Document:

Exhibit 10.3

AMENDMENT

This AMENDMENT to the AGREEMENT (the “Amendment”) is made and entered
into as of this 25th day of January, 2005, by and between Advanced
Magnetics, Inc., a corporation having an office at 61 Mooney Street, Cambridge,
Massachusetts 02138 (“Advanced Magnetics”), and FoxKiser Development Partners
LLC, having its principal place of business at 750 17th St., NW., Suite 1100, Washington DC
20006 (“FoxKiser”).

RECITALS

WHEREAS, Advanced Magnetics and FoxKiser have entered into an Agreement
dated as of April 19, 2002 relating to Services to be provided by FoxKiser in
connection with Advanced Magnetics’ application for FDA approval of a Combidex
Product (the “Agreement”);

WHEREAS, pursuant to Section 5.6 of the Agreement, the Agreement may be
amended by written amendment which is signed by each party;

WHEREAS, the parties wish to ensure the compensation of FoxKiser, in
the event and to the extent, an approved Combidex Product is cannibalized by a
Ferumoxytol Product (as defined below); and

WHEREAS, the parties now desire to amend the Agreement as set forth
below;

NOW, THEREFORE, in consideration of the premises and the terms and
provisions of this Amendment, the parties hereby agree as follows;

SECTION 1

CAPITALIZED TERMS; SECTIONS

1.1          Capitalized Terms; Sections. Unless otherwise stated herein, each
capitalized term used in this Amendment shall have the same meaning as provided
for such capitalized term in the Agreement.

SECTION 2

AMENDMENTS

2.1          Amendments. The Agreement is hereby amended as follows:

(a)                                  Section
1.5 shall be amended as follows: “(a) Combidex Net Sales, “Combidex Net
Sales” shall mean the gross amount received by Advanced Magnetics, its
Affiliates and licensees from an unrelated third party on sales or other
dispositions of Combidex Products in the Territory, less the following items:
(i) trade, cash and quantity discounts, allowances and rebates actually allowed
and taken directly with respect to such sales or disposition; (ii) tariffs,
duties, excises, value-added and sales taxes or other taxes imposed upon and
paid with respect to such sales or dispositions (excluding national, state and
local taxes based on income); (iii) actual amounts repaid or credited by
reasons of rejections, defects, recalls and returns or because of rebates or
retroactive price reductions; and (iv) freight, 

 

postage,
insurance and other transportation charges separately invoiced by shipping such
Combidex Products. (b) Ferumoxytol Net Sales.  “Ferumoxytol Net Sales” shall mean the gross
amount received by Advanced Magnetics, its Affiliates and licensees from an
unrelated third party on sales or other dispositions of Ferumoxytol Products
for use in lymph node imaging only, in the Territory, less the following items:
(i) trade, cash and quantity discounts, allowances and rebates actually allowed
and taken directly with respect to such sales or disposition; (ii) tariffs,
duties, excises, value-added and sales taxes or other taxes imposed upon and
paid with respect to such sales or dispositions (excluding national, state and
local taxes based on income); (iii) actual amounts repaid or credited by
reasons of rejections, defects, recalls and returns or because of rebates or
retroactive price reductions; and (iv) freight, postage, insurance and other
transportation charges separately invoiced by shipping such Ferumoxytol
Products.”  For clarification, all
references to Net Sales in the original Agreement shall be deemed to be
references to “Combidex Net Sales.”

(b)                                 A
new Section 1.9 of the Agreement shall be added as follows:  “Ferumoxytol Product.  “Ferumoxytol Product” shall mean a product
developed by Advanced Magnetics containing the material currently known as “ferumoxytol”
(“ferumoxytol”).”

(c)                                  A
new Section 2.4 of the Agreement shall be added as follows: “(a) In further
consideration of the Services provided by FoxKiser under the Agreement, in the
event that a Ferumoxytol Product is approved by the FDA, whether for lymph node
imaging or any other indication, and only after First Commercial Sale in the Territory,
Advanced Magnetics shall pay to FoxKiser a royalty equal to three percent (3%)
of the Ferumoxytol Net Sales of such Ferumoxytol Product sold or otherwise
disposed of by Advanced Magnetics, its Affiliates or licensees for use in lymph
node imaging.  Royalties shall commence
after both (i) the First Commercial Sale in the Territory and (ii) the first
commercial sale of a Ferumoxytol Product in the Territory by Advanced
Magnetics, its Affiliates, or its licensees, and shall continue until the date
six (6) months after the date of market introduction of an FDA-approved generic
version of a Combidex Product.  All
royalties due under this Section 2.4 shall be paid in accordance with the
procedures set forth in Section 2.3.  For
clarification, it is the Parties’ specific intention that FoxKiser will be paid
royalties on all sales of a Ferumoxytol Product for use in lymph node imaging
irrespective of whether such sales are for an FDA approved indication or as a
result of off-label sales. 
Notwithstanding the foregoing, Advanced Magnetics shall not be obligated
to pay to FoxKiser any royalty on any other Ferumoxytol Product that is sold
for any use other than lymph node imaging. (b) Advanced Magnetics and FoxKiser
shall each pay fifty percent (50%) of the costs of tracking, monitoring and/or
investigating use of any Ferumoxytol Product for lymph node imaging.  (c) Royalties on Ferumoxytol Products sold or
otherwise disposed of by Advanced Magnetics, its Affiliates or licensees for
use in lymph node imaging shall be reported and paid in accordance with the
procedures set forth in Section 3 of the Agreement.  For purposes of this Section 2.4(c), the term
“Combidex Net Sales”, as used in Section 3, shall be 

 2
 

 

replaced with “Ferumoxytol
Net Sales” and the term “Combidex Product”, as used in Section 3, shall be
replaced with “Ferumoxytol Product for use in lymph node imaging”, as
applicable.  For clarification, for
purposes of application of the procedures set forth in Section 3, the term
Ferumoxytol Products shall be limited to Ferumoxytol Products sold or otherwise
disposed of by Advanced Magnetics, its Affiliates or licensees for use in lymph
node imaging only.  If the parties are in
disagreement with respect to the amount of royalties due on Ferumoxytol Net
Sales, Section 5.8 of the Agreement shall apply.”

SECTION 3

MISCELLANEOUS

3.1          Effectiveness.  For clarification, this Amendment shall be
effective only upon final FDA approval of a Combidex Product.

3.2          Remainder of Agreement Not Affected.  In the event of any conflict between the terms
of this Amendment and the Agreement, the terms of this Amendment shall
control.  The terms and provisions of the
Agreement, as amended hereby, remain in full force and effect without change,
amendment, supplement, waiver or modification. 
From and after the date hereof, all references in the Agreement or this
Amendment to the Agreement shall mean the Agreement as amended by this
Amendment.

3.3          Governing Law.  This Amendment shall be construed in
accordance with, and the rights of the parties shall be governed by, the
substantive laws of the Commonwealth of Massachusetts, without regard to its
conflict of laws principles.

3.4          Counterparts.  This Amendment may be executed and delivered
in multiple counterparts (including by facsimile or electronic transmission),
each of which shall constitute an original and all of which, when taken
together, shall constitute one and the same instrument.

IN WITNESS WHEREOF, the parties have executed and delivered this
Amendment as of the date first written above and execute two (2) original
copies.

	
  ADVANCED MAGNETICS, INC.

  	
   

  	
  FOXKISER DEVELOPMENT PARTNERS LLC

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
   

  	
  /s/ Jerome Goldstein

  	
   

  	
  By:

  	
   

  	
  /s/ Allan Fox

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Date:

  	
   

  	
  January 29, 2005

  	
   

  	
  Date:

  	
   

  	
  January 25, 2005

  

 

 3Exhibit 10.25

LEASE AGREEMENT

THIS LEASE (this “Lease”)
is made as of November 1st,
2005 by and between Genesis Partners, LLC of Bozeman, Montana, herein referred
to as “Landlord”, and RightNow Technologies, Inc.,  a Montana corporation, of Bozeman, Montana, hereinafter
referred to as “Tenant”.

WITNESSETH:

1. Leased
Property. Landlord hereby leases to Tenant the office building located on
the real property in Gallatin County, Montana whose address is 136 Enterprise
Blvd, Bozeman, Montana, consisting of approximately 29,146 square feet as
depicted on the attached Exhibit A,  together
with (i) the non-exclusive right of ingress and egress for Tenant and its
employees, agents, invitees and contractors between the building and the
nearest public streets, and (ii) the exclusive right to use the parking as
depicted on attached Exhibit A for its employees, agents, invitees and
contractors in common with others (the “premises”).  Landlord represents and agrees that the
parking lot will provide, at all times during the term of this Lease, a parking
ratio of not less than four spaces per 1000 square feet of rentable square
footage in buildings whose tenants are or will be using the parking lot.

1A. Landlord
to carry out Works.  Landlord shall
construct a building and parking area as depicted in Exhibit A, which shall be
available for occupancy on or about the 1st day of November, 2006, and which shall conform
with Exhibit B.

2. Terms
of Lease. The primary term of this Lease shall be for one hundred twenty (120)
months commencing on the day the premises are available for occupancy evidenced
by a Certificate of Occupancy from Gallatin County, and estimated to be on or
about the 1st day of November, 2006,  unless sooner terminated as herein provided.
Notwithstanding the foregoing, Tenant may terminate this Lease after eighty
four (84) months by providing Landlord with at least twenty four (24) months
prior written notice of termination.

3. Option
to Extend. Upon expiration of the primary term of this Lease, Tenant is
granted two options to extend the term of this Lease, each for an additional
sixty (60) months, upon the same terms and conditions as are included in this
Lease, subject, however, to renegotiation of the rent provided in paragraph 4
of this Lease.  The primary term and the
extension terms will be

collectively
referred to in this Lease as the “term”. Tenant shall notify Landlord within
not less than one hundred twenty (120) days prior to the expiration of the
primary term of this Lease or prior to the expiration of each extension term of
Tenant’s exercise of its option to extend this Lease, provided that in the
circumstances described in paragraph 13, the options to extend the term may be
exercised earlier as provided in paragraph 13, and if the option to extend is exercised
earlier as provided in paragraph 13, nevertheless, the rental payable as
provided in paragraph 4 shall be determined at the time and in the manner
provided in paragraph 4 and this paragraph 3.

A.
This paragraph shall apply in the event that Tenant notifies Landlord during
the primary term of the Lease of Tenant’s intention to exercise an option to
renew for the initial extension term. During the following sixty (60) day
period, Tenant and Landlord shall negotiate and arrive at an agreement or disagreement
of the amount of rent to be paid during the initial extension term. If Landlord
and Tenant agree upon the rent to be paid during the initial extension term,
Landlord and Tenant shall at the end of the sixty (60) day period enter into a
new written lease or an amendment agreement setting forth the amount of rental
Tenant shall be required to pay pursuant paragraph 4 for the initial extension
term and any other additional terms to which Landlord and Tenant have
agreed.  If Tenant and Landlord fail to
agree upon the rent to be paid during the initial extension term during the
sixty (60) day period of negotiations, a fair market appraisal comparison of
comparable properties will be completed by an independent party upon which the
Landlord and Tenant may use to negotiate the amount of rent to be paid during
the applicable extension term. If Tenant and Landlord fail to agree upon the
rent to be paid during the initial extension term during the sixty (60) day
period of negotiations, either Landlord or Tenant may, by written notice to the
other party given within the ensuing thirty (30) day period, elect to invoke
the arbitration provisions of this Lease to determine a fair market rental for
the applicable extension term. Within seven (7) days after receiving notice of
the fair market rental as determined by the arbitrator, Tenant may notify
Landlord of Tenant’s decision not to exercise the option to renew for the
initial extension term.  In the absence
of such notice, Tenant shall be bound to pay the rent determined by the
arbitrator for the initial extension term.

B.
This paragraph shall apply in the event that Tenant notifies Landlord during
the initial extension term of the Lease of Tenant’s intention to exercise an
option to renew for the second extension term. The rent payable during the
second extension term shall be the rent payable during

the last year of
the initial extension term as adjusted annually by CPI in accordance with
paragraph 4

4. Rent.
Tenant shall pay as rental for the premises for the first year of the primary
term of the Lease the sum of $422,617;
computed at the rate of $14.50
per square foot on 29,146 square feet of office space, payable monthly, in
advance on the first day of each month, in installments of $35,218 per month. On each anniversary
date of this Lease, beginning on November 1st, 2007, the annual rent shall be adjusted
by the percentage increase or decrease in the Base Consumer Price Index as
compared to the Comparison Index. The Base Index shall be the Consumer Price
Index (“CPI”) for November 2006 or if the premises are not then available for
occupancy such later month when the premises first become available for
occupancy, and the Comparison Index shall be the CPI for the same month in each
year during the primary term of the Lease. 
For purposes of paragraph four (4), “Consumer Price Index means United
States Dept. of Labor CPI, All Urban Consumers, All Items, 1982-1984=100, or if
discontinued, any successor index which in Landlord’s reasonable opinion, is
most nearly equivalent to the CPI. Rent shall be paid without notice or demand
by Landlord to Landlord at 895 Technology Blvd, Suite 101, Bozeman, Montana
59718 or at such other place as Landlord may direct in writing.

5. Covenants.
Tenant hereby acknowledges and agrees:

A.
Tenant’s taking of possession of the premises shall be conclusive evidence that
the premises were in good, clean and sanitary condition, are in all respects
satisfactory and acceptable to Tenant, and are in the condition in which
Landlord represented the premises to be.

B.
Tenant will keep the premises in a clean and sanitary condition during the term
of this Lease. Landlord shall have no obligation to make any alterations or
improvements of any kind in or about the premises other than as set forth in this
Lease. Tenant shall repair or replace promptly all damages to the premises due
to acts of Tenant, its agents, employees, invitees, or subtenants, reasonable
wear and tear excepted. Tenant also shall not cause any waste to be committed
in or about the premises; Tenant will keep the premises free and clear of any
and all refuse and debris; and Tenant agrees to observe all rules and
regulations of the County of Gallatin and State of Montana in any way relating
to maintenance, use and occupancy of the premises.

C.
Tenant will not use or permit anything to be used upon the premises which is
likely to deface or damage the premises, or do anything that will increase the
rate of insurance thereof

(unless Tenant
first agrees to pay any increased premiums), or permit anything to be done upon
the premises or in the areas, sidewalk or streets adjacent to the premises,
which will amount to or create a nuisance.

D.
Tenant shall make no alterations in or additions to the premises without first
obtaining Landlord’s written consent, which consent will not be unreasonably
withheld, delayed or conditioned. Tenant shall not erect or permit to be
erected upon the premises any signs without written consent of Landlord, which
consent will not be unreasonable withheld, delayed or conditioned.

E.
Tenant agrees, with respect to all alterations or improvements to the premises
or any part thereof, which Tenant undertakes with written consent of Landlord,
that Tenant shall in all instances save Landlord and the premises forever
harmless and free from all damages, loss and liability of every kind and
character which may be claimed, asserted or charged, including liability to
adjacent owners or tenants, based upon the acts or negligence of Tenant or its
agents, contractors or employees, for any negligence, or for the failure of any
of them to observe and comply with the requirements of the law, including the
regulations and the authorities in the City of Bozeman, and Tenant will
preserve and hold Landlord and the premises free and clear from all liens or
encumbrances for labor and materials furnished. Any and all alterations,
additions, and improvements made by Tenant to or upon the premises (with the
exception of furnishings, equipment, and removable trade fixtures installed by
Tenant) shall, upon installation, be deemed attached and part of the premises,
provided however, that if prior to termination of this Lease, or within fifteen
(15) days thereafter, Landlord so directs by written notice to Tenant, promptly
following said termination of this Lease, Tenant shall remove such of the said
additions, improvements, fixtures, and installations placed upon the demised
premises by Tenant as shall by designated in said notice from Landlord, and
Tenant shall repair any damages occasioned by such removal.  Further, in this regard, Tenant hereby agrees
that it will, during the continuance of this Lease, keep the premises and
interior of the premises in good condition and repair, reasonable wear and tear
excepted.

F.
Tenant may use and occupy the premises for the purpose of a business office and
all activities incidental thereto, including the manufacture of software, and
not otherwise. Tenant shall not use or knowingly permit any part of the
premises to by used for any unlawful purposes and shall

comply with all
applicable laws and regulations of the County of Gallatin, State of Montana,
and the United States of America.

G.
Tenant agrees that Landlord shall not be liable for any damage or injury to
persons or property or for the loss of property sustained by Tenant or by any
other person or persons on the premises due to any act of negligence of Tenant.

H.
Tenant agrees that it will not assign this Lease or sublease any portion of the
premises or permit this Lease to transferred by operation of law or otherwise
without the written consent of Landlord, which consent shall not be
unreasonably withheld, delayed or conditioned; provided, however, that any
merger and reorganization of Tenant for the purpose of incorporating under
another state law shall not be deemed to be an assignment for purposes of this
paragraph and shall not require Landlord’s consent, or that any merger or
change in control of the Tenant shall not be deemed to be an assignment for the
purposes of this paragraph and shall not require Landlord’s consent. Tenant
shall remain responsible under this Lease for any portion of the premises
sublet by Tenant (even if Landlord approved the subletting), unless Landlord
shall agree otherwise. Any subtenant to whom any portion of the property is
sublet shall agree to abide by the provisions of this Lease which are
applicable to the sublet portion of the premises, before Landlord will be
required to consent to the proposed subleasing of any portion of the premises.

I.
Tenant will permit Landlord, at all reasonable times and after reasonable
notice to Tenant at Landlord’s sole risk and expense and in a manner that
causes the least practical disruption to Tenant, to enter upon the premises (i)
to inspect their condition and to make reasonable and necessary repairs for the
protection and preservation of the premises, (ii) to ascertain whether Tenant
has performed its covenants under this Lease, and (iii) to show the premises to
persons who may wish to rent the premises after the expiration of the term of this
Lease or to purchase the premises, provided that any showing of the premises to
persons who may wish to rent the premises shall be only during the last year of
the term of the Lease.

J.
Tenant, upon leaving the premises, shall at its own expense, remove all dirt,
rubbish, and refuse and upon failure to do so, Landlord may immediately,
without further notice, do so at Tenant’s expense.  Tenant shall immediately pay Landlord’s
expenses upon receipt of a bill for the same from Landlord.

6. Default
and Landlord’s Rights. If the premises shall be deserted or vacated, or if
a trustee or receiver of a substantial portion of Tenant’s property is
appointed, or if an order is entered against Tenant for relief under Title 11
of the United States Code, or there shall be a default in payment of any rent
for more than fourteen (14) days after written notice of such default from
Landlord, or there shall be a default in the performance or any other covenant,
agreement, condition, rule or regulation herein contained, or hereafter
established with Tenant’s consent, which shall continue for more than thirty
(30) days (or, if the default is not curable within thirty (30) days and if
Tenant begins to cure the default within such thirty (30) day period and
diligently pursues curing the same, then for such for additional period as
shall be reasonably necessary to cure the default) after Tenant’s receipt of
written notice of such default from Landlord, Tenant’s rights in this Lease (if
Landlord so elects, and such election is reserved) shall thereupon terminate
and end without the necessity for any further notice, and Landlord shall have
the right to re-enter and repossess the premises in the manner permitted by law
and dispossess or remove there from Tenant or other occupants thereof and their
effects without being liable to any prosecution or action therefore. Landlord
may likewise, at Landlord’s option, and in addition to any other remedies which
Landlord may have upon default, let and relet the premises in whole or in part,
altering, changing or subdividing the same as in its reasonable judgment may
accomplish the best rental results, and upon such terms and for such length of
time, whether lesser or greater than the unexpired portion of the term of this
Lease, as Landlord may reasonably see fit, and Tenant shall be liable to
Landlord for any deficiency between the remaining unpaid rental and the rental
so procured by Landlord for the period of said letting or reletting which is
during the remaining term of this Lease and shall further be liable for the
reasonable costs of reletting and alterations or changes required to enable
Landlord to let and relet the premises, the deficiency and costs not to exceed,
however, the balance of the unpaid rental due from tenant for the remaining term
of the Lease. Landlord may institute action for the whole of any such
deficiency immediately upon effecting a letting or reletting and shall not
thereafter be precluded from further like action in the event such letting or
reletting shall not cover the entire unexpired portion of the term hereof, or
Landlord may monthly, or at such greater intervals as it may see fit, require
Tenant to pay said deficiency then existing, and Tenant agrees to pay said
deficiency to Landlord from time to time when called upon by Landlord to do so.
Should this Lease not be terminated, Landlord may, notwithstanding such letting
or reletting, at any time

thereafter elect
to terminate it. Tenant, upon termination as herein provided, will yield quiet
and peaceful possession to Landlord, subject to any letting or reletting
Landlord has effected of the premises. If Landlord shall give the notice of
termination as herein provided, then, at the expiration of such period, this
Lease shall terminate as completely as if that were the date herein fixed for
the expiration of the term of this Lease, and Tenant shall then surrender the
premises to Landlord.

7. No
Waiver of Breach. Tenant agrees that no consent, expressed or implied, by
Landlord to any breach of Tenant’s covenants or agreements shall be deemed a
waiver of any succeeding breach.

8. Notice.
It is agreed that all notices herein required to be given shall be effective
upon mailing, postage prepaid, addressed to Landlord at 895 Technology Blvd,
Suite 101 Bozeman, Montana 59718 or addressed to Tenant at 40 Enterprise
Boulevard, Bozeman, Montana: attention Vice President and General Counsel, or
such other place as either may designate in writing to the other. In addition,
any notice from Landlord to Tenant relating to this Lease or the premises shall
be deemed duly served if personally delivered to an officer of Tenant at the
premises.

9. Surrender
Upon Termination. Tenant shall, upon termination of the term, peacefully
and  quietly surrender the premises to
Landlord in as good condition as it was at the beginning, reasonable use and
wear and damage by the elements excepted. Tenant shall remove all of its
personal property and trade fixtures (repairing any damage to the premises such
removal causes) so that Landlord can repossess and enjoy the premises not later
than noon on the day upon which the term ends, whether upon notice or by
holdover or otherwise. Landlord shall have the right to enforce this covenant
by ejectment, for damages, or for breach of any other condition or covenant of
this Lease.

10. Peaceful
Possession. Landlord covenants and agrees, at its sole expense, that the
exterior, structure, the roof and the heating, ventilating, air conditioning,
electrical, plumbing and all utility systems on or in the premises shall be maintained
in good repair and tenantable condition, excepting damage resulting from
neglect or intentional acts of Tenant, its agents, employees, contractors and
invitees. So long as Tenant pays the rent and performs the covenants and
agreements herein contained, Tenant shall peacefully and quietly hold the
premises for the primary term and any extensions thereof.

11. Time
of Essence. Time is of the essence of this Lease with respect to the
performance by Tenant and Landlord of their obligations hereunder.

12. Attorney’s
Fees. In the event any action to enforce any of the terms of this Lease is
brought, the prevailing party shall be entitled to its reasonable attorney’s
fees as provided in paragraph 25.

13. Liability
– Premises. Landlord shall not be responsible or liable (i) for any
personal injury to Tenant or any other person on the premises, or for injury or
damage to personal property or improvements of Tenant or of any third party on
the premises unless such injury or damage is caused by the neglect or omissions
of Landlord, its agents or employees; (ii) for injury or damage caused by the
neglect or omissions of Tenant or its agents, contractors, invitees or
employees; or (ii) on account of any inconvenience or annoyance or damage
caused by fire, explosion, earthquake, flood or other causes beyond the control
of Landlord. Tenant will obtain general liability insurance in an amount of not
less than $1,000,000 on which Landlord shall be named as an additional insured.
If Tenant shall sublet any portion of the premises, the subtenant shall also
furnish the general liability insurance required of Tenant or be covered under
Tenant’s policy.

In
addition, Tenant will at all times hold Landlord harmless from any claim or
damages by reason of any personal injury, property damage, or otherwise,
arising from its operation or use of the premises or any of Tenant’s equipment
used in connection therewith, provided the claim or damage is not caused by
negligence or omission of Landlord, its agents, contractors or employees.

Landlord
shall carry, at its sole expense, all risk casualty insurance, covering the
premises, in the amount equal to the full replacement cost of the premises. The
policy shall be endorsed so that it may be terminated or amended only upon not
less than thirty (30) days prior written notice to Tenant. The policy shall
contain no co-insurance clause, a deductible amount not exceeding $5,000, and
the insurance company’s consent to the waivers of subrogation set forth in the
next sentence. Landlord waives any claims it may have against Tenant and any
rights to grant subrogation rights to others for any loss, damage or claim
which is covered by Landlord’s insurance. In the event that the premises shall
be rendered wholly or partially untenantable by fire, explosion, earthquake,
Act of God, or any other cause beyond the control of Landlord (collectively,
the “casualties”), Landlord (i) shall rebuild and restore the premises as soon
as reasonably practicable to the premises’ former condition and use but only
(A) to the extent of the insurance proceeds Landlord receives, and (B) if

the casualties do
not occur during the last two (2) years of the term (and for this purpose the
term shall include all extension terms Tenant notifies Landlord it will
exercise on or before thirty (30) days after the occurrence of any of the
casualties), or (ii) in circumstances not described in clause (ii) may, at its
option, either terminate this Lease by written notice given to Tenant within
sixty (60) days after the casualty or commence to repair the premises within
sixty (60) days after the casualty. If Landlord shall elect or be required to
repair the premises, the rental hereunder shall be abated in proportion to the
part of the premises that are untenantable, and no rental shall be payable
hereunder for the period that said premises shall be wholly untenantable,
provided that in the event any of the casualties is caused by carelessness,
negligence or improper conduct of Tenant, or of Tenant’s agents, employees,
contractors or invitees, the rental shall not be so abated.

All
fixtures or improvements placed on the premises by Tenant, which shall be
damaged or  destroyed, shall be repaired
and replaced by Tenant at its own expense and not at the expense of Landlord.

If
any of the glass or plate glass in the premised shall be damaged or become
broken from the inside, Tenant shall replace, at Tenant’s own cost and expense,
all such glass or plate glass broken. If the glass is damaged or broken from
the outside, Landlord shall replace the same at its own cost and expense.

14. Repairs
and Maintenance. Landlord shall bear the entire expense of all repairs,
maintenance, alterations, or improvements to the basic structure (exterior
walls, roof, heating, ventilating, air conditioning, electrical, plumbing and
other systems on the premises). Landlord shall, in addition, bear the entire
expense for the repair and maintenance of the parking area, including
landscaping and keeping the parking area free of rubbish, ice and snow. Tenant
shall pay at its own expense, all repairs, maintenance, and alterations of
Tenant installed fixtures or improvements and utilities.

15. Utilities,
Taxes Etc. Tenant shall pay for all telephone, water/sewer, electricity,
natural gas, fire system monitoring, security systems, and janitorial services
used in the operation of the premises. Tenant agrees to pay for replacement of
light bulbs. Landlord shall pay for all real property taxes and assessments
levied and assessed against the premises and for snow removal and lawn maintenance.

16. No
Smoking Policy. There will be no smoking allowed anywhere in the premises
by anyone. It will be Tenant’s responsibility to convey to and enforce this
policy by its employees, agents and all other invitees.

17. Paragraph
Headings. The paragraph headings in this instrument are for convenience
only and do not limit or construe the contents or any paragraphs.

18. Severability.
It is the intent of the parties that if a part of this Lease is invalid, all
valid parts that are severable from the invalid part shall remain in effect. If
a part of this Lease is invalid in one or more of it applications, that part
remains in effect in all valid applications that are severable from the invalid
applications.

19. Landlord’s
Liability. The term “Landlord” as used herein shall mean only the owner or
owners at the time in question of the premises. In the event of any transfer of
such title or interest, Landlord herein named (and in case of any subsequent
transfers the then grantor) shall be relieved from and after the date of such
transfer of all liabilities as respects Landlord’s obligations thereafter to be
performed, provided that any funds in the hands of Landlord or the then grantor
at time of such transfer in which Tenant has an interest shall be delivered to
the grantee, who shall assume the obligations of Landlord or the then grantor
to Tenant with respect to those funds. The obligations contained in this Lease
to be performed by Landlord shall, subject to the foregoing provisions of this
paragraph 19, be binding on Landlord’s successors and assigns.

20. Supersedes.
This Lease supersedes all prior agreements between the parties.

21. Exercise
of Rights. The omission of Landlord or Tenant to exercise any right
provided for on the default of the other at any time shall not preclude
Landlord or Tenant from the exercise of such right at any subsequent default of
the other or be deemed a waiver thereof or the right to do so.

22. Binding
Effect. This Lease shall be binding upon and inure to the benefit of the heirs,
successors, administrators, and permitted assigns of the parties hereto.

23. Security
Deposit. At the execution of this Lease, Tenant will pay Landlord the sum
of $10,000 as a security deposit. Landlord shall hold and use the security
deposit as security for Tenant’s performance of its obligations under this
Lease. At the termination of this Lease and if at that time Tenant has fully
complied with all of its obligations under this Lease, Landlord shall return
the security deposit, without interest (or the part of the security deposit
which Landlord has not applied to satisfy Tenant’s obligations under this
Lease), to Tenant

24. Governing
Law. This Agreement and all matters relating thereto shall be governed by
the laws of Montana.

25. Arbitration.
Any dispute under this Lease shall be decided by binding arbitration initiated
and conducted in accordance with the commercial arbitration rules of the
American Arbitration Association (“AAA”). The parties shall decide upon the
arbitrator. If the parties are unable to decide upon the arbitrator within ten
(10) days after a notice from one party to the other that a dispute exists
under this Lease, the AAA shall select the arbitrator. The decision of the
arbitrator shall be binding. All costs of arbitration shall be borne by the
party the arbitrator determines to be the non-prevailing party. Such costs
shall include the costs and reasonable attorneys’ fees of the prevailing party.

IN WITNESS
WHEREOF, the parties have hereunto set their hands as of the date and year
first written above.

	
  GENESIS PARTNERS, LLC — Landlord

  
	
   

  
	
   

  
	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Steve Daines,
  member – Landlord

  	
  date

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Clair Daines,
  member – Landlord

  	
  date

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Greg Gianforte,
  member – Landlord

  	
  date

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  RightNow
  Technologies, Inc. – Tenant

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By

  	
   

  	
   

  	
   

  
	
  Susan Carstensen

  	
  date

  	
   

  
	
  Chief Financial Officer

  	
   

  	
   

  
				

 

EXHIBIT A

Note: Exhibit A to the lease agreement dated
November 1, 2005 by and between Genesis Partners, LLC and RightNow
Technologies, Inc. provides a pictorial of the building located at
136 Enterprise Blvd in Bozeman, Montana and parking area.

EXHIBIT B

Works performed by the
Landlord shall be at least to the same standard and finish as for the building
constructed by Landlord for Tenant at 110 Enterprise Boulevard, Bozeman,
Montana, and shall include at least the following:

·                  Power flush toilets in all restrooms

·                  Full kitchen (refrigerator, ice
maker, dishwasher, oven/stove)

·                  One refrigerator per floor

·                  No less than one circuit per office
for outlets

·                  Same ceiling lighting as in Gen III
& IV, with extra can lights, etc., as needed for coffee areas, etc.

·                  Tile flooring at all coffee areas

·                  HVAC system as installed in Gen IV
with multiple zones

·                  Low-E windows

·                  Monument sign with lighting

·                  Flag pole with lighting

·                  VCT flooring for telco rooms

·                  Floor & ceiling outlets
(electrical and data) for conference rooms

·                  Complete conduit from Gen IV to telco
room in Gen V

·                  Installation of fire monitoring
system compatible with access control system of other buildings

·                  Conduit between floors for data
cabling (with possible conduit to labs if used as development building)

·                  One to two janitor closets, one with
floor sink (2nd floor)

·                  If building to be used for Executive
group, additional full size refrigerator & ice maker in the board room

·                  Shower (location tbd)

·                  R11 insulation will be used on all
shear walls for increased sound proofing of offices

·                  Either a pad for a generator and
transfer switch, or just a transfer switch

·                  Possible conduit from Gen IV generator
pad to pad on Gen V

·                  4
conduits from generator/transfer switch pad outside Gen V to telco room inside

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00122-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00122-of-00352.parquet"}]]