuant to CC Section 2924(b) and thereby receive notice of any proposed foreclosure of any real property collateral then securing the Guaranteed Obligations.  With respect to the foreclosure of any security interest in any personal property collateral then securing the Guaranteed Obligations, Agent and Lenders agree to give Guarantor five (5) days' prior written notice, in the manner set forth in Section 10 hereof, of any sale or disposition of any such personal property collateral, other than collateral which is perishable, threatens to decline speedily in value, is of a type customarily sold on a recognized market, or is cash, cash equivalents, certificates of deposit or the like.  
(c)    Guarantor's sole right with respect to any such foreclosure of real or personal property collateral shall be to bid at such sale in accordance with applicable law.  Guarantor acknowledges and agrees that Agent or any Lender may also bid at any such sale and in the event such collateral is sold to Agent or any Lender in whole or in partial satisfaction of the Guaranteed Obligations (or any portion thereof), Guarantor shall have no further right or interest with respect thereto.  Notwithstanding anything to the contrary contained herein, no provision of this Guaranty shall be deemed to limit, decrease, or in any way to diminish any rights of set-off Agent and Lenders may have with respect to any cash, cash equivalents, certificates of deposit, letters of credit or the like which may now or hereafter be deposited with Agent or any Lender by Borrower.
(d)    To the extent any dispute exists at any time between or among Guarantor and any other guarantor of the Guaranteed Obligations as to Guarantor's or any other guarantor's right to contribution or otherwise, Guarantor agrees to indemnify, defend and hold Agent and Lenders harmless from and against any loss, damage, claim, demand, cost or any other liability (including, without limitation, reasonable attorneys' fees and costs) Agent and Lenders may suffer as a result of such dispute.
(e)    So long as any of the Guaranteed Obligations are owing to Agent or any Lender, Guarantor shall not, without the prior written consent of Agent, commence or join with any other party in commencing any bankruptcy, reorganization or insolvency proceedings of or against Borrower.  The obligations of Guarantor under this Guaranty shall not be altered, limited or affected by any case, voluntary or involuntary, involving the bankruptcy, insolvency, receivership, reorganization, liquidation or arrangement of Borrower or by any defense which Borrower may have by reason of the order, decree or decision of any court or administrative body resulting from any such case.  Agent shall have the sole right to accept or reject any plan on behalf of Guarantor proposed in such case and to take any other action which Guarantor would be entitled to take, including, without limitation, the decision to file or not file a claim.  Guarantor acknowledges and agrees that any interest on the Guaranteed Obligations which accrues after the commencement of any such proceeding (or, if interest on any portion of the Guaranteed Obligations ceases to accrue by operation of law by reason of the commencement of said proceeding, such interest as would have accrued on any such portion of the Guaranteed Obligations if said proceedings had not been commenced) will be included in the Guaranteed Obligations because it is the intention of the parties that the Guaranteed Obligations should be determined without regard to any rule or law or order which may relieve Borrower of any portion 

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of such Guaranteed Obligations.  Guarantor hereby permits any trustee in bankruptcy, receiver, debtor in possession, assignee for the benefit of creditors or similar Person to pay Agent and Lenders, or allow the claim of Agent and Lenders in respect of, any such interest accruing after the date on which such proceeding is commenced.  Guarantor hereby assigns to Agent (for the benefit of Lenders) Guarantor's right to receive any payments from any trustee in bankruptcy, receiver, debtor in possession, assignee for the benefit of creditors or similar Person by way of dividend, adequate protection payment or otherwise.  If all or any portion of the Guaranteed Obligations are paid or performed by Borrower, the obligations of Guarantor hereunder shall continue and remain in full force and effect in the event that all or any part of such payment(s) or performance(s) is avoided or recovered directly or indirectly from Agent or Lenders as a preference, fraudulent transfer or otherwise in such case irrespective of payment in full of all obligations under the Loan Documents.
9.    (a)    Guarantor represents and warrants that any financial statements, tax returns or other documents of Guarantor heretofore delivered to Agent are true and correct in all material respects.  Such statements were prepared in accordance with generally accepted accounting principles, consistently applied and fairly present the financial position of Guarantor as of the date thereof.  Guarantor further represents and warrants that no material adverse change has occurred in Guarantor's financial position since the date of such statements.
(b)    Guarantor covenants and agrees to provide Agent with any and all financial information required by Agent pursuant to the Loan Agreement.  Guarantor further covenants and agrees to immediately notify Agent if it determines it does not satisfy the financial covenants set forth in Section 13 of this Guaranty.  
10.    All notices, requests and demands to be made hereunder to the parties hereto must be in writing and given as provided in the notice provisions of the Loan Agreement (at the addresses set forth below).

	
			
	      To Agent:
	U.S. Bank National Association
4100 Newport Place, Suite 900
Newport Beach, California  92660
Attention:  Loan Administration
Telephone:  949-863-2376
Facsimile:  949-252-1759

	 
	 

	      To Guarantor:
	KBS REIT PROPERTIES, LLC
c/o KBS Capital Advisors LLC
620 Newport Center Drive, Suite 1300
Newport Beach, CA 92660
Attention:  Jeff Waldvogel, Director of Finance & Reporting

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	      With a copy to:
	c/o KBS Capital Advisors LLC
620 Newport Center Drive, Suite 1300
Newport Beach, CA 92660
Attention:  Todd Smith, VP Controller, Corporate

	 
	 

	      With a copy to:
	c/o KBS REIT Properties, LLC
620 Newport Center Drive, Suite 1300
Newport Beach, CA 92660
Attention:  Jim Chiboucas

	 
	 

	      With a copy to:
	Greenberg Traurig, LLP
3161 Michelson Drive, Suite 1000
Irvine, California  92612
Attention:  Bruce Fischer, Esq.

11.    Guarantor represents and warrants to Agent and Lenders as follows:
(a)    No consent of any other Person, including, without limitation, any creditors of Guarantor, and no license, permit, approval or authorization of, exemption by, notice or report to, or registration, filing or declaration with, any governmental authority is required by Guarantor in connection with this Guaranty or the execution, delivery, performance, validity or enforceability of this Guaranty and all obligations required hereunder.  This Guaranty has been duly executed and delivered by Guarantor, and constitutes the legally valid and binding obligation of Guarantor enforceable against Guarantor in accordance with its terms.
(b)    The execution, delivery and performance of this Guaranty will not violate any provision of any existing law or regulation binding on Guarantor, or any order, judgment, award or decree of any court, arbitrator or governmental authority binding on Guarantor, or of any mortgage, indenture, lease, contract or other agreement, instrument or undertaking to which Guarantor is a party or by which Guarantor or any of its assets may be bound, and will not result in, or require, the creation or imposition of any lien on any of Guarantor's property, assets or revenues pursuant to the provisions of any such mortgage, indenture, lease, contract or other agreement, instrument or undertaking.
12.    Guarantor's performance of a portion, but not all, of the Guaranteed Obligations will in no way limit, affect, modify or abridge Guarantor's liability for that portion of the Guaranteed Obligations that is not performed.  Without in any way limiting the generality of the foregoing, in the event that Agent or any Lender is awarded a judgment in any suit brought to enforce Guarantor's covenant to perform a portion of the Guaranteed Obligation, such judgment will in no way be deemed to release Guarantor from its covenant to perform any portion of the Guaranteed Obligation which is not the subject of such suit.
13.    Guarantor covenants and agrees as follows:

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(a)    Financial Covenants.  Guarantor covenants and agrees to provide, commencing as of December 31, 2013, the financial information required to be provided by Guarantor in Section 5.4 of the Loan Agreement.  
(b)    Minimum Fixed Charge Coverage Ratio.  Measured as of the end of each semi-annual period ending on each December 31 and June 30 that occurs during the term of the Loan, Guarantor shall not permit the ratio of EBITDA to Fixed Charges for the preceding four trailing consecutive fiscal quarters to be less than 1.50 to 1.0.  As used herein, "EBITDA" shall mean an amount equal to (i) net income as defined by GAAP for Guarantor and its subsidiaries on a consolidated basis for the applicable measuring period, plus (1) interest expense, income taxes, depreciations and amortization expense, acquisition costs and expenses, and extraordinary or non-recurring losses or losses from sales of assets, plus (2) any non-cash expense or contra revenue reducing net income, minus (3) any extraordinary or non-recurring gains or gains from asset sales, minus (4) any non-cash income or gains increasing net income with the exception of any straight line rent, and minus (5) an amount equal to the sum of $0.25 multiplied by the aggregate number of square feet of office buildings owned by Guarantor not under construction plus $0.10 multiplied by the aggregate number of square feet of industrial buildings owned by Guarantor not under construction, each as determined in accordance with GAAP or, if not determined by GAAP, as determined in accordance with industry practice; plus (ii) Guarantor's share of EBITDA (using the definition under subsection (i) above) in all unconsolidated joint ventures, without duplication, each as determined by Agent in its reasonable discretion.  For purposes of this definition, nonrecurring items shall be deemed to include, but not be limited to, (w) gains and losses on early extinguishment of indebtedness, (x) any breakage payments or fees in connection with a Swap Contract or Swap Transaction, (y) non-cash severance and other non-cash restructuring charges, and (z) transaction costs of acquisitions not permitted to be capitalized pursuant to GAAP.  As used herein, "Fixed Charges" shall mean the sum of Guarantor's and Guarantor's subsidiaries (A) interest expense (excluding any amortized loan costs relating to loan fees or hedging instruments and amortization related to discounts or premiums on debt), plus (B) the aggregate amount of scheduled principal payments, excluding balloon payments, and (C) distributions on preferred interests and/or preferred stock.  
(c)    Maximum Leverage Ratio.  Guarantor shall not permit its Leverage Ratio to be greater than 0.65 to 1.0 as of the end of each semi-annual period ending on each December 31 and June 30 that occurs during the term of the Loan.  As used herein, (i) "Leverage Ratio" shall mean Total Liabilities to Total Asset Value, (ii) "Total Liabilities" shall mean all debt of Guarantor and its subsidiaries (including guaranties) determined on a consolidated basis for the applicable measuring period in accordance with GAAP, and (iii) "Total Asset Value" shall mean the sum of (a) the as-is market value of the Properties that remain subject to a Deed of Trust, plus (b) the value of all other real properties owned by Guarantor and its subsidiaries determined  by utilizing the undepreciated cost basis of all other real estate assets owned by Guarantor and its subsidiaries, determined on a consolidated basis in accordance with GAAP, plus (c) all unencumbered cash and cash equivalent investments the use of which is unrestricted, plus (d) the book value of all notes receivable.  For the purpose of clarification, guarantees provided by Guarantor for liabilities of Guarantor's subsidiaries shall only be counted once for the purpose of calculating "Total Liabilities."  

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(d)    Minimum Net Worth.  Measured as of the end of each semi-annual period ending on each December 31 and June 30 that occurs during the term of the Loan, Guarantor shall maintain a Net Worth of at least $200,000,000, adjusted downward quarterly, on a cumulative basis, for any net asset dispositions by Guarantor, by the amount of proceeds received in excess of the debt on such asset, provided, if Guarantor’s Net Worth is less than $100,000,000, in no event shall the Net Worth (before or after adjustment) at any time be less than the current Committed Amount.  For example, if the Committed Amount were $90,000,000, Guarantor must maintain a New Worth of $90,000,000 and an Total Asset Value of not less than $180,000,000.  As used herein, "Net Worth" shall mean an amount equal to the Total Asset Value less Total Liabilities.  
14.    This Guaranty is solely for the benefit of Agent and Lenders and is not intended to nor may it be deemed to be for the benefit of any third party, including Borrower.
15.    Guarantor represents and warrants to Agent and Lenders as follows:
(a)    Guarantor is a limited liability company duly formed, validly existing and in good standing under the laws of the State of Delaware, has the power to own its assets and to transact the business in which it is now engaged and is in good standing under the laws of each jurisdiction where its ownership or lease of property or the conduct of its business requires such qualification.
(b)    Guarantor has the power, authority and legal right to execute, deliver and perform this Guaranty and all obligations required hereunder and has taken all necessary action to authorize its execution, delivery and performance of this Guaranty and all obligations required hereunder.  The execution, delivery and performance of this Guaranty will not violate any of the formation or governing documents of Guarantor or of any laws pursuant to which Guarantor has been formed.
16.    [Intentionally Deleted].
17.    Agent may at Agent's cost assign this Guaranty with any Loan Document, without in any way affecting Guarantor's liability hereunder.  Any married person executing this Guaranty in its capacity as a guarantor under this Guaranty agrees that recourse may be had against community property and separate property for the satisfaction of all obligations hereby guaranteed.  This Guaranty shall be binding upon Guarantor, Guarantor's heirs, representatives, administrators, executors, successors and assigns and shall inure to the benefit of and shall be enforceable by Agent and Lenders, and their successors, endorsees and assigns.  As used herein, the singular includes the plural, and the masculine includes the feminine and neuter and vice versa, if the context so requires.
18.    In the event of any dispute or litigation regarding the enforcement or validity of this Guaranty, Guarantor shall be obligated to pay all charges, costs and expenses (including, without limitation, reasonable attorneys' fees) incurred by Agent and Lenders, whether or not any action or proceeding is commenced regarding such dispute and whether or not such litigation is prosecuted to judgment.

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19.    THIS GUARANTY SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE INTERNAL LAWS OF THE STATE OF CALIFORNIA.
20.    Guarantor, Agent and Lenders hereby voluntarily, knowingly and intentionally, to the extent permitted by applicable law, WAIVE ANY AND ALL RIGHTS TO TRIAL BY JURY in any legal action or proceeding arising under or in connection with this Guaranty or any other Loan Document or concerning the Guaranteed Obligations and/or any collateral therefor or pertaining to any transaction related to or contemplated in any Loan Document, regardless of whether such action or proceeding concerns any contractual or tortious or other claim.  Guarantor acknowledges that this waiver of jury trial is a material inducement to Agent and Lenders entering into the Loan Agreement and to Lenders in extending credit to Borrower, that Agent and Lenders would not have entered into the Loan Agreement and Lenders would not have extended such credit without this jury trial waiver, and that Guarantor has been represented by an attorney or has had an opportunity to consult with an attorney regarding this Guaranty and understands the legal effect of this jury trial waiver.
21.    Guarantor hereby submits to the jurisdiction of the state and federal courts in the State of California for purposes of any action arising from or growing out of this Guaranty, and further agrees that the venue of any such action may be laid in Orange County, California and that (in addition to any other method provided by law for service of process) service of process in any such action may be made on Guarantor by the delivery of the process to KBS CAPITAL ADVISORS LLC, attention: David Snyder, whose present address is 620 Newport Center Drive, Suite 1300, Newport Beach, California, whom Guarantor hereby appoints as Guarantor's agent for service of process.  Nothing contained in this Guaranty, however, shall be deemed to constitute, or to imply the existence of, any agreement by Agent or Lenders to bring any such action only in said courts or to restrict in any way any of Agent's and Lenders' remedies or rights to enforce the terms of this Guaranty as, when and where Agent shall deem appropriate, in its sole discretion.
22.    No provision of this Guaranty may be changed, waived, revoked or amended without Agent's prior written consent.  Every provision of this Guaranty is intended to be severable.  If any term or provision hereof is declared to be illegal or invalid for any reason whatsoever by a court of competent jurisdiction, such illegality or invalidity will not affect the balance of the terms and provisions hereof, which terms and provisions will remain binding and enforceable.
23.    This Guaranty may be executed in any number of counterparts each of which shall be deemed an original and all of which shall constitute one and the same guaranty with the same effect as if all parties had signed the same signature page.  Any signature page of this Guaranty may be detached from any counterpart of this Guaranty and reattached to any other counterpart of this Guaranty identical in form hereto but having attached to it one or more additional signature pages.
24.    No failure or delay on the part of Agent or Lenders to exercise any power, right or privilege under this Guaranty will impair any such power, right or privilege, or be construed to be a waiver of any default or an acquiescence therein, nor will any single or partial exercise 

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of such power, right or privilege preclude other or further exercise thereof or of any other right, power or privilege.
25.    This Guaranty embodies the entire agreement among the parties hereto with respect to the matters set forth herein, and supersedes all prior agreements among the parties with respect to the matters set forth herein.  No course of prior dealing among the parties, no usage of trade, and no parol or extrinsic evidence of any nature may be used to supplement, modify or vary any of the terms hereof.  There are no conditions to the full effectiveness of this Guaranty.
26.    This Guaranty is in addition to all other guaranties of Guarantor and any other guarantors of Borrower's obligations to Agent and Lenders.
27.    GUARANTOR ACKNOWLEDGES THAT GUARANTOR HAS BEEN AFFORDED THE OPPORTUNITY TO READ THIS DOCUMENT CAREFULLY AND TO REVIEW IT WITH AN ATTORNEY OF GUARANTOR'S CHOICE BEFORE SIGNING IT.  GUARANTOR ACKNOWLEDGES HAVING READ AND UNDERSTOOD THE MEANING AND EFFECT OF THIS DOCUMENT BEFORE SIGNING IT.
28.    When two or more persons or entities have executed this Guaranty, unless the context clearly indicates otherwise, all references herein to "Guarantor" shall mean the guarantors hereunder or either or any of them.  All of the obligations and liabilities of said guarantors under this Guaranty (and the obligations of other guarantors under any similar or other guaranties of part or all of the Guaranteed Obligations) shall be joint and several.  Suit may be brought against said guarantors, jointly and severally, or against any one or more of them (even if less than all), without impairing the rights of Agent and Lenders against the other or others of said guarantors; and Agent may settle with any one or more of said guarantors for such sums or sum as it may see fit and/or Agent may release any of said guarantors from all further liability to Agent and Lenders for such indebtedness without impairing the right of Agent and Lenders to demand and collect the balance of such indebtedness from the other or others of said guarantors not so released; but it is agreed among said guarantors themselves, however, that such settlement and release shall in no way impair the rights of said guarantors as among themselves.
29.    Notwithstanding anything stated to the contrary in this Guaranty, none of the constituent officers, directors, shareholders, members or partners (whether direct or indirect) in Guarantor (including, without limitation,  KBS LIMITED PARTNERSHIP or KBS REAL ESTATE INVESTMENT TRUST, INC.) shall have any liability whatsoever for any of Guarantor’s obligations under this Guaranty, provided the foregoing shall only apply to KBS REAL ESTATE INVESTMENT TRUST, INC. so long as KBS REAL ESTATE INVESTMENT TRUST, INC. is not a Guarantor of the Loan.  For purposes of clarification, in no event shall the above language limit, reduce or otherwise affect any Borrower's liability or obligations under the Loan Documents or Agent's right to exercise any rights or remedies against any collateral securing the Loan.  

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30.    Notwithstanding anything stated to the contrary in this Guaranty, in the event that Agent or its nominee or any third party takes record title to any Property following the exercise of Agent's rights and remedies under the Loan Documents (an "Acquired Property"), Guarantor shall nonetheless have the right to terminate its continuing liability under Section 2 of this Guaranty with respect to Borrower's obligations under the Environmental Indemnity (and only as to such obligations), upon fulfillment of each of the following conditions to the reasonable satisfaction of Agent as it relates to any such Acquired Property:  
		
	(1)
	Guarantor or Borrower shall have delivered to Agent a new environmental insurance policy which insures Agent (on behalf of Lenders) ("New Environmental Insurance Policy") as to each such Acquired Property and which:

		
	(a)
	is comparable to the existing Environmental Insurance Policy for each such Acquired Property approved by Agent except the policy limits shall be at least $5,000,000 for each occurrence and in the aggregate with a retention of no greater than $100,000; and

		
	(b)
	is issued by the same company as the existing Environmental Insurance Policy or a replacement company with an AM Best's Rating equivalent or better than A‐ (Excellent)/IX; and

		
	(c)
	has a term of three (3) years from the date of issuance; and

		
	(2)
	Agent shall have received evidence that all premiums for three (3) years coverage under such New Environmental Insurance Policy have been prepaid in full.

Such termination of Guarantor's liability under Section 2 of this Guaranty with respect to Borrower's obligations under the Environmental Indemnity for any Acquired Property, shall become effective only upon the delivery by Agent to Guarantor of a specific written acknowledgment of the satisfaction of all of the foregoing conditions and the termination of such obligations, which acknowledgement Agent agrees to provide unless any of the conditions to such termination have not been satisfied.  This Section 30 shall under no circumstance be interpreted to terminate or limit any of Guarantor's liabilities in Section 2 of this Guaranty except to the extent such liabilities relate to Borrower's obligations under the Environmental Indemnity.  For purposes of clarification, Guarantor's termination rights under this Section 30 shall only apply so long as the above conditions have been met as to each Acquired Property that Agent or its nominee or any third party takes record title to following the exercise of Agent's rights and remedies under the Loan Documents.
31.    Notwithstanding anything stated to the contrary in this Guaranty, in the event that Borrower, as Indemnitor (as defined in the Environmental Indemnity), successfully exercises its right to terminate its continuing liability under the Environmental Indemnity pursuant to and in accordance with the terms and conditions of Section 6 thereof, Guarantor's  liability under Section 2 of this Guaranty with respect to its guaranty of Borrower's obligations under the Environmental Indemnity (and only as to such obligations) shall automatically terminate.  

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IN WITNESS WHEREOF, Guarantor has executed this Guaranty as of the date first above written.
"GUARANTOR"
KBS REIT PROPERTIES, LLC,
a Delaware limited liability company
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
By:   /s/ Charles J. Schreiber, Jr.
Charles J. Schreiber, Jr.
Chief Executive OfficerKBS RI Q4 2013 Exhibit 10.12

Exhibit 10.12
ASSUMPTION AND JOINDER AGREEMENT
This ASSUMPTION AND JOINDER AGREEMENT, dated as of January 21, 2014 (this "Joinder Agreement"), is made by KBS 825 UNIVERSITY AVENUE, LLC, a Delaware limited liability company (the "Additional Borrower"), the Other Additional Borrower referred to below, each of the other Borrowers party to the Loan Agreement referred to below, U.S. BANK NATIONAL ASSOCIATION, a national banking association, as administrative agent for the Lenders party to the Loan Agreement referred to below ("Agent"), and the Lenders described below.
RECITALS
A    Reference is made to that certain Loan Agreement dated as of December 13, 2013 (as amended, restated, extended, supplemented, or otherwise modified in writing from time to time, the "Loan Agreement"), among KBS ADP PLAZA, LLC, a Delaware limited liability company, KBS CITY GATE PLAZA, LLC, a Delaware limited liability company, KBS GREAT OAKS, LLC, a Delaware limited liability company, KBS MERIDIAN TOWER, LLC, a Delaware limited liability company, KBS NASHVILLE INDUSTRIAL PORTFOLIO I, LLC, a Delaware limited liability company, KBS NORTH CREEK, LLC, a Delaware limited liability company, KBS RIVERTECH, LLC, a Delaware limited liability company, KBS RIVERVIEW BUSINESS CENTER I & II, LLC, a Delaware limited liability company, KBS ROYAL PARKWAY CENTER I & II, LLC, a Delaware limited liability company, KBS ROYAL RIDGE, LLC, a Delaware limited liability company, KBS SABAL VI, LLC, a Delaware limited liability company, KBS UNIVERSITY PARK, LLC, a Delaware limited liability company, and KBS WOODFIELD PRESERVE, LLC, a Delaware limited liability company, and each other New Borrower that has become a Borrower under the Loan Agreement (each, an "Existing Borrower" and, collectively, "Existing Borrowers"), each lender from time to time a party hereto (individually, a "Lender" and collectively, the "Lenders"), and Agent.  Any capitalized term used and not defined in this Joinder Agreement shall have the meaning given to such term in the Loan Agreement.  This Joinder Agreement is a "Joinder Agreement" described in the Loan Agreement.
B.    The Additional Borrower is a New Borrower which is owned, directly or indirectly, by KBS Real Estate Investment Trust, Inc., a Maryland corporation ("KBS REIT").
C.    Pursuant to Section 7.21 of the Loan Agreement, Existing Borrowers and the Additional Borrower have requested that certain real property owned by the Additional Borrower (the "Additional Property") more particularly described on Exhibit A attached hereto be included in the Borrowing Base Value and Borrowing Base Amount as an Additional Property.  The legal description of the Additional Property attached as Exhibit A hereto is hereby added to Exhibit C of the Loan Agreement.  The Additional Property Improvements (the "KBS 825 University Avenue Improvements") are described in Exhibit B attached hereto and incorporated herein, and are by this reference added to Exhibit B of the Loan Agreement.  Loan proceeds in the amount of (i) $2,500,000.00 are being disbursed from the 825 University Holdback and (ii) $0 are being disbursed from the Tysons Dulles Plaza Holdback (collectively, the "Initial Holdback Disbursement") in connection with adding the Additional Property and the Other Additional 

-1-

Property (as defined below) as collateral for the Loan.  In accordance with Section 1.1 of the Loan Agreement, following the disbursement of the Initial Holdback Disbursement, amounts remaining in the 825 University Holdback and all amounts in the Tysons Dulles Plaza Holdback shall be released and available for disbursement, subject to the terms and conditions of the Loan Agreement.  The U.S. EIN of Additional Borrower is 20-5751106.  
D.    Concurrently with the execution of this Joinder Agreement, KBS TYSONS DULLES PLAZA, LLC, a Delaware limited liability company (the "Other Additional Borrower") is executing an Assumption and Joinder Agreement to include certain real property owned by the Other Additional Borrower (the "Other Additional Property") in the Borrowing Base Value and Borrowing Base Amount as an "Additional Property" (as such term is defined in the Loan Agreement).   
E.    The Committed Amount of the Loan is currently $250,000,000.00 (as amended, the "Loan") as evidenced, in part, by the Loan Agreement and the "Notes" as defined and described in the Loan Agreement.  Upon the effective date of this Joinder Agreement (and prior to the disbursement of any portion of the Committed Amount in connection with adding the Additional Property or the Other Additional Property as collateral for the Loan), the outstanding principal balance of the Loan is $185,000,000.00. 
F.    As one of the conditions to the admission of the Additional Property as an "Additional Property" under the Loan Agreement, the parties hereto are executing this Joinder Agreement.
NOW, THEREFORE, in consideration of the foregoing Recitals and the terms, covenants, and conditions of this Joinder Agreement, the receipt of which and sufficiency of which are hereby acknowledged, the Additional Borrower, the Other Additional Borrower, Existing Borrowers, Agent and Lenders agree as follows:
1.Joinder as Borrower; Additional Property as a Property.  The Additional Borrower assumes and agrees to be bound by all of the terms, obligations, covenants, representations, warranties and conditions of the Loan Agreement, the Notes, the Fee Letter, the Environmental Indemnity, jointly and severally with the other Persons comprising the Borrowers, and assumes and agrees to be bound thereby, and shall be deemed to be a party thereto, as a Borrower and Indemnitor (as defined in the Environmental Indemnity), as if the Additional Borrower had originally executed the Loan Agreement, the Notes, the Fee Letter and the Environmental Indemnity.  The Additional Borrower hereby agrees (i) that the Additional Property shall constitute a Property for all purposes under the Loan Agreement, Environmental Indemnity and the other Loan Documents and (ii) to execute and deliver such additional documents as Agent may reasonably require, including a Deed of Trust.  
2.    Consent And Acceptance.  Existing Borrowers, Other Additional Borrower, Agent, Lenders and Guarantor (by its signature to the consent attached hereto) hereby consent to the assumption of the Loan Agreement, the Notes, the Fee Letter, and the Environmental Indemnity and the Obligations by the Additional Borrower and agree and acknowledge that after the date of this Joinder Agreement, (i) the Additional Borrower shall be a "Borrower," and (ii) the Additional Property shall be a "Property," for all purposes of the Loan Agreement, the Notes, 

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the Fee Letter and the Environmental Indemnity and each of the other Loan Documents, including for purposes of the indemnity provided to Agent and Lenders by each of the Borrowers (including Additional Borrower upon execution of this Joinder Agreement and the Other Additional Borrower upon execution of the Other Joinder Agreement) under the Environmental Indemnity.    
3.    Ownership of Additional Borrower.  The Additional Borrower, the Other Additional Borrower and each other Borrower represent and warrant to Lenders and Agent that the Additional Borrower is wholly-owned, directly or indirectly, by KBS REIT.
4.    Legal Status; Organizational Documents.  The Additional Borrower represents and warrants to Agent and each Lender that (i) true, correct and accurate copies of all of the organizational documents of the Additional Borrower have been delivered to Agent and (ii) Additional Borrower is a limited liability company duly formed, validly existing and in good standing under the laws of the State of Delaware and is duly registered and qualified to transact business in, and is in good standing under the laws of, the state in which the Additional Property it owns is located, and has all power, authority, permits, consents, authorizations and licenses necessary to carry on its business, to construct, equip, own and operate such Additional Property and to execute, deliver and perform this Agreement and the other Loan Documents; all consents of the members of Additional Borrower necessary to authorize the execution, delivery and performance of this Joinder Agreement and of the other Loan Documents which have been or are to be executed by and on behalf of Additional Borrower have been duly obtained and are in full force and effect; this Joinder Agreement and such other Loan Documents have been duly authorized, executed and delivered by and on behalf of Additional Borrower so as to constitute this Joinder Agreement and such other Loan Documents the valid and binding obligations of Additional Borrower, enforceable in accordance with their terms; and Additional Borrower has complied with all applicable assumed and/or fictitious name requirements of the state in which it is organized and of the state in which the Additional Property it owns is located, if different.
5.    No Default; Compliance with Loan Agreement.  The Additional Borrower, the Other Additional Borrower and each other Borrower covenant, represent and warrant to Agent and each Lender that:
(a)    Additional Borrower owns fee title to the Additional Property, does not own any other property other than the Additional Property, and has satisfied the other requirements set forth in Section 7.21(b) of the Loan Agreement. 
(b)    To the best of Additional Borrower's knowledge, the Additional Property is free from all Hazardous Substances except as disclosed in that certain Phase I Environmental Site Assessment dated as of November 22, 2013 prepared by Global Realty Services Group (Project No. 13-17187.1), in the form disclosed to Agent as of the date of the recordation of a Deed of Trust against the Additional Property.  
(c)    The Additional Property and all related personal property is free and clear of all liens, charges and encumbrances other than Permitted Encumbrances (as defined in the Loan Agreement) or except as otherwise agreed by Agent in writing.  For purposes of clarification, the Deed of Trust to be recorded against the Additional Property 

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shall be a "Deed of Trust" as defined in the Loan Agreement and the title policy insuring Agent's and the Lenders' lien under such Deed of Trust shall be a "Title Policy" as defined in the Loan Agreement.  Exhibit D to the Loan Agreement is hereby deemed to include reference to such Title Policy and Deed of Trust.  
(d)    Except as otherwise disclosed to Agent in writing, each of the representations and warranties made by Borrowers pursuant to the Loan Agreement, including, without limitation, those set forth in Article IV therein, are true and correct in all material respects with regard to the Additional Borrower.
(e)    No Event of Default, or event which, with notice or lapse of time or both, could become an Event of Default, has occurred and is continuing under any Loan Document.
(f)    Additional Borrower has been afforded the opportunity to carefully read this Agreement, the Loan Agreement, the Notes, the Fee Letter and the Environmental Indemnity (as such documents have been amended), and to review such documents with an attorney of Additional Borrower's choice before signing this Agreement.  Additional Borrower acknowledges having read and understood the meaning and effect of this Agreement, the Loan Agreement, the Notes, the Fee Letter, and the Environmental Indemnity before signing this Agreement and understands it shall thereafter be bound by the Loan Documents and liable for all Obligations owing by Borrowers under the Loan Documents.
6.    Counterparts; Joint Borrower Provisions.  This Joinder Agreement may be executed in multiple counterparts, each of which shall constitute an original but all of which when taken together shall constitute one and the same instrument.  Section 7.19 of the Loan Agreement (the joint borrower provisions) is by this reference hereby incorporated herein in its entirety.  
7.    Governing Law.  The validity, enforcement, and interpretation of this Joinder Agreement, shall for all purposes be governed by and construed in accordance with the laws of the State of California and applicable United States federal law, and is intended to be performed in accordance with, and only to the extent permitted by, such laws.  To the maximum extent permitted by applicable law, Additional Borrower hereby waives any right to a trial by jury in any action relating to the Loan and/or the Loan Documents.
8.    Limited Recourse Provision.  Section 7.25 of the Loan Agreement (the limited recourse provisions) is by this reference hereby incorporated herein in its entirety and KBS REIT ACQUISITION V, LLC shall be deemed to be a specifically referenced entity therein.  
[SIGNATURE PAGES FOLLOW]

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IN WITNESS WHEREOF, this Joinder Agreement is executed as of the date first above written.
ADDITIONAL BORROWER:

KBS 825 UNIVERSITY AVENUE, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION V, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
its general partner
		
	By:  
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr.
Chief Executive Officer

            

S-1

OTHER ADDITIONAL BORROWER:

KBS TYSONS DULLES PLAZA, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXXIII, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
its general partner
		
	By:  
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr.
Chief Executive Officer

            

S-2

EXISTING BORROWERS:
KBS UNIVERSITY PARK, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXXVII, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:  
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr.
Chief Executive Officer

S-3

KBS ADP PLAZA, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXV, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-4

KBS CITY GATE PLAZA, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXXX, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-5

KBS GREAT OAKS, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXXV, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-6

KBS MERIDIAN TOWER, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXXVIII, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-7

KBS NASHVILLE INDUSTRIAL PORTFOLIO I, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXVIII, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-8

KBS NORTH CREEK, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXXIX, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-9

KBS RIVERTECH, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXXI, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-10

KBS RIVERVIEW BUSINESS CENTER I & II, LLC,
a Delaware limited liability company
		
	By:
	KBS NASHVILLE INDUSTRIAL PORTFOLIO I, LLC,

a Delaware limited liability company,
its sole member
		
	By:
	KBS REIT ACQUISITION XXVIII, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
its general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-11

KBS ROYAL PARKWAY CENTER I & II, LLC,
a Delaware limited liability company
		
	By:
	KBS NASHVILLE INDUSTRIAL PORTFOLIO I, LLC,

a Delaware limited liability company,
its sole member
		
	By:
	KBS REIT ACQUISITION XXVIII, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
its general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-12

KBS ROYAL RIDGE, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XVII, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-13

KBS SABAL VI, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION X, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
its general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-14

KBS WOODFIELD PRESERVE, LLC,
a Delaware limited liability company
		
	By:
	KBS REIT ACQUISITION XXX, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS REIT PROPERTIES, LLC,

a Delaware limited liability company, 
its sole member
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

S-15

AGENT:
US BANK NATIONAL ASSOCIATION,
a national banking association, as Agent

		
	By:
	/s/ Adrian B. Montero

		
	Name:
	Adrian B. Montero

		
	Title:
	Senior Vice President

LENDER(S):
US BANK NATIONAL ASSOCIATION,
a national banking association

		
	By:
	/s/ Adrian B. Montero

		
	Name:
	Adrian B. Montero

		
	Title:
	Senior Vice President

BANK OF AMERICA , N.A.,
a national banking association

		
	By:
	/s/ Kevin McLain

		
	Name:
	Kevin McLain

		
	Title:
	S.V.P

S-16

CONSENT OF GUARANTOR:
KBS REIT Properties, LLC, a Delaware limited liability company ("Guarantor") hereby (i) consents to the terms, conditions and provisions of the foregoing Joinder Agreement and the transactions contemplated by such Joinder Agreement, including, without limitation, the admission of the Additional Borrower as a Borrower under the Loan Agreement and the other Loan Documents, and the assumption of the Obligations by the Additional Borrower, and (ii) reaffirms the full force and effectiveness of that certain Repayment Guaranty dated as of December 13, 2013, executed by Guarantor in favor of Agent, as it has been amended.
KBS REIT PROPERTIES, LLC,
a Delaware limited liability company
		
	By:
	KBS LIMITED PARTNERSHIP,

a Delaware limited partnership, 
its sole member
		
	By:
	KBS REAL ESTATE INVESTMENT TRUST, INC.,

a Maryland corporation,
general partner
		
	By:
	/s/ Charles J. Schreiber, Jr.

Charles J. Schreiber, Jr. 
Chief Executive Officer

C-1

EXHIBIT A
Legal Description of Additional Property
(825 University Avenue)
That certain real property located in the City of Norwood, County of Norfolk, Commonwealth of Massachusetts and more particularly described as follows:
A certain parcel of land situated in Norwood, Norfolk County, Massachusetts, shown as Total Parcel 1, on a plan entitled "Modified Subdivision Plan 825 University Avenue Norwood, MA" prepared by Rizzo Associates and dated October 25, 2006 and recorded with the Norfolk County Registry of Deeds in Plan Book 562, Page 92 (the "Plan").
Together with the land which is a portion of the roadway shown as "Roadway (Private)" on the Plan, to the centerline of such roadway.
Together with the benefits of the following:
a.    Rights to drain surface water across two (2) drainage easements as set forth Drainage Agreement dated April 20, 1967, and recorded in Book 4422, Page 162.
b.     General Utility and Sanitary Easement by and between Star and Jet Spray Corp. dated September 5, 1980 and recorded in Book 5805, Page 642.
c.     Non-exclusive easements, including easements for ingress and egress over and upon the roadway designated on the Plan as 'Roadway (Private)", as created by Declaration of Covenants, Basements and Restrictions dated December 4, 2006, and recorded in Book 24339, Page 333.

A-1

EXHIBIT B
Description of KBS 825 University Avenue Improvements
The KBS 825 University Avenue Improvements include an office building containing approximately 166,574 rentable square feet.  

B-1

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