Document:

Exhibit 10.25.4

 

CERTAIN IDENTIFIED INFORMATION HAS BEEN EXCLUDED FROM THE EXHIBIT BECAUSE IT IS BOTH NOT MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE HARM TO THE REGISTRANT IF PUBLICLY DISCLOSED.   [***]  INDICATES THAT INFORMATION HAS BEEN REDACTED.

 

FOURTH LEASE AMENDMENT

 

This FOURTH LEASE AMENDMENT (this “Amendment”) is made as of the 21th day of March 2007, by and between 800 TOWER SPE LLC, having an office at c/o Gale Real Estate Services Company, LLC, 4 Becker Farm Road, Roseland, New Jersey 07068 (“Landlord”), and QUICKEN LOANS, INC., having an office at 20555 Victor Parkway, Livonia, Michigan 48152 (“Tenant”).

 

RECITALS:

 

A.               Landlord’s predecessor-in-interest, PW/MS OP SUB I, LLC, and Tenant heretofore entered into a certain lease dated July 6, 2004, as amended by a certain First Amendment to 800 Tower Drive Lease dated July 13, 2005, Second Amendment to 800 Tower Drive Lease dated October 31, 2005 and Third Lease Amendment (the “Third Amendment”) dated October 10, 2006 (said lease as the same was or may hereafter be amended is hereinafter called the “Lease”) with respect to Premises on a portion of the first (1st) floor and all of the rentable area on the second (2nd), third (3rd), fourth (4th) and fifth (5th) floors of the building known as and located at 800 Tower Drive, Troy, Michigan, for a term ending on December 31, 2011, or such earlier date upon which said term may expire or be terminated pursuant to any conditions of limitation or other provisions of the Lease or pursuant to law; and

 

B.               Landlord and Tenant desire to amend the Lease to include an additional 1,567 rentable square feet on the first (1st) floor (the “Additional First Floor Space”), as shown on Exhibit A attached hereto and made a part hereof subject to the terms, covenants and conditions set forth below.

 

NOW, THEREFORE, in consideration of the sum of One Dollar ($1.00) and other good and valuable consideration, the parties hereto mutually covenant and agree as follows:

 

1.             All capitalized terms not defined herein shall have the meaning ascribed them in the Lease.

 

2.             The Fifth Floor Expansion Space Rent Commencement Date (as defined in the Third Amendment) is hereby agreed to be May 15, 2007.

 

3.             The Additional First Floor Space Commencement Date shall mean the date when Landlord delivers possession of the Additional First Floor Space to Tenant and the Expiration Date with respect to the Additional First Floor Space shall be December 31, 2011. Effective as of the First Floor Space Commencement Date, the Premises, as defined in the Lease, shall include the Additional First Floor Space, and:

 

(a)              The rentable area of the Premises shall be 129,184 square feet.

 

(b)              Tenant shall pay the cost of all electricity for lighting and power consumed in the Additional First Floor Space (excluding electrical current required by the

 

 

building standard heating and air conditioning systems), which electricity shall be measured by the meter measuring the existing First Floor Space.

 

4.             The Additional First Floor Space Rent Commencement Date shall mean June 1, 2007. Commencing on the Additional First Floor Space Rent Commencement Date and continuing through and including the Expiration Date,

 

(a)              Tenant shall pay to Landlord fixed monthly rent and annual rent in the amount as shown on Exhibit B attached hereto.

 

(b)              Tenant’s Share with respect to the Premises shall increase by .73%.

 

5.             (a) The Tenant Allowance with respect to the Additional First Floor Space shall be [***] (representing [***] per square foot).

 

(b)              Subject to the terms of this Section 5, if Landlord receives from Tenant complete and final drawings and specifications, that Landlord has first approved (such approval not to be unreasonably withheld or delayed) in writing (the “Approved Plans”), for tenant improvement work (“Tenant’s Work”) in the Additional First Floor Space, then Landlord shall, within thirty (30) days of Tenant’s compliance with this Section 5(b), issue a single check payable to Tenant for an amount equal to the Tenant’s bona fide invoice for Tenant’s Work in the Additional First Floor Space up to the amount of the Tenant Allowance and for the actual cost of furniture, furnishings, trade fixtures and equipment installed in the Additional First Floor Space over and above the cost of Tenant’s Work up to the amount of the Tenant Allowance (the “Approved Payment”). Landlord shall have the obligation to make the Approved Payment only if the following conditions are satisfied:

 

(i)               Tenant shall be in compliance with, and not in default under applicable law and the provisions of the Lease;

 

(ii)              Tenant shall have obtained, and shall maintain, all necessary and appropriate permits, licenses, authorizations and approvals from all governmental authorities having or asserting jurisdiction, and shall have delivered true copies thereof to Landlord;

 

(iii)             With respect- to payments to the Tenant, Tenant shall have delivered to Landlord a completed requisition for advance (in form issued by the American Institute of Architects), certified and sworn to by Tenant’s Architect, to the effect that the value of the labor and materials in place equals the total portion of the Tenant Allowance being requested, and that the work completed was performed in a good and workmanlike manner, to the satisfaction of Tenant’s Architect, in accordance with the Approved Plans and in compliance with all laws, orders, rules and regulations of all federal, state, municipal and local governments, departments, commissions and boards, which certification shall be accompanied by the Tenant’s invoice(s) for work performed and covered by the requisition for advance for the payment being requested;

 

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(iv)             Tenant shall have delivered to Landlord full lien waivers for all previous work performed, completed and paid for from the Approved Contractor and all other contractors, subcontractors, vendors, suppliers and materialmen who shall have furnished materials or supplies or performed work or services covered by the requisition. Subject to Tenant’s compliance with the aforesaid conditions, Landlord shall give Tenant a check payable to the Tenant for the amount of the invoice up to the amount of the Tenant Allowance, less any permitted deductions thereof;

 

(v)              a final unconditional certificate of occupancy for the Additional First Floor Space; and

 

(vi)             an “as built” plan for Tenant’s Work including all electronic files applicable to Tenant’s Work.

 

(c)              The Approved Contractor shall be a qualified, reputable, bonded, licensed, insured and first-class general contractor (this standard shall also apply to any sub-contractor hired by the Approved Contractor) hired by Tenant in writing to perform the Tenant’s Work who has first been approved in writing by Landlord (Landlord must also approve electrical and mechanical contractors), which consent shall not be unreasonably withheld or delayed. Tenant agrees that (i) Landlord shall in no way be responsible for the quality or completeness of Tenant’s Work and (ii) Tenant’s Work shall be performed in compliance with all applicable provisions of the Lease as amended by this Amendment, including, but not limited to, (A) the Contractor Rules attached to this Amendment as Exhibit C, and (B) such other rules, regulations, procedures or directives of any kind that may be reasonably promulgated by Landlord from time to time. The Approved Contractor shall work in harmony with any of Landlord’s contractors and shall not interfere with Landlord’s completion of Landlord’s Work.

 

(d)              Tenant expressly agrees that Landlord may deduct and retain from the Approved Payment a fee equal to three percent (3%) of the cost of Tenant’s Work for review, supervisory, administrative, and/or coordination services that Landlord performs in connection with Tenant’s Work. Within thirty (30) days of the completion of Tenant’s Work, Tenant shall deliver to Landlord a final accounting of the cost of Tenant’s Work.

 

(e)              The Tenant Allowance may only be applied towards Tenant’s Work in accordance with the Approved Plans and for furniture, furnishings, trade fixtures and equipment to be installed in the Additional First Floor Space. If any portion of the Tenant Allowance is not so used by Tenant, any excess shall be forfeited and shall not be used as a credit against fixed monthly rent, additional rent or any other sums due Landlord hereunder.

 

(f)              Tenant shall require any and all contractors of the Tenant performing work on or about the Additional First Floor Space to obtain and/or maintain specific insurance coverage for events which could occur while operations are being performed and which could occur after the completion of the work arising therefrom. The insurance coverage of the contractor shall be at least equal to the coverage required of the Tenant and the contractor shall name Landlord and, if requested, any mortgagee, as additional insureds on all policies of liability insurance. The contractor shall purchase and maintain such insurance as will protect itself and

 

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Landlord and Tenant from claims set forth below which may arise out of or result from its operations under the contract and after contract completion with Tenant, whether such operations are performed by the Approved Contractor or by any subcontractor or by anyone directly or indirectly employed by any of them or by anyone for whose acts any of them may be liable. The insurance coverage shall include but not be limited to protection for:

 

(i)              Claims under Workers or Workmen’s Compensation, Disability Benefits, and other Employee Benefit Acts;

 

(ii)              Claims for damages because of bodily injury, occupational sickness, disease, or death of any person other than its employees;

 

(iii)             Claims for damages insured by reasonable and customary personal injury liability coverage which are sustained by (A) any person as a result of an offense directly or indirectly related to the employment of such person by the contractor, or (B) by any other person;

 

(iv) Claims for damages, other than to the work itself, because of injury to or destruction of tangible property, including loss of use resulting therefrom;

 

(v) Claims for damages because of bodily injury or death of any person and/or property damage arising out of the ownership, maintenance, or use of any motor vehicle; and

 

(vi) Claims which include the foregoing, but not limited thereto, which may occur while operations are being performed and claims which may occur after operations are completed arising therefrom.

 

Tenant shall secure evidence of Tenant’s contractor’s insurance coverage adequate to protect Landlord and Tenant.

 

6.            Except as may be expressly set forth in the Lease as modified herein, neither Landlord nor Landlord’s agents have made any representations or promises with respect to the physical condition of the Additional First Floor Space, the Building, the land upon which it is erected, the rents, leases, expenses of operation or any other -matter or thing affecting or related to the Additional First Floor Space, and no rights, easements or licenses are acquired by Tenant by implication or otherwise except as expressly set forth in the provisions of this Amendment. Tenant has inspected the Additional First Floor Space and is acquainted with its condition, and agrees to take the same “as is” subject to the provisions of the Lease as modified herein and acknowledges that the taking of possession of the Additional First Floor Space by Tenant shall be conclusive evidence that the Additional First Floor Space was in good and satisfactory condition at the time such possession was so taken.

 

7.            Any exercise by Tenant of its renewal options pursuant to Section 3(d) of the Lease must be for the entire Premises inclusive of the Additional First Floor Space.

 

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8.             Tenant’s right of termination as set forth in Section 3(e) of the Lease shall extend to the Additional First Floor Space. If Tenant exercises its right of termination, Tenant shall make payment of all sums due from Tenant pursuant to Section 3(e) on or before the early termination date.

 

9.             Each party herein covenants, warrants and represents to the other party that it has had no dealings, conversations or negotiations with any broker concerning the execution and delivery of this Amendment other than Friedman Real Estate Group, Inc. (the “Broker”). Landlord and Tenant hereby indemnify and hold each other harmless against any loss, claim, expense or liability arising from any action of the other party or from any broker claiming through the other the other party with respect to any commissions or brokerage fees claimed by any entity other than the Broker on account of the execution of this Amendment. The Landlord shall pay any commissions due the Broker pursuant to a separate written agreement between Landlord and Broker.

 

10.          Tenant represents and warrants that (a) it is the sole owner and holder of the Tenant’s interest in the Lease, and it has not assigned, mortgaged, hypothecated, sublet, or otherwise alienated all or any part of its interest in the Lease or the Premises; (b) the Lease is in full force and effect and is enforceable in accordance with its terms; and (c) all conditions of the Lease to be performed by the Landlord and necessary to the enforceability of the Lease have been satisfied, provided that Landlord diligently and satisfactorily performs its ongoing repair and maintenance efforts in order to consistently furnish the Premises with heat and air conditioning required for Tenant’s comfortable use in accordance with Exhibit D-l of the Lease.

 

11.          Tenant hereby renews its obligations to Landlord for the full, prompt and timely payment of all rents and other sums required to be paid by Tenant during the term of the Lease as herein modified, and for the full, prompt and timely performance of, compliance with and observation of all the terms contained in the Lease as herein modified.

 

12.          The parties hereto represent and warrant to each other that each has full right and authority to enter into this Amendment and that the person signing this Amendment on behalf of Landlord and Tenant respectively has the requisite authority for such act.

 

13.          Except as expressly provided herein, all other terms, conditions, covenants, conditions and agreements as set forth in the Lease remain unchanged and in full force and effect.

 

(Remainder of this page left intentionally blank- Signature page to follow)

 

5

 

IN WITNESS WHEROF, the parties have executed this Amendment as of the date first above written.

 

	
WITNESS:
    	
LANDLORD:
    
	
 
    	
 
    
	
 
    	
800   TOWER SPE LLC
    
	
 
    	
 
    
	
By: 
    	
/s/ James G. Nugent
    	
 
    	
By:
    	
/s/ Mark Yeager
    
	
 
    	
 
    	
Name:
    	
Mark Yeager
    
	
 
    	
 
    	
Title:
    	
Vice President
    
	
 
    	
 
    	
 
    	
 
    
	
WITNESS:
    	
AGENT   FOR LANDLORD:
    
	
 
    	
 
    
	
 
    	
GALE   REAL ESTATE SERVICES COMPANY, L.L.C.
    
	
 
    	
 
    
	
By:
    	
/s/ James G. Nugent
    	
 
    	
By:
    	
/s/ Mark Yeager
    
	
 
    	
 
    	
Name:
    	
Mark Yeager
    
	
 
    	
 
    	
Title:
    	
President
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
TENANT:
    
	
 
    	
QUICKEN   LOANS, INC.
    
	
 
    	
 
    
	
By:
    	
/s/ Angelo V. Vitale
    	
 
    	
By:
    	
/s/ William Emerson
    
	
 
    	
Name:
    	
Angelo V. Vitale
    	
Name:
    	
 William Emerson
    
	
 
    	
Title:
    	
CEO.
    
								

 

6

 

EXHIBIT A

 

ADDITIONAL FIRST FLOOR SPACE

 

 

 

 

EXHIBIT B

 

RENT PAYMENT SCHEDULE

 

 

Exhibit B - Rent Shedule

 

	
 
    	
 
    	
Original Space
    	
 
    	
4th Floor Expansion Premises
    	
 
    	
1th Floor Expansion Spac
    	
 
    	
5th Floor Expansion Space
    	
 
    	
Additional First Floor Space
    	
 
    	
1st, 2nd, 3rd, 4th & 5th Floor
   Premises
    	
 
    
	
Date of Document:
    	
 
    	
07/06/04
    	
 
    	
 
    	
 
    	
07/13/05
    	
 
    	
 
    	
 
    	
 
    	
 
    	
10/10/06
    	
 
    	
 
    	
 
    	
 
    	
 
    	
10/10/06
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
3rd Floor
    	
 
    	
30,955
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2nd Floor
    	
 
    	
29,351
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
Cumulative Total RSF   Area
    	
 
    	
 
    	
 
    	
 
    	
 
    	
Cumulative Total RSF   Area
    	
 
    	
 
    	
 
    	
Cumulative Total RSF Area
    	
 
    	
 
    	
 
    	
 
    	
 
    	
Cumulative Total RSF   Area
    	
 
    
	
RSF Area:
    	
 
    	
60,306
    	
 
    	
 
    	
 
    	
31,441
    	
 
    	
 
    	
 
    	
91,747
    	
 
    	
5,481
    	
 
    	
 
    	
 
    	
97,228
    	
 
    	
30,389
    	
 
    	
127,617
    	
 
    	
1,567
    	
 
    	
 
    	
 
    	
129,184
    	
 
    
	
Term Comm.Date:
    	
 
    	
08/16/04
    	
 
    	
 
    	
 
    	
09/01/05
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Rent Comm. Date:
    	
 
    	
02/16/05
    	
 
    	
 
    	
 
    	
03/01/06
    	
 
    	
 
    	
 
    	
 
    	
 
    	
06/01/07
    	
 
    	
 
    	
 
    	
 
    	
 
    	
5/15/2007
    	
 
    	
 
    	
 
    	
6/1/2007
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Anticipated Term   Comm. Date:
    	
 
    	
N/A
    	
 
    	
 
    	
 
    	
N/A
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
03/09/07
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
RFS Area of   Building:
    	
 
    	
 
    	
 
    	
213,290
    	
 
    	
 
    	
 
    	
213,290
    	
 
    	
213,290
    	
 
    	
 
    	
 
    	
213,290
    	
 
    	
 
    	
 
    	
213,290
    	
 
    	
 
    	
 
    	
—
    	
 
    	
213,290
    	
 
    	
213,290
    	
 
    
	
Tenant’s Share:
    	
 
    	
 
    	
 
    	
28.27
    	
%
    	
 
    	
 
    	
14.74
    	
%
    	
43.02
    	
%
    	
 
    	
 
    	
2.57
    	
%
    	
 
    	
 
    	
14.25
    	
%
    	
 
    	
 
    	
 
    	
 
    	
0.73
    	
%
    	
60.57
    	
%
    

 

	
Dates
    	
 
    	
Rent Rate/SF
    	
 
    	
Monthly Rent
    	
 
    	
Annual Rent
    	
 
    	
Rent Rate/Sf
    	
 
    	
Monthly Rent
    	
 
    	
Annual Rent
    	
 
    	
Rent
   Rate/Sf
    	
 
    	
Monthly
   Rent
    	
 
    	
Annual Rent
    	
 
    	
Rent
   Rate/SF
    	
 
    	
Monthly
   Rent
    	
 
    	
Annual Rent
    	
 
    	
Rent Rate/SF
    	
 
    	
Monthly Rent
    	
 
    	
Annual Rent
    	
 
    	
Monthly Rent
    	
 
    	
Annual Rent
    	
 
    

	
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Exhibit B - Rent Shedule

 

	
 
    	
 
    	
Original Space
    	
 
    	
4th Floor Expansion Premises
    	
 
    	
1st Floor Expansion Premises
    	
 
    	
5th Floor Expansion Space
    	
 
    	
Additional First Floor Space
    	
 
    	
1st, 2nd, 3rd, 4th & 5th Floor
   Premises
    	
 
    
	
Date of Document:
    	
 
    	
07/06/04
    	
 
    	
 
    	
 
    	
07/13/05
    	
 
    	
 
    	
 
    	
 
    	
 
    	
10/10/06
    	
 
    	
 
    	
 
    	
 
    	
 
    	
10/10/06
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
3rd Floor
    	
 
    	
30,955
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
2nd Floor
    	
 
    	
29,351
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
Cumulative   Total RSF Area
    	
 
    	
 
    	
 
    	
 
    	
 
    	
Cumulative   Total RSF Area
    	
 
    	
 
    	
 
    	
Cumulative   Total RSF Area
    	
 
    	
 
    	
 
    	
 
    	
 
    	
Cumulative   Total RSF Area
    	
 
    
	
RSF Area:
    	
 
    	
60,306
    	
 
    	
 
    	
 
    	
31,441
    	
 
    	
 
    	
 
    	
91,747
    	
 
    	
5,481
    	
 
    	
 
    	
 
    	
97,228
    	
 
    	
30,389
    	
 
    	
127,617
    	
 
    	
1,567
    	
 
    	
 
    	
 
    	
129,184
    	
 
    
	
Term Comm.Date:
    	
 
    	
08/16/04
    	
 
    	
 
    	
 
    	
09/01/05
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Rent Comm. Date:
    	
 
    	
02/16/05
    	
 
    	
 
    	
 
    	
03/01/06
    	
 
    	
 
    	
 
    	
 
    	
 
    	
06/01/07
    	
 
    	
 
    	
 
    	
 
    	
 
    	
5/15/2007
    	
 
    	
 
    	
 
    	
6/1/2007
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Anticipated Term Comm. Date:
    	
 
    	
N/A
    	
 
    	
 
    	
 
    	
N/A
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
03/09/07
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
RFS Area of Building:
    	
 
    	
 
    	
 
    	
213,290
    	
 
    	
 
    	
 
    	
213,290
    	
 
    	
213,290
    	
 
    	
 
    	
 
    	
213,290
    	
 
    	
 
    	
 
    	
213,290
    	
 
    	
 
    	
 
    	
 
    	
 
    	
213,290
    	
 
    	
213,290
    	
 
    
	
Tenant’s Share:
    	
 
    	
 
    	
 
    	
28.27
    	
%
    	
 
    	
 
    	
14.74
    	
%
    	
43.02
    	
%
    	
 
    	
 
    	
2.57
    	
%
    	
 
    	
 
    	
14.25
    	
%
    	
 
    	
 
    	
 
    	
 
    	
0.73
    	
%
    	
60.57
    	
%
    

 

	
Dates
    	
 
    	
Rent Rate/SF
    	
 
    	
Monthly Rent
    	
 
    	
Annual Rent
    	
 
    	
Rent Rate/SF
    	
 
    	
Monthly Rent
    	
 
    	
Annual Rent
    	
 
    	
Rent 
   Rate/SF
    	
 
    	
Monthly 
   Rent
    	
 
    	
Annual Rent
    	
 
    	
Rent 
   Rate/SF
    	
 
    	
Monthly 
   Rent
    	
 
    	
Annual Rent
    	
 
    	
Rent 
   Rate/SF
    	
 
    	
Monthly 
   Rent
    	
 
    	
Annual Rent
    	
 
    	
Monthly Rent
    	
 
    	
Annual Rent
    	
 
    

	
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EXHIBIT C

 

CONTRACTOR RULES

 

1.             PARKING. All loading, unloading, and parking of vehicles of the Approved Contractor and its employees shall be done only in areas designated by the Landlord.

 

2.             TRASH. No trash may be placed in Building compactors or dumpsters. No trash may be put in the common area. All trash must be stored in the Premises or the Additional First Floor Space Space. All trash must be removed daily, after Building hours. Approved Contractor shall be allowed only two dumpsters on site at any one time. All costs associated with the dumpsters shall be at contractor’s expense. The areas around the dumpsters shall be kept clean and free of debris. The dumpster locations shall be designated by the Landlord.

 

3.             DUST AND DIRT. Tracking unreasonable quantities of dirt and dust into the common area is prohibited. Approved Contractor’s employees shall remove as much dirt and dust as possible before entering the common area.

 

4.             DAMAGE. Any damage to walls, floors or ceiling must be repaired by the Approved Contractor before construction is complete.

 

5.             STORAGE OF EQUIPMENT. Storage of all tools, equipment, and supplies is limited to the Demised Premises.

 

6.             ENTRY TO DEMISED PREMISES. Deliveries and all entries by Approved Contractor shall be made through the rear entrance or service entrance of the Building. If items are too large to fit through the Building’s rear entrance or service entrance, Approved Contractor may only deliver through the front entrance after receiving Landlord’s prior written permission. Contractors shall only use the freight elevator for deliver of materials and transporting tools and equipment.

 

7.             OUTSIDE WORK. All work is to be completed in the Additional First Floor Space only. No work is to be performed in the common areas or other tenant spaces without the Landlord’s prior approval.

 

8.             LOANING OF EQUIPMENT. No Building equipment will be loaned to the Approved Contractor.

 

9.             QUALITY OF WORK. Approved Contractor work shall be performed in a thorough, first-class, and workmanlike manner and shall be in good and usable condition at the date of completion thereof.

 

10.          ODORS. Proper care must be taken when working with glues, paints, and any other materials requiring special ventilation so that objectionable odors do not waft into the common area or other tenant spaces.

 

 

11.          WELDING AND PENETRATION. No welding and/or slab penetration shall be permitted without Landlord’s prior approval.

 

12.          SPRINKLERS. At no time shall the sprinkler system be shut down without Landlord’s prior approval.

 

13.          IRREGULAR HOURS. Approved Contractor shall not perform any work before or after Building hours without the Landlord’s prior approval.

 

14.          NOISE. Use of jackhammers, rivet guns, and grinding equipment is not allowed during Building hours without Landlord’s prior permission. All radio, music and construction noise must be kept at a low volume so that it cannot be heard outside the Additional First Floor Space.

 

15.          ROOF. Approved Contractor shall not go on the roof without the prior written approval of Landlord.

 

16.          ASBESTOS. All materials incorporated in the Additional First Floor Space by the Approved Contractor shall be 100 percent free of asbestos-containing materials.

 

17.          ELECTRICAL ROOM. The Approved Contractor shall not enter the electrical room without Landlord’s permission.

 

18.          FIRE EXTINGUISHER. The Approved Contractor shall keep fire extinguishers in the Additional First Floor Space at all times.

 

19.          No smoking in the building, demised premises or Additional First Floor Space.

 

2Exhibit 10.25.5

 

CERTAIN IDENTIFIED INFORMATION HAS BEEN EXCLUDED FROM THE EXHIBIT BECAUSE IT IS BOTH NOT MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE HARM TO THE REGISTRANT IF PUBLICLY DISCLOSED.   [***]  INDICATES THAT INFORMATION HAS BEEN REDACTED.

 

FIFTH AMENDMENT OF LEASE

 

THIS FIFTH AMENDMENT OF LEASE (this “Amendment”) dated as of the 4th day of May 2009, between GATEWAY LEWIS, LLC, a California limited liability company, having an office c/o Emmes Asset Management Company LLC, 420 Lexington Avenue, Suite 900, New York, New York 10170 (“Landlord”), and QUICKEN LOANS, INC., having its principal office at 20555 Victor Parkway, Livonia, Michigan 48152 (“Tenant”).

 

WITNESSETH:

 

WHEREAS, Landlord, or Landlord’s predecessor-in-interest, and Tenant have heretofore entered into a certain Lease dated as of July 6, 2004 (the “Original Lease”), which Original Lease was amended by that certain First Amendment to Lease dated July 13, 2005, by that certain Second Amendment to Lease dated October 31, 2005, by that certain Third Amendment to Lease dated October 10, 2006 and by that certain Fourth Amendment to Lease dated as of March 21st, 2007 (the Original Lease, as heretofore modified, is hereinafter referred to as the “Lease”), pursuant to which Landlord’s predecessor-in-interest leased to Tenant and Tenant did hire from Landlord’s predecessor-in-interest, certain premises comprising portions of the first (1st) floor deemed to consist of 7,048 rentable square feet in the aggregate, as shown hatched on Exhibit “A” attached hereto and incorporated herein by reference (the “First Floor Space”) and all of the rentable area on the second (2nd), third (3rd), fourth (4th) and fifth (5) floors of the building known as 800 Tower Drive, Troy, Michigan (the “Building”), upon and subject to all of the terms, covenants and conditions as are more particularly described in the Lease;

 

WHEREAS, the Lease expires by its terms on December 31, 2011 (the “Original Expiration Date”), or such earlier date upon which said term may expire or be terminated pursuant to any conditions of limitation or other provisions of the Lease or pursuant to law; and

 

WHEREAS, the parties hereto desire to modify the Lease in certain respects to provide for, among other things, the extension of the current term of the Lease with respect to the First Floor Space only and the modification of Tenant’s termination options set forth in the Lease.

 

NOW, THEREFORE, in consideration of the promises and the mutual covenants herein contained, the parties hereto agree as follows:

 

1.          Recitals: Defined Terms: The recitals set forth above are true and correct and by this reference are incorporated herein in their entirety. All capitalized terms not defined in this Amendment shall, for the purposes hereof, have the same meanings ascribed to them in the Lease.

 

2.          Extension of First Floor Space Term: Provided the Lease is in full force and effect and Tenant is not then in default thereunder, the expiration of the term of the Lease with respect to the First Floor Space only shall be extended for three years (the “Extended First Floor Term”) from January 1, 2012 through and including December 31, 2014 (the “New Expiration Date”) and all references to the Expiration Date contained in the Lease with respect to the First Floor Space shall be deemed to be the New Expiration Date. Tenant acknowledges that the extension of the term pursuant to this Amendment is granted by Landlord to Tenant in lieu of the option to extend the term of the Lease pursuant to Paragraph 3(d) of the Original Lease, which provision is hereby deemed deleted in its entirety.

 

 

3.             Rent, Escalations and Other Charges:

 

(a)           Fixed Rent: Effective as of July 1, 2009 through the New Expiration Date, in lieu of the rent for the “1st Floor Expansion Premises” and the “Additional First Floor Space” set forth in Rent Schedule annexed as Exhibit B to the Fourth Amendment to Lease, Tenant shall pay annual rent with respect to the First Floor Space as follows (in addition to all additional rent and charges provided for in the Lease):

 

	
Dates
    	
 
    	
PerSF
    	
 
    	
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In addition, Tenant shall continue to be liable for the annual rent payable for the 2nd through 5th floors of the Building as set forth in the Rent Schedule annexed as Exhibit B to the Fourth Amendment to Lease.

 

(b) Operating Expenses and Taxes: Article 5 (Rental Adjustment) of the Original Lease shall continue in full force and effect pursuant to its terms throughout the Extended First Floor Term, except that effective as of July 1, 2009, and with respect to the First Floor Space only, (a) the “Base Expenses” (as defined in Article 1(h) of the Original Lease) shall be deemed to mean the 2009 calendar year and (b) the “Base Taxes” (as defined in Article 1(i) of the Original Lease) shall mean the Taxes for the 2009 calendar year. Tenant shall continue to be liable for additional rent and escalations payable for the 2nd through 5th floors of the Building pursuant to the existing terms, conditions, and provisions set forth in the Lease.

 

(c) Electric Charges: Tenant shall continue to be liable for all electrical service used or consumed in the First Floor Space in accordance with the applicable provisions of the Lease, including, without limitation, Section 11(b) of the Original Lease.

 

4.             Options for Early Termination:

 

[***]

 

 

(b) In the event Tenant exercises its option to terminate the lease with respect to the 2nd through the 5th floors, the Lease shall be deemed modified as follows effective as of the partial termination date:

 

Tenant’s Share” set forth in Paragraph 1(j) of the Original Lease shall mean 3.32%.

 

Signs: Paragraph 47 (a), (b) and (e) of the Original Lease shall be deemed deleted and of no further force or effect and Tenant shall remove all exterior building signage installed pursuant thereto within thirty (30) days following the termination date at Tenant’s sole expense. However, Quicken Loans shall retain its monument and lobby signage rights pursuant to the remaining provisions of Paragraph 47, except that the position of Tenant’s sign panel on the monument sign shall be based on the rentable square feet leased by Tenant relative to the rentable square foot leased by other Building tenants (sign panel positions to be in descending order based on highest to lowest rentable square feet leased).

 

Tenant’s Exclusive Parking Rights: Paragraph 36(c)(i) of the Original Lease (as modified) providing for Tenant’s exclusive parking rights on the parking deck shall be deemed deleted and of no further force or effect. Furthermore, Paragraph 36 (c) (ii) shall be modified to reduce Tenant’s exclusive surface lot parking spaces to five (5) and Exhibit “H” of the Original Lease shall be revised accordingly.

 

[***]

 

5.             Tenant’s Insurance: Tenant covenants and agrees to name the additional insured parties set forth in the Insurance Rider attached hereto as Exhibit B and made a part hereof on Tenant’s commercial liability policies.

 

6.             Miscellaneous Lease Modifications: Effective as of the Original Expiration Date (or such earlier date that Tenant surrenders the second (2nd) through the fifth (5th) floors of the Building):

 

 

(a)   Right of First Refusal: Article 44 of the Original Lease is hereby deemed deleted in its entirety.

 

(b)   Cafeteria: Paragraph 46(b) of the Original Lease is deemed deleted.

 

7.          Notices: Article 28 of the Original Lease is deemed modified to provide that all notices to Landlord shall be addressed to Landlord as follows:

 

Gateway Lewis LLC

c/o Emmes Asset Management Company LLC

420 Lexington Avenue, Suite 900 New York, New York 10170

Attention: Legal Department

with a copy to:

 

Younkins & Schecter LLP 420

Lexington Avenue, Suite 2050

New York, New York 10170

 

The parties agree that any communication may be given by Landlord’s attorney or agent on behalf of Landlord, and further, that any communication by either party may also be given by overnight mail.

 

8. Brokerage: Tenant covenants with, and represents and warrants to, Landlord that Tenant has had no dealings or communications with any broker or agent other than Emmes Realty Services LLC and the Friedman Real Estate Group (collectively, the “Broker”) in connection with the consummation of this Amendment, and Tenant covenants to pay, hold harmless and indemnify Landlord from and against any and all cost, expense (including reasonable attorneys’ fees and disbursements) or liability for any compensation, commissions or charges claimed by any broker or agent (other than the Broker) with respect to this Amendment or the negotiation thereof, and arising out of such dealings or negotiations.

 

9. Anti-Terrorism Requirements: Tenant warrants and represents to Landlord that to the best of its knowledge Tenant, and all persons and entities owning (directly or indirectly) an ownership interest in Tenant: (a) are not, and shall not becom e, a person or entity with whom either party is restricted from doing business with under regulations of the Office of Foreign Assets Control (“OFAC”) of the Department of Treasury (including, but not limited to, those named on OFAC’s Specially Designated and Blocked Persons list) or under any statute, executive order (including, but not limited to, the September 24, 2001, Executive Order 13224 Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action; and (b) are not knowingly engaged in, and shall not knowingly engage in, any dealings or transactions or be otherwise associated with such persons or entities described in clause (a) above.

 

10. Miscellaneous:

 

(a) Except as modified by this Amendment, the Lease and all of the covenants agreements, terms and conditions thereof shall remain in full force and effect and are hereby in all respects ratified and confirmed. Tenant hereby confirms that Landlord is not in default under any provisions of the Lease, that there are no presently existing claims, counterclaims, or defenses with respect to the Lease.

 

 

(b) The covenants, agreements, terms and conditions contained in this Amendment shall bind and inure to the benefit of the parties hereto and their respective successors, and (except as otherwise provided in the Lease as hereby supplemented) their respective assigns.

 

(c) This Amendment may not be changed orally, but only by an agreement in writing signed by the party against whom enforcement of any waiver, change, modification or discharge is sought.

 

(d) Any indemnity contained in the Lease for the benefit of Landlord shall be deemed to inure to the benefit of Landlord and its and its managing agent and the irrespective parent companies and/or corporations, their respective controlled, associated, affiliated and subsidiary companies and/or corporations and their respective representatives, shareholders, members, officers, directors, partners, agents, trustees, consultants, servants, employees, successors and assigns.

 

(e) Tenant acknowledges that this Amendment shall not be binding on Landlord until Landlord shall have executed this Amendment and a counterpart thereof shall have been unconditionally delivered to Tenant.

 

(f) If any of the provisions of the Lease, as am ended hereby, or the application thereof to any person or circumstance, shall, to any extent, be invalid or unenforceable, the remainder of the Lease, as amended hereby, or the application of such provision or provisions to persons or circumstances other than those as to whom or which it is held invalid or unenforceable shall not be affected thereby, and every provision of the Lease, as amended hereby, shall be valid and enforceable to the fullest extent permitted by law.

 

(g) The persons executing this Amendment on behalf of Landlord and Tenant represent and warrant that they do so with full authority to bind the parties hereto to the terms, conditions and provisions hereinabove set forth.

 

(h) The deletion, modification or adjustment of any provision of the Lease effective as of the Effective Date shall not relieve Tenant of its obligation to perform any covenant set forth in any such deleted, modified or adjusted provision, the performance of which shall have accrued prior to that remains unsatisfied as of the Effective Date.

 

(i) Landlord hereby consents to Tenant’s rewiring of both of the existing generators to exclusively support the First Floor Space. Such rewiring shall be performed by Tenant at its sole cost and expense and in accordance with plans to be submitted to Landlord for its prior written approval, which approval shall not be unreasonably delayed or withheld provided such work complies with the applicable terms, conditions and provisions of the Lease, including, without limitation, Article 8 of the Original Lease.

 

[SIGNATURE PAGE FOLLOWS]

 

 

IN WITNESS WHEREOF, the parties hereto have executed this Amendment as of the day and year first above written.

 

	
 
    	
GATEWAY LEWIS, LLC,   Landlord
    
	
 
    	
 
    	
 
    
	
 
    	
By: Emmes Asset   Management Company LLC,
    
	
 
    	
its authorized agent
    
	
 
    	
 
    	
 
    
	
 
    	
By:
    	
/s/ Gary M. Tischler,
    
	
 
    	
 
    	
Gary M. Tischler,   Authorized Signatory
    
	
 
    	
 
    	
 
    
	
 
    	
QUICKEN   LOANS, INC., Tenant
    
	
 
    	
 
    
	
 
    	
By: 
    	
/s/ William Emerson
    
	
 
    	
 
    	
Title:  CEO
    
				

 

 

EXHIBIT A

 

FLOOR PLAN OF FIRST FLOOR SPACE

 

 

 

 

EXHIBIT B

 

INSURANCE RIDER

 

LANDLORD’S INSUREDS AND ADDITIONAL INSUREDS

 

Gateway Lewis, LLC

c/o Emmes Asset Management Company LLC 420 Lexington Avenue, Suite 900

New York, New York 10170

 

Emmes Asset Management Company LLC

420 Lexington Avenue, Suite 900

New York, New York 10170

 

Emmes Realty Services LLC

420 Lexington Avenue, Suite 900

New York, New York 10170

 

Anglo Irish Bank 222 East 41st Street, 24th Floor

New York, New York 10017

Attn: Mr. James P. Whelan

 

Los Angeles County Employees Retirement Association

300 N. Lake Avenue, Suite 620

Pasadena, California 91101

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