Document:

WWW.EXFILE.COM, INC. -- 14069 -- SCHNITZER STEEL INDUSTRIES, INC. -- EXHIBIT 10.3 TO FORM 10-Q

    EXHIBIT
      10.3

    AMENDMENT
      NO. 1 TO LEASE

    3330
      Yeon

    This
      Amendment No. 1 to Lease is made as of the 1st day of
      February, 2004 and between SCHNITZER INVESTMENT CORP., an Oregon corporation
      (“Landlord”), and SCHNITZER STEEL INDUSTRIES, INC., an Oregon corporation
      (“Tenant”).

    RECITALS

    A.           Landlord
      and Tenant are parties to that a certain Lease dated
      August 7, 2003 with respect to the leasing of approximately 5,043 rentable
      square feet on the second floor of the building commonly known as 3330 NW Yeon
      Avenue, Portland, Oregon (the “Lease). The premises leased by Tenant under the
      Lease (the “Premises”) is more particularly described on the Lease.

    B.            Landlord
      and Tenant desire to amend the Lease to expand the Premises in
      accordance with the terms and conditions set forth in this Amendment No. 1
      to
      Lease (this “Amendment”). Capitalized terms used in this Amendment shall have
      the meanings given to them in the Lease, except as provided in this
      Amendment.

    AGREEMENT

    In
      consideration of the mutual covenants and conditions contained herein
      and for other good and valuable consideration, Landlord and Tenant agree as
      follows:

    
      
        1.     Expansion
          of Premises. 

      

    

     

    A.           Month
      to Month Expansion Space. Effective as of
      February 1, 2004, the Premises is expanded to include approximately 1,413
      rentable square feet in the location shown on the attached Exhibit A (the “Month
      to Month Expansion Space”). Landlord shall have the right to terminate Tenant’s
      right to use the Month to Month Expansion Space at any time upon thirty (30)
      days prior written notice to Tenant. Tenant shall have the right to terminate
      Tenant’s right to use the entire Month to Month Expansion Space at any time upon
      ninety (90) days prior written notice to the Landlord.

    B.            Monthly
      Base Rent for Month to Month Expansion Space. The monthly Base Rent payable by Tenant with respect
      to the Month to
      Month Expansion Space is as follows:

    
      	
              Months

            	
              Rent
                PRSF (Annual)

            	
              Monthly
                Installments

            
	
               

            	
               

            	
               

            	
               

            
	
              1
                (February 2004) -11

            	
              $16.00

            	
               

            	
              $1,884.00

            
	
              12-23

            	
              $16.40

            	
               

            	
              $1,931.10

            
	
              24-35

            	
              $16.81

            	
               

            	
              $1,979.38

            
	
              36-47

            	
              $17.23

            	
               

            	
              $2,028.83

            
	
              48-59

            	
              $17.66

            	
               

            	
              $2,079.47

            
	
              60-71

            	
              $18.10

            	
               

            	
              $2,131.28

            
	
              72-83

            	
              $18.55

            	
               

            	
              $2,184.26

            
	
              84-95

            	
              $19.01

            	
               

            	
              $2,238.43

            
	
              96-107

            	
              $19.49

            	
               

            	
              $2,294.95

            
	
              108-119

            	
              $19.98

            	
               

            	
              $2,352.65

            

    

     

    C.            Increase
      in Tenant’s Share of Building and Tenant’s Share of
      Project. During the period of time during Term of the
      Lease that the Premises include the Month to Month Expansion Space, Tenant’s
      Share of Building shall be 38.31% and Tenant’s Share of Project shall be
      2.41%.

    D.           Real
      Estate Brokers. Tenant and Landlord each
      represent and warrant to the other that there is no real estate broker or agent
      who is or may be entitled to any commission or finder’s fee in connection with
      this Amendment and each shall indemnify and hold the other harmless from and
      against any and all claims, demands, losses, liabilities, lawsuits, judgments,
      costs and expenses (including without limitation, attorneys’ fees and costs)
      with respect to any leasing commission or equivalent compensation alleged to
      be
      owing on account of such party’s discussions, negotiations and/or dealings with
      any real estate broker or agent.

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

       

    

    
      	
               

            	
              2.

            	
              Tenant
                Representations. Tenant
                represents and warrants that:

            

    

    A.           Due
      Authorization. Tenant has full power and
      authority to enter into this Amendment without the consent of any other person
      or entity;

    
      	
               

            	
              B.

            	
              No
                Assignment. Tenant has not assigned the
                Lease, or sublet the Premises;

            

    

    C.            No
      Default. Tenant is not in default of the Lease
      and Tenant acknowledges that Landlord is not in default of the Lease; and

    D.           Binding
      Effect. The Lease is binding on Tenant
      and is in full force and effect, and Tenant has no defenses to the enforcement
      of the Lease.

    
      	
               

            	
              3.

            	
              General
                Provisions

            

    

    A.           Attorneys'
      Fees. If a suit or an action is
      instituted in connection with any dispute arising out of this Amendment or
      the
      Lease or to enforce any rights hereunder or thereunder, the prevailing party
      shall be entitled to recover such amount as the court may adjudge reasonable
      as
      attorneys' and paralegals' fees incurred in connection with the preparation
      for
      and the participation in any legal proceedings (including, without limitation,
      any arbitration proceedings or court proceedings, whether at trial or on any
      appeal or review), in addition to all other costs or damages
      allowed.

    B.            Execution
      in Counterparts. This Amendment may be
      executed in counterparts and when each party has signed and delivered at least
      one such executed counterpart to the other party at the party's address set
      forth above, then each such counterpart shall be deemed an original, and, when
      taken together with the other signed counterpart, shall constitute one agreement
      which shall be binding upon and effective as to all signatory
      parties.

    C.            Effect
      of Amendment. The Lease is unmodified
      except as expressly set forth in this Amendment. Except for the modifications
      to
      the Lease set forth in this Amendment, the Lease remains in full force and
      effect. To the extent any provision of the Lease conflicts with or is in any
      way
      inconsistent with this Amendment, the Lease is deemed to conform to the terms
      and provisions of this Amendment.

    D.           Binding
      Effect. The provisions of this Amendment
      shall be binding upon and inure to the benefit of the parties and their
      respective successors and assigns and no amendment to this Amendment shall
      be
      binding upon the parties unless in the form of a writing executed by each party
      hereto.

    E.            Integration.
      This Amendment contains the entire
      agreement and understanding of the parties with respect to the matters described
      herein, and supersedes all prior and contemporaneous agreements between them
      with respect to such matters.

    IN
      WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as
      of the date first above written.

    
      	
              Landlord:

            	
              Tenant:

            
	
              SCHNITZER
                INVESTMENT CORP., an Oregon
                corporation

            	
              SCHNITZER
                STEEL INDUSTRIES, INC., an
                Oregon corporation

            
	
              By:                                          
                                                

Its:                                          
                                                

Date:                                          
                                            

            	
              By:                                                                          

Its:         
                                                                   
                             

Date:                                                                       

            

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
      A

     

    Yeon
      Business Center – Building 3

    3300
      NW Yeon

    Portland,
      Oregon

     

    Second
      Floor PlanWWW.EXFILE.COM, INC. -- 14069 -- SCHNITZER STEEL INDUSTRIES, INC. -- EXHIBIT 10.4 TO FORM 10-Q

    EXHIBIT
      10.4

    AMENDMENT
      TO YEON BUSINESS CENTER LEASE AGREEMENT

    (3330
      NW Yeon)

    
      	
              DATED:

            	
              _________________,
                2005

            

    

    
      	
              BETWEEN:

            	
              SCHNITZER
                INVESTMENT CORP.,

            

    

    
      	
               

            	
              an
                Oregon corporation

            	
              (“Landlord”)

            

    

    
      	
              AND:

            	
              SCHNITZER
                STEEL INDUSTRIES,
                INC.,

            

    

    
      	
               

            	
              an
                Oregon corporation

            	
              (“Tenant”)

            

    

    Recitals:

    A.           Landlord
      and Tenant are parties to a Yeon Business Center (3330 NW Yeon)
      Lease Agreement dated August 7, 2003 (the “Lease”).

    B.           Contemporaneously
      with the execution of this Amendment to Yeon Business
      Center Lease Agreement (the “Amendment”), the parties are executing
      an Amendment to Yeon Business Center (3200
      NW Yeon) Lease Agreement (the “3200 Lease Amendment”) pursuant to which Tenant
      will expand its premises in the building in the Project located at 3200 NW
      Yeon
      Avenue (the “3200 Building”). Landlord and Tenant desire to terminate the Lease
      after Tenant vacates the Premises and relocates into its expanded premises
      in
      the 3200 Building.

    C.           Capitalized
      terms which are used in this Amendment and which are defined
      in the Lease shall have the meanings given to them in the Lease, unless
      expressly amended by this Amendment.

    Agreements:

    NOW,
      THEREFORE, in consideration of the mutual promises of the parties
      set forth in this Amendment, the receipt and sufficiency of which are
      acknowledged, the parties agree as follows:

    1.            Termination
      of Lease. Effective on the later of:
      (a) the date on which Tenant vacates the Premises and returns possession of
      the
      Premises to Landlord in the condition required by the Lease, and (b) the
      Expansion Space Commencement Date, as defined in the 3200 Lease Amendment (the
      “Effective Date”), the Lease shall terminate and all rights and obligations of
      Landlord and Tenant under the Lease shall terminate except for rights and
      obligations accrued as of the Effective Date.

    2.            Effect
      of Amendment. Landlord and Tenant ratify
      and confirm all provisions of the Lease. Except as expressly amended by this
      Amendment, the Lease remains unmodified and in full force and
      effect.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    
    

    IN
      WITNESS WHEREOF, the parties have executed this Amendment effective as
      of the date first set forth above.

    
      	
               

            	
              LANDLORD:

            	
              SCHNITZER
                INVESTMENT CORP., an Oregon
                corporation

            

    

     

    By:                                          
                                            

    Its:                                          
                                            

    
      	
               

            	
              TENANT:

            	
              SCHNITZER
                STEEL INDUSTRIES, INC., an Oregon
                corporation

            

    

     

    By:                                          
                                            

    Its:

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