Document:

First Amendment to the Office Lease Agreement

 Exhibit 10.8A 

FIRST AMENDMENT TO OFFICE LEASE AGREEMENT 

This First Amendment to Office Lease Agreement (this “First Amendment”) is made and entered into as of August 20, 2012,
by and between PLAZA EAST PROPERTY LLC, a Delaware limited liability company (“Landlord”), and APPTIO, INC., a Delaware corporation (“Tenant”). 

R E C I T A L S : 

A. Landlord and Tenant entered into that certain Office Lease dated May 15, 2012 (the “Lease”), pursuant to which
Landlord leases to Tenant and Tenant leases from Landlord approximately 61,481 rentable square feet of space (the “Premises”) on the 5th, 6th and 7th floors of the office building located at 11100 NE 8th Street, Bellevue, Washington (the “Building”). 

B. The parties desire to amend the Lease on the terms and conditions set forth in this First Amendment. 

A G R E E M E N T : 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants contained herein, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows. 
 1. Defined
Terms. Except as explicitly set forth in this First Amendment, each initially capitalized term when used herein shall have the same respective meaning as is set forth in the Lease. 

2. Washington State High Technology Tax Benefits. The following is hereby added to the end of Section 29.28 of the Lease:
“All economic benefits of any sales and use tax deferral/waiver in connection with this Lease under RCW 82.63 and WAC 458-20-24003 shall be passed along from Landlord to Tenant.” 

3. Building Façade Signage. The January 1, 2013, date set forth in Section 23.5.1.2 of the Lease is hereby amended to
be December 9, 2012. 
 4. Use of Restroom Allowance. Section 2.1.2 of the Tenant Work Letter attached as Exhibit B to the
Lease is hereby amended to provided that the “Restroom Allowance” may be used for the cost of Tenant Improvement Allowance Items as well as for restroom upgrades. 

5. Tenant Improvement Excess. Section 2.4 of the Tenant Work Letter attached as Exhibit B to the Lease is hereby deleted in its
entirety and shall be of no further force or effect. 
 6. No Other Modifications. Except as otherwise provided herein, all other
terms and provisions of the Lease shall remain in full force and effect, unmodified by this First Amendment. 
 7. Counterparts. This
First Amendment may be executed in any number of original counterparts. Any such counterpart, when executed, shall constitute an original of this First Amendment, and all such counterparts together shall constitute one and the same First Amendment.

 8. Conflict. In the event of any conflict between the Lease and this First Amendment, this First Amendment shall prevail. 

  

					
		  	-1-	  	 PLAZA EAST

[Apptio, Inc.]

 IN WITNESS WHEREOF, the parties have entered into this First Amendment as of the date first set
forth above. 
  

					
	“LANDLORD”:
	
	 PLAZA CENTER PROPERTY LLC,
 a
Delaware limited liability company

		
	By:	 	/s/ Jeremy B. Fletcher
		 	Jeremy B. Fletcher,
		 	Senior Managing Director
	
	“TENANT”:
	
	 APPTIO, INC.,
 a Delaware
corporation

		
	By:	 	/s/ Kurt Shintaffer
		 	    Its:	 	CFO

 NOTARY PAGE 

STATE OF Washington) 
 COUNTY OF King) 

I certify that I know or have satisfactory evidence that Kurt Shintaffer is the person who appeared before me, and said person
acknowledged that (he/she) signed this instrument, on oath stated that (he/she) was authorized to execute the instrument and acknowledged it as the Chief Financial Officer of APPTIO, INC., a Delaware corporation, to be the free and voluntary
act of such party for the uses and purposes mentioned in the instrument. 
 Dated: 8/20/2012 

/s/ Elizabeth F. Pheasant 

(Signature) 
 (Seal or stamp)

 Elizabeth F. Pheasant, Notary Public, State of Washington, Commission Expires 04-22-14 

Title: Notary
Public                                        

 Notary Public in and for the State of
Washington                     
 My
appointment expires: 04/22/2014                     
  

  

					
		  	-2-	  	 PLAZA EAST

[Apptio, Inc.]

 STATE OF
CALIFORNIA                               ) 

COUNTY OF LOS ANGELES                       
) 
 On August 24, 2012, before me Marilyn Kalif, a Notary Public, personally appeared Jeremy B. Fletcher, who proved to
me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the
entity upon behalf of which the person acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the laws of the State of
California that the forgoing paragraph is true and correct. 
 WITNESS my hand and official seal. 

 

							
				
	Signature	 	 /s/ Marilyn Kalif
	 		 	(Seal)
		 		 		 	MARILY KALIF
		 		 		 	Commission #1841023
		 		 		 	Notary Public – California
		 		 		 	Los Angeles County
		 		 		 	My Comm. Expires Mar 20, 2013

  

					
		  	-3-	  	 PLAZA EAST

[Apptio, Inc.]Second Amendment to the Office Lease Agreement

 Exhibit 10.8B 

SECOND AMENDMENT TO OFFICE LEASE AGREEMENT 

This Second Amendment to Office Lease Agreement (this “Second Amendment”) is made and entered into as of July 31, 2014,
by and between PLAZA EAST PROPERTY LLC, a Delaware limited liability company (“Landlord”), and APPTIO, INC., a Delaware corporation (“Tenant”). 

RECITALS: 
 A. Landlord and
Tenant entered into that certain Office Lease dated May 15, 2012 (the “Office Lease”), pursuant to which Landlord leases to Tenant and Tenant leases from Landlord 61,481 rentable square feet of space (the “Existing
Premises”) on the 5th, 6th and 7th floors of the office building located at 11100 NE 8th Street, Bellevue, Washington (the “Building”). The Office Lease, as amended by that certain First Amendment to Office Lease Agreement
dated as of August 20, 2012, is referred to herein as the “Lease”. 
 B. Landlord and Tenant desire (i) to extend
the Lease Term of the Lease, (ii) to expand the Existing Premises to include 18,459 rentable square feet of space on the ninth (9th) floor of the Building (the “Expansion Premises”), as shown on Exhibit A
attached hereto and made a part hereof, and (iii) to make other modifications to the Lease, and in connection therewith, Landlord and Tenant desire to amend the Lease as hereinafter provided. 

AGREEMENT: 
 NOW, THEREFORE, in
consideration of the foregoing recitals and the mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows. 

1. Defined Terms. Except as explicitly set forth in this Second Amendment, each initially capitalized term when used herein
shall have the same respective meaning as is set forth in the Lease. 
 2. Modification of Premises. Effective as of the date
(the “Expansion Commencement Date”), which is the earlier of (i) the date Tenant commences business in the Expansion Premises, and (ii) January 1, 2015, Tenant shall lease from Landlord and Landlord shall lease to
Tenant the Expansion Premises. The Expansion Commencement Date is anticipated to occur prior to January 1, 2015. Consequently, effective upon the Expansion Commencement Date, the Existing Premises shall be increased to include the Expansion
Premises. Landlord and Tenant hereby acknowledge that such addition of the Expansion Premises to the Existing Premises shall, effective as of the Expansion Commencement Date, increase the size of the Premises to 79,940 rentable square feet. The
Existing Premises and the Expansion Premises may hereinafter collectively be referred to as the “Premises”. 
 3.
Lease Term. 
 3.1 Existing Premises. Landlord and Tenant acknowledge that Tenant’s lease of the Existing
Premises is scheduled to expire on January 31, 2021, pursuant to the terms of the Lease. Notwithstanding anything to the contrary in the Lease, the term of Tenant’s lease of the Existing 

  

					
		  		  	 PLAZA EAST

[Apptio, Inc.]

 
Premises is hereby extended to January 31, 2023, unless sooner terminated as provided in the Lease, as hereby amended. The period of time commencing on February 1, 2021, and terminating
on January 31, 2023, shall be referred to herein as the “Extended Existing Premises Term.” 
 3.2 Expansion
Premises. Tenant’s lease of the Expansion Premises shall commence on the Expansion Commencement Date and terminate coterminously with Tenant’s lease of the Existing Premises on January 31, 2023 (the “Expansion
Term”). At any time during the Expansion Term, Landlord may deliver to Tenant a notice substantially in the form as set forth in Exhibit C attached to the Lease, as a confirmation only of the information set forth therein,
which Tenant shall execute and return to Landlord within five (5) days of receipt thereof 
 4. Base Rent. 

4.1 Existing Premises. Notwithstanding anything to the contrary in the Lease as hereby amended, prior to February 1, 2021,
Tenant shall continue to pay Base Rent for the Existing Premises in accordance with the terms of Article 3 of the Lease. Commencing on February 1, 2021, and continuing throughout the Extended Existing Premises Term, Tenant shall pay to Landlord
monthly installments of Base Rent for the Existing Premises as follows: 
  

													
	 Period During
 Extended Existing

Premises Term
	  	Annual
Base Rent	 	  	Monthly
Installment
of Base Rent	 	  	Annual
Rental Rate
per Rentable
Square Foot	 
	 February 1, 2021 –– January 31, 2022
	  	$	2,428,499.50	  	  	$	202,374.96	  	  	$	39.50	  
	 February 1, 2022 — January 31, 2023
	  	$	2,489,980.50	  	  	$	207,498.38	  	  	$	40.50	  

 4.2 Expansion Premises. Commencing on the Expansion Commencement Date and continuing throughout
the Expansion Term, Tenant shall pay to Landlord monthly installments of Base Rent for the Expansion Premises as follows: 
  

													
	 Month of
Expansion Term
	  	Annual
Base Rent	 	  	Monthly
Installment
of Base Rent	 	  	Annual
Rental Rate
per Rentable
Square Foot	 
	 1 — 12
	  	$	335,794.50	* 	  	$	27,982.88	* 	  	$	35.50	  
	 13 — 24
	  	$	673,753.50	  	  	$	56,146.13	  	  	$	36.50	  
	 25 — 36
	  	$	692,212.50	  	  	$	57,684.38	  	  	$	37.50	  
	 37 — 48
	  	$	710,671.50	  	  	$	59,222.63	  	  	$	38.50	  
	 49 — 60
	  	$	729,130.50	  	  	$	60,760.88	  	  	$	39.50	  
	 61 — 72
	  	$	747,589.50	  	  	$	62,299.13	  	  	$	40.50	  
	 73 — 84
	  	$	766,048.50	  	  	$	63,837.38	  	  	$	41.50	  
	 85 — 96
	  	$	784,507.50	  	  	$	65,375.63	  	  	$	42.50	  
	 97 — January 31, 2023
	  	$	802,966.50	  	  	$	66,913.88	  	  	$	43.50	  

  

					
		  	-2-	  	 PLAZA EAST

[Apptio, Inc.]

	*Note:	During the first twelve (12) months of the Expansion Term, Base Rent has been calculated as if the Expansion Premises contained only 9,459 rentable square feet (the “Space Pocket
Reduction”). Notwithstanding the foregoing, Tenant shall continue to have the right to use the entire Expansion Premises as provided in the Lease, and all of Tenant’s other obligations under the Lease, other than with respect to the
payment of Base Rent, shall apply to the entire Expansion Premises. 

 Concurrently with Tenant’s execution of this
Second Amendment, Tenant shall pay to Landlord the Base Rent payable for the Expansion Premises for the first full month of the Expansion Term. 

4.3 Expansion Premises Abated Base Rent. Provided that Tenant is not then in default of the Lease (as hereby amended), then
during the first eight (8) month of the Expansion Term (the “Rent Abatement Period”), Tenant shall not be obligated to pay any Base Rent otherwise attributable to the Expansion Premises (the “Rent Abatement”).
Tenant acknowledges and agrees that the foregoing Rent Abatement has been granted to Tenant as additional consideration for entering into this Second Amendment, and for agreeing to pay the Rent and performing the terms and conditions otherwise
required under the Lease (as hereby amended). If Tenant shall be in default under the Lease (as hereby amended) and shall fail to cure such default within the notice and cure period, if any, permitted for cure pursuant to the Lease (as hereby
amended), then Landlord may at its option, by notice to Tenant, elect that the dollar amount of the unapplied portion of the Rent Abatement as of such default shall be converted to a credit to be applied to the Base Rent applicable at the end of the
Expansion Term and Tenant shall immediately be obligated to begin paying Base Rent for the Expansion Premises in full. 
 5.
Tenant’s Share of Building Direct Expenses. 
 5.1 Existing Premises. Prior to February 1, 2021,
Tenant shall continue to pay Tenant’s Share of Direct Expenses in accordance with the terms of Article 4 of the Office Lease based on a Base Year of calendar year 2013 as provided in the Office Lease. Effective as of February 1,
2021, and continuing throughout the Existing Premises Extended Term, the Base Year, with respect to the Existing Premises only, shall be amended to be calendar year 2015. 

5.2 Expansion Premises. Except as specifically set forth in this Section 5.2, commencing on the Expansion
Commencement Date, and continuing through the Expansion Term, Tenant shall pay Tenant’s Share of Direct Expenses in connection with the Expansion Premises in accordance with the terms of Article 4 of the Lease, provided that with respect
to the calculation of 

  

					
		  	-3-	  	 PLAZA EAST

[Apptio, Inc.]

 
Tenant’s Share of Direct Expenses in connection with the Expansion Premises, the following shall apply: 

5.2.1 Tenant’s Share shall equal 11.7193%; and 

5.2.2 the Base Year shall be the calendar year 2015. 

6. Improvements. Landlord shall construct the improvements in the Expansion Premises pursuant to the terms of the Tenant Work
Letter attached to the Office Lease as Exhibit B (subject to the revisions thereto set forth below). Except as specifically set forth herein and in the Tenant Work Letter, Landlord shall not be obligated to provide or pay for any
improvement work or services related to the improvement of the Expansion Premises, and Tenant shall accept the Expansion Premises in its presently existing, “as-is” condition. 

6.1 Tenant Work Letter Revisions. The Tenant Work Letter is hereby amended as follows: 

6.1.1 Tenant Improvement Allowance. The Tenant Improvement Allowance applicable to the Expansion Premises shall be equal to $50.83 per
rentable square foot of the Expansion Premises (i.e., $938,335.30). Tenant acknowledges that Tenant will bear, at its sole cost, including out of the Tenant Improvement Allowance, any costs of installing supplemental HVAC units on the 6th and 7th floors of the Existing Premises. 

6.1.2 Landlord Work. The items of Landlord Work set forth in subsections (i) and (ii) of Section 1.2 of the Tenant Work
Letter shall apply to the delivery and construction of the Tenant Improvements in the Expansion Premises. Subsection (iii) of Section 1.2 of the Tenant Work Letter is no longer applicable and shall not apply in connection with the
Expansion Premises. Tenant, as part of the Tenant Improvements, and at Tenant’s sole cost and expense (subject to the Tenant Improvement Allowance), shall (a) cause existing fire sprinklers pipe supports in the Expansion Premises to be
repaired or replaced so that the same comply with applicable laws to the extent required to allow legal occupancy of the Expansion Premises, and (b) cause the existing elevator lobby smoke control doors and automatic holder/closer units to be
operational and in compliance with applicable laws to the extent required to allow the legal occupancy of the Expansion Premises (items (a) and (b), the “Compliance Work”). 

6.1.3 HVAC Work. In addition to the Compliance Work, Landlord shall provide an independent system to provide cooling for the 9th floor of the Building, designed and installed by Landlord at Landlord’s sole cost, and in Landlord’s reasonable discretion (the
“9th Floor HVAC System”). The 9th Floor HVAC System shall be designed to provide not less than 1.0 CFM/USF, and shall be
stubbed to the Expansion Premises. Tenant shall be responsible, as a part of the Tenant Improvements, for all distribution from the 9th Floor HVAC System through the Premises. 

6.1.3 No Restroom Allowance. Tenant shall not receive any Restroom Allowance with respect to the Expansion Premises, and, accordingly,
the terms of Section 2.1.2 of the Tenant Work Letter shall not apply to the Expansion Premises. 

  

					
		  	-4-	  	 PLAZA EAST

[Apptio, Inc.]

 6.1.4 Test-Fit Allowance. Tenant shall receive a “test fit” allowance with
respect to the Expansion Premises as provided in Section 2.1.3 of the Tenant Work Letter. 
 6.1.5 Time Deadlines. With
respect to the construction of the Expansion Premises, the Time Deadlines set forth in Schedule 1 to the Tenant Work Letter shall be as follows: 
  

					
	 	  	 Dates
	  	 Actions to be Performed

			
	 A.
	  	August 1, 2014	  	Tenant to deliver Final Space Plan to Landlord.
			
	 B.
	  	September 22, 2014	  	Tenant to deliver Final Working Drawings to Landlord.
			
	 C.
	  	Five (5) business days after the receipt of the Cost Proposal by Tenant	  	Tenant to approve Cost Proposal and deliver Cost Proposal to Landlord.

 7. Parking. Effective as of the Expansion Commencement Date and continuing throughout the
Expansion Term, Tenant shall be entitled to rent up to 2.25 unreserved parking passes per 1,000 rentable square feet of the Expansion Premises (i.e., up to 42 unreserved parking passes) in connection with Tenant’s lease of the Expansion
Premises (the “Expansion Parking Passes”). During the first twelve (12) months of the Expansion Term, Tenant shall have no obligation to pay any Parking Charge with respect to the Expansion Parking Passes. Thereafter, the
Expansion Parking Passes shall be rented by Tenant at the same rates as are then applicable to the Existing Premises parking passes as provided in Article 28 of the Office Lease. During the Existing Premises Extended Term, the parking rates
payable by Tenant for all of the parking passes used in connection with the Existing Premises and Expansion Premises shall be at the then market parking rates charged by Comparable Buildings for covered parking. Except as provided herein, Tenant
shall lease the Expansion Parking Passes in accordance with the provisions of Article 28 of the Office Lease. 
 8. Option
Term. Tenant’s right to extend the Lease Term, as provided in Section 2.2 of the Office Lease, shall continue in effect and shall apply to the entire Premises (the Existing Premises and Expansion Premises) only. All
references in such Section 2.2 to the “expiration of the Lease Term” shall be deemed to refer to the expiration of the Existing Premises Extended Term and Expansion Term. 

9. Expansion Rights. 

9.1 Right of First Offer. The “One Year Period” as defined in Section 1.2.3 of the Office Lease is hereby deemed to have
expired, and, accordingly, the terms of Sections 1.2.4.1 and 1.2.5.1 shall be of no further force or effect. The terms of Section 1.2.8 of the Lease (Increase in L-C Amount) are hereby deleted and shall be of no further
force or effect. Notwithstanding the foregoing, the First Offer Rent shall include a determination as to whether, and if so to what extent, Tenant must provide Landlord with financial security, such as a letter of credit or guaranty, for
Tenant’s Rent obligations during with respect to any First Offer Space. Such determination shall be made by reviewing the extent of financial security then generally being imposed in Comparable Transactions from tenants of comparable financial
condition and credit history to the then existing financial condition and credit history of Tenant (with appropriate adjustments to account for differences in the then-existing financial condition of Tenant and such other tenants). 

  

					
		  	-5-	  	 PLAZA EAST

[Apptio, Inc.]

 9.2 Right of First Refusal. The “One Year Period” as defined in
Section 1.3.2 of the Office Lease is hereby deemed to have expired, and, accordingly, the terms of Sections 1.3.3.1 and 1.3.4.1 shall be of no further force or effect. The terms of Section 1.3.7 of the Lease
(Increase in L-C Amount) are hereby deleted and shall be of no further force or effect. Notwithstanding the foregoing, the First Refusal Rent shall include a determination as to whether, and if so to what extent, Tenant must provide Landlord with
financial security, such as a letter of credit or guaranty, for Tenant’s Rent obligations during with respect to any First Refusal Space. Such determination shall be made by reviewing the extent of financial security then generally being
imposed in Comparable Transactions from tenants of comparable financial condition and credit history to the then existing financial condition and credit history of Tenant (with appropriate adjustments to account for differences in the then-existing
financial condition of Tenant and such other tenants). 
 10. Broker. Landlord and Tenant hereby warrant to each other that
they have had no dealings with any real estate broker or agent in connection with the negotiation of this Second Amendment other than CBRE, Inc., and the Broderick Group (the “Brokers”), and that they know of no other real estate
broker or agent who is entitled to a commission in connection with this Second Amendment. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities,
lawsuits, judgments, and costs and expenses (including, without limitation, reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of the indemnifying party’s dealings
with any real estate broker or agent, other than the Brokers. The terms of this Section 8 shall survive the expiration or earlier termination of the term of the Lease, as hereby amended. 

11. No Further Modification. Except as set forth in this [First] Amendment, all of the terms and provisions of the Lease shall
apply with respect to the Expansion Premises and shall remain unmodified and in full force and effect. 
 IN WITNESS WHEREOF, the parties
have entered into this Second Amendment as of the date first set forth above. 
  

			
	“LANDLORD”:
	
	 PLAZA CENTER PROPERTY LLC,
 a
Delaware limited liability company

		
	By:	 	/s/ McClure Kelly
		 	 McClure Kelly
 Managing
Director

	
	“TENANT”:
	
	 APPTIO, INC.,
 a Delaware
corporation

		
	By:	 	/s/ Kurt Shintaffer
		 	Its: SVP

  

					
		  	-6-	  	 PLAZA EAST

[Apptio, Inc.]

 NOTARY PAGE 

STATE OF Washington 
 COUNTY OF King 

I certify that I know or have satisfactory evidence that Kurt Shintaffer is the person who appeared before me, and said person
acknowledge that (he/she) signed this instrument, on oath stated (he/she) was authorized to execute the instrument and acknowledged it as the SVP of APPTIO, INC., a Delaware corporation, to be the free and voluntary act of such party for the
uses and purposes mentioned in the instrument. 
 Dated: 07/30/2014 

/s/ Elizabeth F. Pheasant             

(signature) 
 (Seal or stamp) 

Elizabeth F. Pheasant, Notary Public, State of Washington, Commission Expires 04-22-18 

Title: Notary Public 
 Notary Public in and for the State of
Washington 
 My appointment expires 04-22-2018 
 STATE OF
WASHINGTON 
 COUNTY OF KING 
 On this day personally appeared
before me William M. Kelly, to me known to be the individual(s) described in and who executed the within and foregoing instrument, and acknowledged that she/they signed the same as his/her/their free and voluntary act and deed, for the uses
and purposes therein mentioned. 
 Given under my hand and seal of office this 31st day of July, 2014

 (Seal) 
 Notary Public, State of Washington, HAYLEY HUGHES,
My Appointment Expires May 17, 2017 
 /s/ Hayley Hughes 

Notary Public residing at WA 
 Printed Name: Hayley Hughes 

My Commission Expires: 
 5/17/2017 

  

					
		  	-7-	  	 PLAZA EAST

[Apptio, Inc.]

 EXHIBIT A 

OUTLINE OF EXPANSION PREMISES 
  

 

  

					
		  		  	 PLAZA EAST

[Apptio, Inc.]

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