Document:

Fourth Amendment to Lease Agreement

 Exhibit 10.1 
 FOURTH AMENDMENT TO LEASE 
 THIS FOURTH AMENDMENT is made and entered into as of June 30, 2009
by and between MEPT Commerce Park Tualatin II and III LLC, a Delaware limited liability company (fka NewTower Trust Company Multi-Employer Property Trust, a trust organized under 12 C.F.R. § 9.18) (the “Landlord”), and Bioject
Medical Technologies, Inc., an Oregon corporation (the “Tenant”). All capitalized terms not defined herein shall have the meanings given to them in the Lease (defined below). 
 RECITALS 
 A. Landlord and Tenant are parties to that certain Lease dated
October 24, 2003, as amended by that certain First Amendment to Lease dated December 2003, a Second Amendment to Lease dated November 18, 2008, and a Third Amendment to Lease dated March 25, 2009 (collectively, the “Lease”),
for certain Premises containing approximately 40,572 square feet (the “Premises”) within Building H of the project commonly known as Tualatin Corporate Center (the “Project”). The Premises is more particularly described in the
Lease. 
 B. Tenant desires to extend the temporary Base Rent deferral arrangement set forth in the Third Amendment. Landlord desires to
accommodate Tenant’s request on the terms and conditions set forth below. 
 AGREEMENTS 
 For good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree to amend the Lease as follows: 

1. Temporary (Partial) Base Rent Abatement. For the period commencing on May 1, 2009 through June 30, 2009, Tenant’s Base Rent
shall be partially abated by $12,000 for each of the two months during such period for a total abatement of $24,000 (“Partial Abatement III”). Landlord, in its sole discretion, may, by written notice, extend the period of Partial Abatement
III on a month-to-month basis through December 31, 2009. Partial Abatement III, plus accrued interest at the rate of 9% per annum, shall be due within sixty (60) days upon the earlier to occur of (i) sale of all or substantially
all of the assets of Tenant or the acquisition or merger of Tenant or the occurrence of any other transaction identified in Section 4.15.4 of the Lease, (ii) capital or equity raise of $3,000,000 (Three million dollars) or more,
(iii) strategic partnership with up-front payments over $300,000 (Three hundred thousand dollars), (iv) default by Tenant under the Lease; provided, that if none of the foregoing events have occurred by December 31, 2010, Tenant shall
commence paying back Partial Abatement III (plus interest) in twelve (12) equal installments at the same time and in the same manner as Base Rent commencing on January 1, 2011 and on the first of each month thereafter until paid in full.
The parties acknowledge that Partial Abatement I and Partial Abatement II are still accruing. The schedule attached as Exhibit A shows the total amount accruing to date and the payment schedule. 
 2. Non-Waiver. The granting of Partial Abatement III shall not be deemed a waiver by Landlord of its right to demand the prompt payment of Base
Rent and other sums due under the Lease now or in the future. Further, the failure of the Tenant to comply with the terms of this 

  

 1 

 
Amendment or to pay Partial Abatement III when due shall be a default and Landlord shall be entitled to pursue all of its remedies under the Lease for
non-payment of Rent. 
 3. Full Force and Effect. The terms and conditions of the Lease, as modified by this Amendment, shall remain
in full force and effect are hereby ratified and affirmed. 
 DATED as of the date first above written. 
  

													
	LANDLORD:	  	TENANT:
		
	MEPT Commerce Park Tualatin II and III LLC, a Delaware limited liability company	  	BIOJECT MEDICAL TECHNOLOGIES, INC., an Oregon corporation
				
	 By:
	 	NewTower Trust Company, as Trustee of the NewTower Trust Company Multi-Employer Property Trust, its sole member	  	By:	  	 /s/    Ralph Makar

	 	  	Name:	  	Ralph Makar
	 	  	Its:	  	President and CEO
					
		 	By:	  	Kennedy Associates Real Estate Counsel, LP, a Washington limited partnership, its authorized signatory	  		  	
						
		 		  	By:	  	Kennedy Associates Real Estate Counsel GP, LLC, a Washington limited liability company, its general partner	  		  	
							
		 		  		  	By:	  	 /s/    R. Greg Skinner
	  		  	
		 		  		  		  	R. Greg Skinner	  		  	
		 		  		  		  	Vice President	  		  	

  

 2 

 EXHIBIT A 
 Bioject - Partial Rent Abatement I, II, and III 
 (iv) default by Tenant under the Lease; provided,
that if none of the foregoing events have occurred by December 31, 2010, Tenant shall commence paying back Partial Abatement III (plus interest) in twelve (12) equal installments at the same time and in the same manner as Base Rent
commencing on January 1, 2011 and on the first of each month thereafter until paid in full. 
  

					
	 Principle + Accrued Interest on 12/31/2010
	  	$	119,824.52	  
	 Interest rate
	  	 	9.00	% 
	 Payback Period
	  	 	12	  
		  	 	 	 
	 Monthly payment
	  	$	9,985.38	  
		  	 	 	 

  

																		
	 	  	Month	  	Beginning
Principal	  	Additional
Abatement	  	Monthly Payment	  	Ending
Principal
	  	  	  	  	Principle	  	Interest	  
	 Nov-08
	  	1	  	$	15,000.00	  	$	0.00	  	$	0.00	  	$	112.50	  	$	15,112.50
	 Dec-08
	  	2	  	$	15,112.50	  	$	15,000.00	  	$	0.00	  	$	225.84	  	$	30,338.34
	 Jan-08
	  	3	  	$	30,338.34	  	$	15,000.00	  	$	0.00	  	$	340.04	  	$	45,678.38
	 Feb-09
	  	4	  	$	45,678.38	  	$	8,112.54	  	$	0.00	  	$	403.43	  	$	54,194.35
	 Mar-09
	  	5	  	$	54,194.35	  	$	12,000.00	  	$	0.00	  	$	496.46	  	$	66,690.81
	 Apr-09
	  	6	  	$	66,690.81	  	$	12,000.00	  	$	0.00	  	$	590.18	  	$	79,280.99
	 May-09
	  	7	  	$	79,280.99	  	$	12,000.00	  	$	0.00	  	$	684.61	  	$	91,965.60
	 Jun-09
	  	8	  	$	91,965.60	  	$	12,000.00	  	$	0.00	  	$	779.74	  	$	104,745.34
	 Jul-09
	  	9	  	$	104,745.34	  	$	0.00	  	$	0.00	  	$	785.59	  	$	105,530.93
	 Aug-09
	  	10	  	$	105,530.93	  	$	0.00	  	$	0.00	  	$	791.48	  	$	106,322.41
	 Sep-09
	  	11	  	$	106,322.41	  	$	0.00	  	$	0.00	  	$	797.42	  	$	107,119.83
	 Oct-09
	  	12	  	$	107,119.83	  	$	0.00	  	$	0.00	  	$	803.40	  	$	107,923.23
	 Nov-09
	  	13	  	$	107,923.23	  	$	0.00	  	$	0.00	  	$	809.42	  	$	108,732.65
	 Dec-09
	  	14	  	$	108,732.65	  	$	0.00	  	$	0.00	  	$	815.49	  	$	109,548.15
	 Jan-10
	  	15	  	$	109,548.15	  	$	0.00	  	$	0.00	  	$	821.61	  	$	110,369.76
	 Feb-10
	  	16	  	$	110,369.76	  	$	0.00	  	$	0.00	  	$	827.77	  	$	111,197.53
	 Mar-10
	  	17	  	$	111,197.53	  	$	0.00	  	$	0.00	  	$	833.98	  	$	112,031.52
	 Apr-10
	  	18	  	$	112,031.52	  	$	0.00	  	$	0.00	  	$	840.24	  	$	112,871.75
	 May-10
	  	19	  	$	112,871.75	  	$	0.00	  	$	0.00	  	$	846.54	  	$	113,718.29
	 Jun-10
	  	20	  	$	113,718.29	  	$	0.00	  	$	0.00	  	$	852.89	  	$	114,571.18
	 Jul-10
	  	21	  	$	114,571.18	  	$	0.00	  	$	0.00	  	$	859.28	  	$	115,430.46
	 Aug-10
	  	22	  	$	115,430.46	  	$	0.00	  	$	0.00	  	$	865.73	  	$	116,296.19
	 Sep-10
	  	23	  	$	116,296.19	  	$	0.00	  	$	0.00	  	$	872.22	  	$	117,168.41
	 Oct-10
	  	24	  	$	117,168.41	  	$	0.00	  	$	0.00	  	$	878.76	  	$	118,047.17
	 Nov-10
	  	25	  	$	118,047.17	  	$	0.00	  	$	0.00	  	$	885.35	  	$	118,932.53
	 Dec-10
	  	26	  	$	118,932.53	  	$	0.00	  	$	0.00	  	$	891.99	  	$	119,824.52
	 Jan-11
	  	1	  	$	119,824.52	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	109,839.14
	 Feb-11
	  	2	  	$	109,839.14	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	99,853.77
	 Mar-11
	  	3	  	$	99,853.77	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	89,868.39
	 Apr-11
	  	4	  	$	89,868.39	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	79,883.01
	 May-11
	  	5	  	$	79,883.01	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	69,897.64
	 Jun-11
	  	6	  	$	69,897.64	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	59,912.26
	 Jul-11
	  	7	  	$	59,912.26	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	49,926.88
	 Aug-11
	  	8	  	$	49,926.88	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	39,941.51
	 Sep-11
	  	9	  	$	39,941.51	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	29,956.13
	 Oct-11
	  	10	  	$	29,956.13	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	19,970.75
	 Nov-11
	  	11	  	$	19,970.75	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	9,985.38
	 Dec-11
	  	12	  	$	9,985.38	  	$	0.00	  	$	9,985.38	  	$	0.00	  	$	0.00Convertible Subordinated Promissory Note Second Extension Agreement

 Exhibit 10.2 
 CONVERTIBLE SUBORDINATED PROMISSORY NOTE MATURITY DATE 
 SECOND EXTENSION AGREEMENT 
 Whereas, Bioject Medical Technologies Inc., an Oregon corporation (the “Company”), borrowed $508,896 from Life Sciences Opportunities Fund II (Institutional),
L.P., a Delaware Limited Partnership (the “Lender”), pursuant to that certain Convertible Subordinated Promissory Note, dated as of December 5, 2007 (the “Note”); and 
 Whereas, the Maturity Date of the Note was extended from May 15 2009 to July 15, 2009, pursuant to an Extension Agreement dated April 6, 2009, between the
Company and the Lender; 
 Whereas, no principal and interest have been paid to date on the Note; and 
 Whereas, the Company has requested that the Lender extend the Maturity Date of the Note and all principal and interest due thereon to August 15, 2009; 

For good and valuable consideration, the Company and the Lender agree as follow: 
 The Maturity Date of the Note is hereby extended to August 15, 2009 and all principal and interest due and payable on the Note shall be due and payable on August 15, 2009 (the “Second Extension”). All of the other terms
and conditions of the Note, the Convertible Note Purchase and Warrant Agreement between the Company and the Lender dated as of December 5, 2007, as amended as of December 19, 2007, the Warrant to purchase 67,853 shares of the
Company’s Common Stock issued by the Company to the Lender on December 5, 2007 and the Registration Rights Agreement between the Company and the Lender dated as of December 5, 2007, shall remain in full force and effect and are not
amended in any manner by the Second Extension. 
 Dated: July 13, 2009 
  

			
	LIFE SCIENCES OPPORTUNITIES FUND II
	(INSTITUTIONAL), L.P.
		
	By:	 	 /s/    James Gale

		 	Signet Healthcare Partners, LLC, General Partner
		 	James Gale, Managing Director
	
	Bioject Medical Technologies, Inc.
		
	By:	 	 /s/    Ralph Makar

		 	Ralph Makar
		 	President and Chief Executive Officer

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