Document:

QuickLinks
 -- Click here to rapidly navigate through this document
  

Exhibit 10.28  

 
 

SECOND AMENDMENT TO THE
  BASIC LEASE INFORMATION AND
  CANYON PARK TECHNOLOGY CENTER
  OFFICE BUILDING LEASE AGREEMENT    
    

        This Second Amendment (this "Second Amendment") to the Basic Lease Information and Canyon Park Technology Center Lease Agreement (the "Lease") is entered into by
and between TCU PROPERTIES I, LLC, a Utah limited liability company ("Landlord") and SENTO Corporation, a Utah Corporation ("Tenant"), having an office at 600 East Timpanogos Circle, Orem, Utah 84097,
dated November 5, 2003 (the "Lease Date"). 

        Landlord
and Tenant are parties to the Lease, together with the First Amendment to the Lease, for certain office space in Canyon Park Technology Center ("CPTC") in Orem, Utah, defined in
the Lease and in the respective Amendments as the "Premises." Tenant desires to expand the Premises in Building H. 

        Therefore,
Landlord and Tenant agree as follows: 

	1.
	Commencement
Date: The Commencement Date shall be on or before April 16, 2005 or upon Landlord's completion of the
Tenant Improvements (as listed in 1-a-e below) and will expire December 31, 2009. The Commencement Date shall be on the date on which the
Landlord's Tenant Improvements in Premises are Substantially Completed. For purposes of this Amendment, "Substantially Completed" means when the Landlord completes the following;
(a) v-wall is demolished and setup, and (b) the electrical wiring is installed into three (3) offices one, (1) conference room and one (1) training room,
and (c) installation of HVAC controls and rebalance the HVAC system, and (d) steam clean the carpets and any fabric on fixed walls, (e) all existing walls and pillars are painted
white as described in 9(i) below, and (f) re-keying of the offices, conference and training rooms.

	2.
	Definition
of Premises. Tenant agrees that the definition of "Premises" in the Lease is amended by adding 16,437 RSF to the
existing Premises in the Lease. The addition of Premises is referred to herein as "H11 & 12 Addition". The H11 Addition is shown in the crosshatched areas on Attachment
A. Tenant also agrees to add the Premises in H11, H12, H21 and H02 as follows.

	a.
	Approximately
12,745 rentable square feet ("RSF") in H11.

	b.
	Approximately
1,755 rentable square RSF or the balance of un-leased shared lobby (currently occupied by Tenant) in the H12.

	c.
	Approximately
1,937 RSF or the balance of un-leased shared lobby (currently occupied by Tenant) in the area of H21. Tenant agrees that Landlord
shall have the right to terminate ("Termination Right") half of the shared lobby area of H22 Premises, provided Tenant elects not to lease the space in H21 and Landlord is required to lease the H21
space to a third party. Landlord agrees to reduce the RSF and Basic Rent portion of the Premises if said possible Termination Right is exercised. Tenant agrees to vacate the H21 space within thirty
(30) days of written notice from Landlord

	3.
	Rentable
Area. The "Rentable Area" of the Premises shall increase from 29,343 RSF to 45,780 RSF.

	4.
	Rental
Rate. $13.25 per rentable square foot through December 31, 2005. 

1

 

	5.
	Annual
Escalators. "Basic Rent" shall increase annually as follows: 

	 	 	January 1, 2006	 	$.75 per rentable square foot
	 	 	January 1, 2007	 	$.50 per rentable square foot
	 	 	January 1, 2008	 	$.50 per rentable square foot
	 	 	January 1, 2009	 	$.50 per rentable square foot

	6.
	Lease
Term/Extension of Term. Tenant and Landlord agree that the Lease and Second Amendment shall commence on the Commencement Date (as defined above) and
continuing for sixty (60) calendar months thereafter until and through December 31, 2009. Tenant shall have the right to elect to extend the Term for an
additional five (5) years or sixty (60) months subject to the terms and conditions set forth in Paragraph 2 of the Lease.

	7.
	Rent.
Monthly rent for the new premises shall be $18,149.19 at a rate of $13.25 per rentable
square foot.

	8.
	Furniture/V-wall.
Except as outlined below in section number 7, Tenant shall be responsible to provide and pay for all modular furniture
purchase and setup for the H11 Premises. Landlord shall provide and pay for the setup of the v-wall as shown on the attached Attachment B.

	9.
	Tenant
Improvements. Landlord will reimburse Tenant up to $40,000.00 for Tenant's out of pocket Tenant Improvement costs for
modular furniture setup, CAT5 cabling and electrical work done within the G11 Premises. These expenses must be documented and supported by copies of front and back of cancelled checks, signed paid
invoices from vendor(s) providing the Tenant Improvement services. Landlord will reimbursement Tenant for approved expenses within 30 days of receiving the request. Landlord shall provide and
pay for the following Tenant Improvements to the Premises:

	a.
	Demolish
the existing v-wall in the Premises as shown on the attached Attachment C.

	b.
	Setup
of all v-wall in the Premises as per the Attachment B.

	c.
	Set
electrical in the three (3) offices, conference room and training room as per Attachment B.

	d.
	HVAC-relocate
the controls

	e.
	HVAC
re-balance the HVAC system as per Attachment B.

	f.
	Steam
clean carpets

	g.
	Patch
the damaged carpet tiles as needed as determined by Canyon Park Management.

	h.
	Steam
clean any fabric walls as needed as determined by Canyon Park Management.

	i.
	Touch
up painting as needed as determined by Canyon Park Management. Notwithstanding the above, Landlord agrees to paint all the existing colored walls and columns white throughout the
Premises.

	j.
	Replace
ceiling tiles as needed as determined by Canyon Park Management.

	k.
	Remove
data racks in pod and repair floor as needed and determined by Canyon Park Management.

	l.
	Re
Key the office, conference room and training room

	m.
	Re
card key the building. Landlord agrees to ensure the building is secure during the change over period between the new and old key card system. Landlord also agrees to 

2

 

provide
Tenant with new key cards for new employees within one (1) business day of such request. 

	n.
	Canyon
Park Management will not remove the drop ceiling, but make the necessary HVAC changes noted in d. and e. above.

	

	Landlord
shall provide and pay for the following Tenant Improvements for the H11 Premises at no cost to the Tenant. Except as outlined above, Tenant accepts
the Premises in its "As Is" condition.

	10.
	Network
Cabling/Wiring. Tenant shall have access to the existing Network Cabling, Category 5 and Category 3 network cabling and multi mode
fiber in H11/H12 free of charge.

	11.
	Backup
Power Systems. Building H is equipped with redundant power systems, provided by Landlord for Tenant's use that consists of the existing UPS system
and backup power generation. Tenant, at no additional charge to Tenant, shall have the right to use their proportionate share of Backup Power (based on rentable square feet leased in the Building) of
the redundant Backup Power Systems in the Building.

	12.
	Parking.
Parking shall be open and available on an unreserved basis in the parking areas as shown on Attachment C. Landlord
may in its sole discretion designate parking spaces as reserved parking for individual tenants based on each tenant's proportionate square footage premises in the Park. Landlord shall provide Tenant
with six (6) reserved parking stalls in front of building H for company executives and guests at no additional cost.

	13.
	Security
Deposit. $22,453.25 payable upon execution of this Second Amendment.

	14.
	First
Month's Rent. Basic Rent of $18,149.19 for the additional Premises is payable upon execution of this Amendment.

	15.
	Free
Rent. Landlord and Tenant agree that the H11 and H12 Addition Premises are not entitled to any Free Rent under the Lease or Amendments.

	16.
	Term.
The period commencing on the Commencement Date (as defined above) and, subject to and upon the terms and conditions set forth herein, or in any
exhibit or addendum hereto, continuing for through midnight on March 31, 2010. Tenant has the right to elect to extend the Term for five (5) years or sixty (60) months subject to
the terms and conditions set forth in the terms of the Lease.

	17.
	Same
Terms. Except as amended herein, all other terms and conditions of the Lease, as previously amended, shall remain in full force and effect. 

	LANDLORD:	 	TENANT:
	

TCU PROPERTIES I, LLC	
 	

SENTO Corporation
	

By	

Canyon Park Management Company Inc., its Manager	
 	

By:	

/s/  ANTHONY J. SANSONE      
 Anthony J. Sansone

CFO
	

By:	

/s/  ALLEN FINLINSON      
 Allen Finlinson

Vice President	
 	

Date: March 30, 2005
	

Date: March 30, 2005	
 	

 	

 

3

QuickLinks

SECOND AMENDMENT TO THE BASIC LEASE INFORMATION AND CANYON PARK TECHNOLOGY CENTER OFFICE BUILDING LEASE AGREEMENTQuickLinks
 -- Click here to rapidly navigate through this document

Exhibit 10.29  

 
 

FIRST AMENDMENT TO LEASE AGREEMENT    
    

        THIS FIRST AMENDMENT TO LEASE AGREEMENT (this "Amendment"), is made as of this 31st day of March, 2005, to be effective as of July 1, 2005
(the "Effective Date") by K.E.B. Enterprises, L.P., a Utah limited partnership ("Lessor") and Sento Corporation, a Utah corporation ("Lessee"). Any capitalized term in this Amendment not defined
herein shall have the meaning given such term in the Original Lease as defined below. 

WITNESSETH  

        WHEREAS, on January 1, 2000, Lessor and Lessee entered into that certain lease agreement (the "Original Lease") for those certain premises known as the
Pamida Building, located at 164 Yellow Creek Rd., Evanston, Wyoming (the "Leased Premises"). The Leased Premises are comprised of approximately 33,000 square feet of rentable commercial space. 

        WHEREAS,
Lessor and Lessee desire to amend the Original Lease for the purpose of extending the term and to adjust rent and other matters as detailed below. The Original Lease as amended
by this Amendment shall be defined as the "Lease". 

        NOW
THEREFORE, for and in consideration of the terms, conditions and covenants contained herein and the terms, conditions and covenants contained in the Lease, and provided Lessee is not
considered to be in default of any terms, conditions and covenants of the Lease, the parties hereby agree as follows: 

Article I.    Amendments to Lease.

        Section 1.01    Lease Term.    Section 3 is hereby
amended to extend the Initial Term of the Lease for an additional sixty (60) months from the Effective Date. 

        Section 1.02    Renewal.    Section 4 is hereby
deleted and replaced in its entirety as follows: 

Upon
expiration of the Term hereof, Lessor hereby grants to Lessee an option to extend the Term for an additional three (3) year period under the terms and conditions as herein set forth except
that rent during the renewal period shall be adjusted and increased to $3.40 per rentable square foot. This adjustment shall be made on the first day of the first month of the renewal period and shall
apply throughout the renewal period. Lessee must give written notice to Lessor no later than ninety (90) days prior to the expiration of the Term. In the absence of such written notice, the
Term shall not be renewed and shall be terminated upon the last day of the Term. 

        Section 1.03    Rent.    Section 5 is hereby
amended to adjust the rent during the Initial Term as of the Effective Date to be calculated at the rate of $2.90 per rentable square foot per year. Rent from the Effective Date shall be payable in
equal monthly installments of Seven Thousand Nine Hundred Seventy Five Dollars ($7,975.00) in advance on the first day of each month without deduction, set off or counter claim for each month of the
Initial Term. Rent prior to the Effective Date shall remain as set forth in the Original Lease. 

        Rent
During Renewal Terms. Rent during any renewal period following the expiration of the Initial Term shall be calculated at the rate of $3.40 per rentable square foot per year. Rent
shall be payable in equal monthly installments of Nine Thousand Three Hundred Fifty Dollars ($9,350.00) in advance on the first day of each month without deduction, set off or counter claim for each
month of the Renewal Term. 

        Holdover
Term. In the event that Lessee becomes a holdover tenant following the Initial Term due to its failure to exercise its option to renew under the terms the Lease, or following
the Renewal Term, the rent shall be 150% of the Rent rate in effect on the last day of the Initial Term or Renewal Term as the case may be, payable in monthly installments for the holdover period. 

 

        Section 1.04    Lessor's Responsibility to Maintain the Leased
Premises.    Section 12 is hereby amended with the following addition: "Lessor warrants and represents that the hot water, heating and air
conditioning systems and equipment within the Leased Premises are in good working order as of the Effective Date, normal wear and tear and negligence of the Lessee and a Lessee Representative
excepted. The term "Lessee Representative" shall mean any officer, director, member, partner, employee, agent, licensee, assignee, sublessee or invitee of Lessee. Lessee shall within a reasonable
amount of time give Lessor written notice of a defect or need for repairs, after which Lessor shall have reasonable opportunity to repair same or cure such defect. Lessor's failure to repair or cure
such defect after a reasonable notice and right-to-cure period (but in no event less than thirty (30) days) shall be a default hereunder by Lessor. Lessor's liability
with respect to any defects, repairs or maintenance for which Lessor is responsible under any of the provisions of this Lease shall be limited to the cost of such repairs or maintenance or the curing
of such defect." 

        Section 1.05    Notices.    Section 19 is hereby
amended to update the notice address of Lessor: 

K.E.B.
Enterprises L.P.

282 West Riverbend Lane

Suite 350

Provo, UT 84604

Attn: David Shurtliff

Tel: (801) 764-9999 ext. 13

Fax: (801) 764-9998 

Article II.    BROKER FEES

        Section 2.01    Broker Fees for Amended Term.    Lessor shall pay CB Richard Ellis
("CBRE"), as Tenant's sole and exclusive representative, a commission the equivalent of four percent (4%) of a $2.75 per rentable square foot NNN rental rate for the Initial Term as outlined in
Section 1.01 of this Amendment (the "Initial Term Commission"). The Initial Term Commission which equals $18,150, is payable immediately upon receipt by Lessor of the first payment of the
extended Initial Term due in July 2005. In the event that Lessor sells the Leased Premises prior to July 1, 2005, then the Initial Term Commission due to CBRE is due upon closing of the
sale of the Leased Premises. Further, in the event that Lessor fails to pay the commission referred to herein within 15 days after it is due, then Lessee may pay such commission to CBRE and
offset rent due to Lessor in the amount of the commission paid to CBRE. In the event that Lessee exercises its option per Section 1.02 of this Amendment for the Renewal Term according to the
exact terms of this Amendment then Lessor shall pay CBRE as Tenant's sole and exclusive representative, a commission the equivalent of a four percent (4%) of a $3.25 per rentable square foot NNN
rental rate (the "Renewal Term Commission"). The Renewal Term Commission is payable immediately upon receipt by Lessor of the first payment of the Renewal Term. In the event that Lessee modifies any
term or condition of this Amendment at the conclusion of the Initial Term but otherwise leases the Leased Premises under new terms and conditions then no Renewal Term Commission will be paid to CBRE
by Lessor. 

Article III.    OTHER PROVISIONS UNCHANGED

        Section 3.01    Other Provisions Unchanged.    Except as expressly modified
hereby, the Original Lease amended pursuant to this Amendment shall remain unchanged and in full force and effect. 

Article IV.    MISCELLANEOUS PROVISIONS

        Section 4.01    Severability.    If any term or provision of this Amendment or the
application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Amendment, or the application of that term or provision to persons or
circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Amendment shall be valid and enforceable to the
fullest extent permitted by law. 

2

 

        Section 4.02    Governing Law.    This Amendment shall be governed by and
constructed in accordance with the laws of the State of Utah. 

        Section 4.03    Counterparts/Headings.    This Amendment may be executed in two or
more counterparts, each of which shall constitute an original, but which, when taken together, shall constitute but one instrument and shall become effective when copies hereof, which, when taken
together, bear the signatures of each of the parties hereto shall have been signed and delivered by each of the parties hereto. Headings in this Amendment are for purposes of reference only and shall
not limit or affect the meaning of the provisions hereof. 

WITNESSETH
THIS 31st DAY OF MARCH, 2005 AND EFFECTIVE AS OF JULY 1, 2005. 

	LESSOR:

K.E.B. ENTERPRISES	 	LESSEE:

SENTO CORPORATION
	

By:	

	
 	

By:	

/s/  PATRICK F. O'NEAL      

	

Name:	

	
 	

Name:	

/s/  PATRICK F. O'NEAL      

	

Its:	

	
 	

Its:	

3

QuickLinks

FIRST AMENDMENT TO LEASE AGREEMENT

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00086-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00086-of-00352.parquet"}]]