Document:

exv10w13

 

EXHIBIT 10.13

THIRD AMENDMENT TO TWO BRIDGEPOINT LEASE AGREEMENT

      Reference is made to that certain Two Bridgepoint Lease Agreement dated September 20, 1996 as
amended by First Amendment to Two Bridgepoint Lease Agreement dated April 11, 1997 and Second
Amendment to Two Bridgepoint Lease Agreement dated October 13, 1997 and Commencement Date
Declaration dated November 26, 1997 (collectively, the “Lease”), by and between Investors
Life Insurance Company of North America (“Original Landlord”) and Brigham Oil & Gas, L.P.,
a Delaware limited partnership (“Tenant”).

      WHEREAS, Hub Properties Trust, a Maryland real estate investment trust (“Landlord”)
has succeeded to the interest of Original Landlord under the Lease whose address is c/o REIT
Management & Research, Inc., 400 Centre Street, Newton, MA 02158; and

      WHEREAS, pursuant to the Lease, Landlord leased to Tenant and Tenant leased from Landlord
certain premises (the “Premises”) more particularly described in and subject to and upon
the terms and conditions set forth in the Lease; and

      WHEREAS, Tenant has exercised its Right of First Refusal to increase the size of the Premises
by an additional 4,696 square feet.

      NOW, THEREFORE, in consideration of the foregoing and for other consideration, the receipt and
sufficiency of which are hereby mutually acknowledged, Landlord and Tenant agree to the following
terms and conditions and furthermore agree that the Lease shall be amended, as follows:

      1. The definition of “Premises” set forth in Section 1.01 of the Lease is hereby
amended to reflect the following:

      "(i) For the period commencing on July 15, 1997 and expiring October 31, 1998, 20,151 rentable
square feet on the fourth and fifth floors of the Building (the “Initial Space”) plus an
additional 9,480 rentable square feet on the fourth floor of the Building (the “1st Option
Space”); and (ii) for the period commencing November 1, 1998 and thereafter, the Initial Space,
the 1st Option Space plus 4,696 rentable square feet on the fourth floor of the Building (the
“Additional Space”), all as more particularly set forth on Exhibit A-3 hereto for a
total of 34,327 square feet.”

      2. Landlord and Tenant hereby acknowledge that Tenant’s rights as to the 1st Option Space set
forth in Section 2.05 have been exercised.

      3. Tenant acknowledges that Landlord has performed all work required to the Additional Space
except for completion of so-called “punch list” items.

      4. The definition of “Base Rent” set forth in Section 3.01 of the Lease shall be
amended to reflect Base Rent payable in accordance with Exhibit J attached hereto.

      5. Exhibits A-3 and Exhibit J attached hereto shall be deemed added to the Lease.

      6. Capitalized terms used herein without definition shall have the meanings ascribed to them
in the Lease.

 

 

      Except as herein specifically amended, this Lease is hereby ratified and confirmed.

      IN WITNESS WHEREOF, the parties have hereto executed this Third Amendment to Two Bridgepoint
Lease Agreement this ___day of November, 1998.

	 	 	 	 	 
	 	LANDLORD:

HUB PROPERTIES TRUST

 	 
	 	By:  	/s/ David M. Legore
 	 
	 	 	Name:  	David M. Legore 	 
	 	 	Its:  Sr. Vice President 	 
	 

	 	 	 	 	 
	 	TENANT :

BRIGHAM OIL & GAS, L.P.

 	 
	 	By:  	Brigham, Inc.
 	 
	 	 	Its:  Managing General Partner 	 
	 	 	 	 
	 

	 	 	 	 	 
	 	 	 
	 	By:  	                                                    /s/ David T. Brigham
 	 
	 	Name : David T. Brigham 	 
	 	Its:   Vice President 	 
	 

 

 

 

 

EXHIBIT J

BRIGHAM OIL & GAS, L.P.

RENT SCHEDULE

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Rent	 	 	Monthly	 	 	 	 
	Term	 	Sq. Ftg.	 	 	Per Month	 	 	Amortized Rent	 	 	Total	 
	Commencement
through
10/31/98:
	 	 	29,631	 	 	$	56,792.75	 	 	$	3,389.00	 	 	$	60,181.75	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	11/01/98
through
6/30/02:
	 	 	29,631	 	 	$	56,792.75	 	 	$	3,389.00	 	 	$	60,181.75	 
	 
	 	 	4,696	 	 	 	9,000.67	 	 	 	1,354.48	 	 	 	10,355.15	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	$	70,536.90	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	7/01/02
through
6/30/07:
	 	 	29,631	 	 	$	59,262.00	 	 	$	3,389.00	 	 	$	62,651.00	 
	 
	 	 	4,696	 	 	 	9,392.00	 	 	 	1,354.48	 	 	 	10,746.48	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	$	73,397.48exv10w14

 

EXHIBIT 10.14

FOURTH AMENDMENT TO LEASE

      This Fourth Amendment to Lease (the “Amendment”) is entered into this 7th
day of February, 2002 by and between HUB PROPERTIES TRUST, a Maryland real estate investment trust
(“Landlord”) and BRIGHAM OIL AND GAS, L.P., a Delaware limited partnership
(“Tenant”).

WITNESSETH:

      WHEREAS, Investors Life Insurance Company of North America (“Original Lessor”) and
Tenant entered into that certain Two Bridgepoint Lease Agreement dated September 20, 1996 (the
“Original Agreement”) as amended by First Amendment to Two Bridgepoint Lease Agreement
dated April 11, 1997 (the “First Amendment”), Second Amendment to Two Bridgepoint Lease
Agreement dated October 13, 1997 (the “Second Amendment”), and Commencement Date
Declaration dated November 26, 1997 (the “Declaration”), with respect to certain premises
located at Two Bridgepoint, located at 6300 Bridgepoint Parkway, Austin, Travis County, Texas, as
more particularly described in the Lease; and

      WHEREAS, Landlord, as successor to Original Lessor, and Tenant entered into that certain Third
Amendment to Two Bridgepoint Lease Agreement dated November, 1998 (the “Third Amendment”);
and

      WHEREAS, the Original Agreement, the First Amendment, the Second Amendment, the Declaration,
and the Third Amendment are hereinafter referred to the “Lease”; and

      WHEREAS, Landlord and Tenant desire to amend the Lease, subject to and upon the terms and
conditions hereinafter provided;

      NOW THEREFORE, in consideration of the foregoing and for other consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows:

      1. Capitalized terms used and not otherwise defined herein shall have the meanings ascribed to
such terms in the Lease.

      2. Section 15.19 of the Lease is hereby amended by inserting the following at the end of the
third sentence thereof; and

Furthermore, for the period commencing January 1, 2002, and thereafter, so long as Tenant
is leasing all four (4) of the initially provided executive parking spaces (the
“Initial Spaces”) Landlord shall, following reasonable prior notice from Tenant to
Landlord, provide as many as four (4) additional executive parking spaces (the
“Additional Spaces”) beneath the Building at a cost of $100.00 per space per month.
The Initial Spaces and the Additional Spaces are hereinafter collectively referred to as
the “Executive Spaces”. Tenant shall notify Landlord in writing (“Tenant’s
Parking Notice”) of Tenant’s election to lease some or all of

1

 

the Initial Spaces (and if all of the Initial Spaces are leased, some or all of the
Additional Spaces), from time to time as required (but not more often than monthly).
Tenant’s Parking Notice shall include the number of Executive Spaces Tenant requests and
the date (not less than thirty (30) days after the date of any Tenant’s Parking Notice) on
which the lease of such Executive Spaces will commence.

      3. Section 15.08 of the lease is hereby amended to reflect the address of Landlord to be as
follows:

Hub Properties Trust, c/o REIT Management & Research, LLC Austin Area Office, 800 West
34th Street, Suite 220, Austin, Texas 78705, Attn. Area Manager, with a copy to
Hub Properties Trust, 400 Centre Street, Newton, MA 02458, Attn. Jennifer Clark.

      4. Tenant warrants and represents that it has dealt with no broker in connection with the
execution of this Amendments and agrees to indemnify and hold Landlord harmless from and against
any and all brokerage claims.

      5. Tenant, its successors and assigns, shall not assert nor seek to enforce any claim for
breach of the Lease (as amended) against any of Landlord’s assets other than Landlord’s interest in
the Property, and Tenant agrees to look solely to such interest for the satisfaction of any
liability or claim against Landlord under the Lease (as amended), it being specifically agreed that
in no event whatsoever shall Landlord ever be personally liable for any such liability. Tenant
further acknowledges that the Declaration of Trust of Hub Properties Trust provides, and Tenant
agrees, that no trustee, officer, director, general or limited partner, member, shareholder,
beneficiary, employee or agent (including any person or entity from time to time engaged to
supervise and/or manage the operation of Landlord) shall be held to any liability, jointly or
severally, for any debt, claim, demand, judgment, decree, liability or obligation of any kind (in
tort, contract or otherwise) of, against or with respect to Landlord or arising out of any action
taken or omitted for or on behalf of Landlord.

      6. As amended hereby, the Lease is hereby ratified and confirmed.

2

 

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

	 	 	 	 	 
	 	LANDLORD:

HUB PROPERTIES TRUST

 	 
	 	By:  	/s/ Jennifer B. Clark
 	 
	 	 	Name:  	Jennifer B. Clark 	 
	 	 	Title:  	Senior vice President 	 
	 

	 	 	 	 	 
	 	TENANT:

BRIGHAM OIL & GAS, L.P.

 	 
	 	By:  Brigham, Inc.
	 	Its:            Managing General Partner 	 
	 	 	 	 
	 

	 	 	 	 	 
	 	 	 
	 	By:  	                 /s/ David T. Brigham
 	 
	 	 	Name:  	David P. Brigham 	 
	 	 	Its:  Vice President 	 
	 

3exv10w15

 

EXHIBIT 10.15

FIFTH AMENDMENT TO LEASE

      This Fifth Amendment to Lease (this “Amendment”) is made as of December 20, 2004 by and
between Hub Properties Trust, a Maryland real estate investment trust (“Landlord”), and Brigham
Oil & Gas, L.P., a Delaware limited partnership (“Tenant”).

      WHEREAS, Landlord and Tenant are parties to that certain Two Bridgepoint Square Lease
Agreement, dated as of September 20,1996, as amended by a First Amendment to Two Bridgepoint
Lease Agreement dated April 11, 1997, a Second Amendment to Two Bridgepoint Lease Agreement
dated October 13, 1997, a Commencement Date Declaration dated November 26, 1997, a Third
Amendment to Two Bridgepoint Lease Agreement dated November, 1998 and a Fourth Amendment to
Lease dated February 7, 2002 (as so amended, the “Lease”), pursuant to which Tenant has
leased from Landlord certain premises containing a total of 34,327 rentable square feet of space
on the fourth and fifth floors of the building known as Two Bridgepoint, located at 6300
Bridgepoint Parkway, Austin, Travis County, Texas, as more particularly described in the Lease;
and

      WHEREAS, the Term of the Lease is scheduled to expire on June 30, 2007; and

      WHEREAS, Landlord and Tenant desire to extend the Term of the Lease upon the terms and
conditions hereinafter set forth;

      NOW, THEREFORE, in consideration of the foregoing and for other consideration the mutual
receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree that the
Lease is hereby amended as follows:

      1. Capitalized terms not otherwise defined in this Amendment shall have the meaning
attributed to such terms in the Lease.

      2. Section 2.01 of the Lease is amended to provide that the Term of the Lease is extended
for a period of five (5) years and that the Expiration Date is June 30, 2012.

      3. Section 3.01 of the Lease is amended to provide that the Base Rent for the Premises for
the portion of the Term of the Lease commencing on January 1, 2005 shall be as follows:

-1-

 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Rate per	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	square foot	 	 	 	 	 	 	 	 	 	 	Additional	 	 	Total	 
	 	 	rentable area	 	 	Annual	 	 	Monthly	 	 	Monthly	 	 	Monthly	 
	Period	 	net annum	 	 	Base Rent	 	 	Base Rent	 	 	Base Rent	 	 	Base Rent	 
	01/01/05 — 12/31/05
	 	$	18.50	 	 	$	635,049.50	 	 	$	52,920.79	 	 	$	4,743.48	 	 	$	57,664.27	 
	01/01/06 — 12/31/06
	 	$	19.00	 	 	$	652,213.00	 	 	$	54,351.08	 	 	$	4,743.48	 	 	$	59,094.56	 
	01/01/07 — 06/30/07
	 	$	19.50	 	 	$	669,376.50	 	 	$	55,781.37	 	 	$	4,743.48	 	 	$	60,524.85	 
	07/01/07 — 12/31/07
	 	$	19.50	 	 	$	669,376.50	 	 	$	55,781.37	 	 	$	0	 	 	$	55,781.37	 
	01/01/08 — 12/31/08
	 	$	20.00	 	 	$	686,540.00	 	 	$	57,211.67	 	 	$	0	 	 	$	57,211.67	 
	01/01/09 — 12/31/09
	 	$	20.50	 	 	$	703,703.50	 	 	$	58,641.96	 	 	$	0	 	 	$	58,641.96	 
	01/01/10 — 12/31/10
	 	$	21.00	 	 	$	720,867.00	 	 	$	60,072.25	 	 	$	0	 	 	$	60,072.25	 
	01/01/11 — 12/31/11
	 	$	21.50	 	 	$	738,030.50	 	 	$	61,502.54	 	 	$	0	 	 	$	61,502.54	 
	01/01/12 — 06/30/12
	 	$	22.00	 	 	$	755,194.00	 	 	$	62,932.83	 	 	$	0	 	 	$	62,932.83	 

      4. Section 3.02 of the Lease is amended to provide that the Expense Stop for the portion of
the Term of the Lease commencing on January 1, 2005 shall be the amount of Operating Expenses of
the Building for calendar year 2005.

      5. Tenant currently occupies the Premises and agrees to accept the Premises in their “as is”
condition as of the date of this Amendment.

      Provided this Lease is then in full force and effect, Landlord will provide Tenant with an
improvement allowance (the “Landlord’s Contribution”) as hereinafter provided equal to
the lesser of (i) $343,270 (the “Maximum Contribution”), or (ii) the third-party costs
paid or incurred by Tenant to design and construct alterations and improvements to the Premises
after the date of this Amendment (hereinafter, “Tenant’s Work”), including the fees and
reimbursable expenses of Tenant’s independent architectural and engineering professionals; all
contractor charges for labor, materials, general conditions and contractor’s overhead and
profit; all permitting fees; and the fee of any independent construction manager.

      Tenant’s Work and Tenant’s contractors and technicians shall be subject to Landlord’s
approval as provided in Section 6.01 of the Lease and the Rules and Regulations, and Tenant’s
Work shall be performed in accordance with the provisions of said Section 6.01, the Rules and
Regulations and all other provisions of the Lease applicable thereto.

      Tenant may request payment of Landlord’s Contribution in installments, but not more often than once
per month. Each request for payment of any part of Landlord’s Contribution (hereinafter a
“Requisition”) shall be for alterations or improvements that are substantially complete and
shall include (i) a reasonably detailed description of the items of Tenant’s Work covered by the
Requisition, (ii) a breakdown of the costs of Tenant’s Work covered by the Requisition with copies
of invoices from Tenant’s contractors, architects, suppliers and others, as applicable,
substantiating such costs, (iii) executed waivers of mechanic’s or material supplier’s liens (in
such form as Landlord shall reasonably require) waiving, releasing and relinquishing all liens,
claims and rights to lien under applicable laws on account of any labor, materials and/or equipment
furnished by such party through the date of the Requisition (provided that any such waiver may be
conditioned upon receipt of the amount requested for such party in the requisition), and (iv) a
certification by an appropriate officer of Tenant that Tenant has made full payment of all of the
costs of Tenant’s Work covered by the prior Requisitions paid by Landlord. Landlord shall pay each
Requisition to Tenant within thirty (30) days after Landlord’s receipt of such Requisition with all
required supporting documentation unless, within such period, Landlord notifies Tenant of its
rejection of all or part of such Requisition as a result of

-2-

 

Tenant’s failure to comply with the requirements of this Paragraph 5 specifying the reasons
therefore, and, if Landlord so notifies Tenant, then upon reasonable satisfaction of such
objections, Landlord shall pay any amount withheld within ten (10) days.

      Notwithstanding any provision of this Paragraph 5 to the contrary, Landlord shall have no
obligation to pay any Requisition submitted later than December 31, 2008 or at any time during
which Tenant shall be in default of any of its obligations under the Lease.

      6. Section 2.03 and Exhibit E of the Lease are deleted. Said Section 2.03 is replaced with
the following:

        So long as this Lease is still in full force and effect, and Brigham Oil & Gas,
L.P. (or any successor by merger or reorganization, or any parent or subsidiary of
such Tenant) shall actually occupy the entire Premises except for any portion thereof
that is then occupied by Vision Flow, Inc. or Media Excel, Inc. pursuant to either the
Sublease dated August 1, 2003 between Tenant and Vision Flow, Inc. and Media Excel,
Inc., or the Sublease dated November 19, 2004 between Tenant and Media Excel, Inc.
(the “Subleases”) (or Landlord, in its sole discretion, at any time shall
elect to waive such conditions), Tenant shall have the right to extend the term of
this Lease for one (1) additional period (the “Extended Term”) of five (5)
years. The Extended Term shall commence on July 1, 2012 and shall expire on June 30,
2017. All of the terms, covenants and provisions of this Lease applicable immediately
prior to the commencement of the Extended Term shall apply to each the Extended Term
except that (i) the Base Rent for the Extended Term shall be the Market Rate (as
hereinafter defined) for the Premises determined as of the commencement of such
Extended Term, as designated by Landlord by notice to Tenant (“Landlord’s
Notice”), but subject to Tenant’s right to dispute as hereinafter provided, and
(ii) Tenant shall have no further right to extend the term of this Lease beyond the
Extended Term.

        If Tenant shall elect to exercise the aforesaid option, it shall do so by giving
Landlord notice of its election ( the “Option Notice”) not later than one
year, nor sooner than twenty-four (24) months, prior to the commencement of the
Extended Term. The Option Notice shall request Landlord’s determination of Market Rate
within thirty (30) days and shall apply to the entire Premises and shall be
unconditional and irrevocable by Tenant. If Tenant fails to give the Option Notice to
Landlord, the Term of this Lease shall automatically terminate no later than the last
day of the current Term, and Tenant shall have no further option to extend the Term of
this Lease, it being agreed that time is of the essence with respect to the giving of
the Option Notice. If Tenant shall extend the Term hereof pursuant to the provisions
of this Section, such extension shall be automatically effected without the execution
of any additional documents, but Landlord and Tenant shall, at the request of either,
execute an amendment to this Lease confirming the Base Rent for the Extended Term.

        As used. in this Section, “Market Rate” shall mean a fair market fixed
rent (which may include periodic adjustments) for the Premises for the Extended Term
commensurate with the fixed annual rents then being charged in the Building and in
comparable office buildings located in the vicinity of the Building for comparable
premises under leases for a similar term, taking into account all relevant factors
(determined as set forth below).

-3-

 

        Landlord shall give Tenant Landlord’s Notice not later than thirty (30) days
after Tenant gives an Option Notice. If Tenant disagrees with the Market Rate
designated in Landlord’s Notice, Tenant shall notify Landlord of such disagreement and
of Tenant’s designation of the Market Rate by notice given not later than fifteen (15)
days after the giving of Landlord’s Notice, and if Tenant fails to so notify Landlord
then the Market Rate shall be as designated in Landlord’s Notice, and such designation
shall be final and conclusive. If Tenant notifies Landlord that it disagrees with
Landlord’s designation of the Market Rate and the parties cannot agree upon the Market
Rate by the date that is sixty (60) days following Landlord’s Notice, then either (i)
Tenant may withdraw and cancel its Option Notice by notice given to Landlord not later
than five (5) days after the expiration of such sixty (60) day period (time being of
the essence), in which case the Option Notice shall be null, void and of no effect and
the Term of this Lease shall expire as if the Option Notice had never been given, or
(ii) the Market Rate shall be submitted to appraisal as follows: Within fifteen (15)
days after the expiration of such sixty (60) day period, Landlord and Tenant shall
each give notice to the other specifying the name and address of the appraiser each
has chosen; provided, however, if only one appraiser shall be chosen whose name and
address shall have been given to the other party within such fifteen (15) day period
and who shall have the qualifications hereinafter set forth, that sole appraiser shall
determine the Market Rate for the Extend Term as herein provided. The two appraisers
so chosen shall meet within ten (10) days after the second appraiser is appointed and
if, within twenty (20) days after the second appraiser is appointed, the two
appraisers shall not agree upon a determination of the Market Rate in accordance with
the following provisions of this Section, they shall together appoint a third
appraiser.

        If said two appraisers cannot agree upon the appointment of a third appraiser
within ten (10) days after the expiration of such twenty (20) day period, then either
party, on behalf of both and on notice to the other, may request such appointment by
the nearest office of the American Arbitration Association (or any successor
organization) in accordance with its then prevailing rules. In the event that all
three appraisers cannot agree upon such Market Rate within ten (10) days after the
third appraiser shall have been selected, then each appraiser shall submit his or her
designation of such Market Rate to the other two appraisers in writing; and Market
Rate shall be determined by calculating the average of the two numerically closest
(or, if the values are equidistant, all three) values so determined.

        Each of the appraisers selected as herein provided shall be a licensed commercial
real estate broker who specializes in leasing office space and who has not less than
ten (10) years’ experience representing landlords and/or tenants in the leasing of
premises comparable to the Premises at buildings comparable to the Building in Austin,
Texas. Each party shall pay the fees and expenses of the appraiser it has selected and
the fees of its own counsel. Each party shall pay one half (1/2) of the fees and
expenses of the third appraiser (or the sole appraiser, if applicable) and all other
expenses of the appraisal. The decision and award of the appraiser(s) shall be in
writing and shall be final and conclusive on all parties, and counterpart copies
thereof shall be delivered to both Landlord and Tenant. Judgment upon the award of the
appraiser(s) may be entered in any court of competent jurisdiction.

-4-

 

        Both appraisers or a majority of them (or the sole appraiser, if applicable)
shall determine the Market Rate of the Premises for the Extended Term and render a
decision and award as to their determination to both Landlord and Tenant (a) within
twenty (20) days after the appointment of the second appraiser, (b) within twenty (20)
days after the appointment of the third appraiser or (c) within fifteen (15) days
after the appointment of the sole appraiser, as the case may be. In rendering such
decision and award, the appraiser(s) shall assume that, subject to the provisions of
Section 8.01, in the event the Premises are destroyed or damaged by fire or other
casualty prior to the commencement of the applicable Extended Term, they have been
fully restored. The appraisers shall also take into consideration any increases or
possible increases in rent then being included in leases for comparable space in the
Building or in comparable buildings based on changes in price indices, including cost
of living, or other similar increases or periodic market rental adjustments. In
rendering such decision and award, the appraiser(s) shall consider the fair market
annual rents (as the same may increase over time) then being charged for comparable
space in comparable buildings in the greater Austin area, but shall not modify the
provisions of this Lease.

        If the dispute between the parties as to the Market Rate has not been resolved
before the commencement of the Extended Term, then Tenant shall pay the Base Rent
under the Lease based upon the Market Rate designated by Landlord in Landlord’s Notice
until either the agreement of the parties as to the Market Rate, or the decision of
the appraiser(s), as the case may be, at which time Tenant shall pay any underpayment
of the Base Rent to Landlord, or Landlord shall refund any overpayment of the Base
Rent to Tenant.

        Landlord and Tenant hereby waive the right to an evidentiary hearing before the
appraiser(s) and agree that the appraisal shall not be an arbitration nor be subject
to state or federal law relating to arbitrations.

      7. Sections 2.04 and Exhibit F of the Lease are deleted. Said Section 2.04 is replaced with
the following.

        So long as (i) this Lease is still in full force and effect, (ii) there then
exists no Default of Tenant, and (iii) Brigham Oil and Gas, L.P. (or any successor by
merger or reorganization, or any subsidiary or parent) shall actually occupy the
entire Premises except for any portion thereof that is then occupied by Vision Flow,
Inc. or Media Excel, Inc. pursuant either of the Subleases (or Landlord, in its sole
discretion, at any time shall elect to waive such conditions), then if at any time
after January 1, 2005, Suite 400 and/or Suite 420 of the Building, which are
substantially as outlined on Exhibit A-4 (collectively, the “ROFO Space”)
shall become available for lease by Landlord, Landlord shall notify Tenant of the
Suite(s) so available (the “Offered Space”), together with the rental
rate and other terms and conditions (collectively, the “Terms”) under which in
good faith Landlord intends to offer the Offered Space to third parties (which may
include a term whose expiration date is not co-terminous with the term applicable to
the space then constituting the Premises demised hereunder) and the date on which the
Offered Space is expected to be available, and Tenant may, by giving notice to
Landlord within five (5) business days (i.e., weekdays that are not normal business
holidays as defined in Section 5.01 of the Lease) after receipt of such notice,
irrevocably elect to lease all, but not less than all, of the

-5-

 

Offered Space on the Terms. If Tenant shall have so elected to lease the Offered
Space, it shall enter into an amendment to this Lease, in a commercially reasonable
form prepared by Landlord, within ten (10) business days after it shall have received
the same from Landlord, confirming the lease of the Offered Space to Tenant on the
Terms. If Tenant shall not elect to lease the Offered Space within the aforesaid five
(5) business-day period, then Landlord shall thereafter for the next twelve (12) month
period (after which if Landlord shall still desire to lease such space the first
sentence of this Section 2.04 shall again apply) be free to lease any or all of such
Offered Space to a third party or parties from time to time on such terms and
conditions as it may deem appropriate (unless the fixed rent under such lease, taking
into account any rent concessions, shall be at least ten percent (10%) less than that
included in the Terms, in which case before Landlord may enter into such a lease
Landlord shall again comply with the provisions set forth above), it being agreed that
time is of the essence with respect to the exercise of Tenant’s rights under this
paragraph.

        Notwithstanding any provision or exhibit to the Lease to the contrary, Landlord
and Tenant agree that (i) the portion of the Premises located on the fourth floor of
the Building designated as Suite 410 in Exhibit A-4 is deemed to contain 14,176
rentable square feet of space, (ii) Suite 400 is deemed to contain 2,967 rentable
square feet of space, (iii) Suite 420 is deemed to contain 2,731 rentable square feet
of space, and (iv) in the event that the Premises shall, at any time, include all of
Suites 410, Suite 400 and 420, then the portion of the Premises located on the fourth
floor of the Building shall be deemed to contain a total of 19,514 rentable square
feet of space.

        The provisions of this Section shall not apply, and space shall not be deemed
“available for lease” hereunder if Landlord shall intend to renew or extend the lease
with (or grant a new lease to) the entity (or any party affiliated with such entity)
then occupying such space.

      8. Section 2.05 and Exhibit G of the Lease are deleted.

      9. Section 2.06 of the Lease is deleted and replaced with the following;

        Provided that Tenant is not in default beyond applicable cure periods at the time
it gives Landlord notice exercising the option herein granted (or Landlord in its sole
discretion at any time shall elect to waive such condition), then if Tenant and all of
its subsidiaries and all affiliates (but not individuals) of Tenant shall intend to
cease to conduct business in Travis County Texas and in all adjacent counties by the
Early Termination Date (hereinafter defined) for a valid business purpose and not for
the principal purpose of exercising Tenant’s termination rights hereunder, Tenant may
terminate the Term of this Lease by giving notice of its election to terminate to
Landlord accompanied by a certification from Tenant’s Chief Financial Officer of the
foregoing intention and payment of the Termination Fee (as hereinafter defined). In
the event Tenant gives such notice, the Term of the Lease shall terminate on the date
(the “Early Termination Date”) that is nine (9) months after the date Landlord
receives such notice. Tenant shall pay to Landlord a termination fee (the
“Termination Fee”), contemporaneously with the giving of such notice and
certification, equal to the sum of the following:

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        (a) the unamortized portion (as of the Early Termination Date) of (i) the
Maximum Contribution (as defined in paragraph 5 of the Fifth Amendment to Lease),
(ii) the $144,173 brokerage commission incurred by Landlord in connection with this
Amendment, and (iii) the actual, third-party legal fees paid by Landlord in
connection with this Amendment (but in no event more than $6,000), such amounts to be
amortized over the portion of the Term commencing January 1, 2005 and expiring June
30, 2012, with interest at the rate of 10% per annum; plus

        (b) with respect to any additional space in the Building leased by Tenant after
the date of the Fifth Amendment to Lease, the unamortized portion (as of the Early
Termination Date) of the sum of the following costs and expenses with respect to such
additional space: (i) the value of any free or abated Rent, (ii) any contribution
made by Landlord to Tenant toward the cost of designing or constructing leasehold
improvements and/or for moving or other costs incurred by Tenant and the cost of any
leasehold improvements performed by Landlord for Tenant, (iii) any brokerage
commissions paid by Landlord in connection with the leasing of such additional space,
and (iv) the legal fees paid by Landlord in connection with the leasing of such
additional space, such amounts to be amortized over the Term of the Lease applicable
to the additional space with interest at the rate of 10% per annum.

        Landlord may, in its sole discretion, elect to treat any notice of termination
which is not accompanied by either or both the certification or Termination Fee as
null and void or as effective to terminate the Term as of the date nine (9) months
after Landlord’s receipt thereof (while not discharging Tenant from its obligation to
pay the Termination Fee).

      10. Tenant warrants and represents that it has dealt with no broker in connection with the
execution of this Amendment other than The Staubach Company of Central Texas, LLC, whose
commissions will be paid by Landlord, and Tenant agrees to indemnify and hold Landlord harmless
from and against any and all brokerage claims from any other brokers with whom Tenant may have
dealt in connection with this Amendment.

      11. Tenant represents that it has not assigned the Lease and that the Premises are not
subject to any subleases except for the Subleases.

      12. Exhibit A-4 to this Amendment is added to the Lease as Exhibit A-4 of the Lease. Exhibit
A-4 replaces all prior floor plans of the fourth floor of the Building.

      13. As amended hereby, the Lease is hereby ratified and confirmed.

[THE REST OF THIS PAGE IS INTENTIONALLY LEFT BLANK]

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      IN WITNESS WHEREOF, the parties have hereto executed this Amendment as of the date first
above appearing.

	 	 	 	 	 
	 	LANDLORD:

HUB PROPERTIES TRUST

 	 
	 	By:  	/s/ Jennifer B. Clark
 	 
	 	 	Jennifer B. Clark 	 
	 	 	Title:  	Sr. Vice President 	 
	 

	 	 	 	 	 
	 	TENANT:

BRIGHAM OIL & GAS, L.P.

 	 
	 	By:  	/s/ David T. Brigham
 	 
	 	 	Name:  	David T. Brigham 	 
	 	 	Title:  	Executive Vice President 	 
	 

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