Document:

exv4w01

Exhibit 4.01

          This Note is a Global Security within the meaning of the Indenture hereinafter referred
to and is registered in the name of the Depository named below or a nominee of the Depository.
This Note is not exchangeable for Notes registered in the name of a Person other than the
Depository or its nominee except in the limited circumstances described herein and in the
Indenture, and no transfer of this Note (other than a transfer of this Note as a whole by the
Depository to a nominee of the Depository or by a nominee of the Depository to the Depository or
another nominee of the Depository) may be registered except in the limited circumstances described
herein.

          Unless this certificate is presented by an authorized representative of The Depository Trust
Company, a New York corporation (the “Depository”), to the Company or its agent for registration of
transfer, exchange, or payment, and any certificate issued is registered in the name of Cede & Co.
or in such other name as is requested by an authorized representative of the Depository (and any
payment is made to Cede & Co. or to such other entity as is requested by an authorized
representative of the Depository), ANY TRANSFER, PLEDGE, OF OTHER USE HEREOF FOR VALUE OR OTHERWISE
BY OR TO ANY PERSON IS WRONGFUL inasmuch as the registered owner hereof, Cede & Co., has an
interest herein.

CITIGROUP INC.

3.953% NOTES DUE JUNE 15, 2016

			
	 	 	 
	REGISTERED
	 	REGISTERED

CUSIP: 172967FS5          

ISIN: US 172967FS50          

Common Code: 063854468          

			
	 	 	 
	No. R-0001
	 	$500,000,000

          CITIGROUP INC., a Delaware corporation (the “Company,” which term includes any successor
corporation under the Indenture hereinafter referred to), for value received, hereby promises to
pay to Cede & Co., or registered assigns, the principal sum of Five Hundred Million Dollars
($500,000,000) on June 15, 2016 (formerly September 15, 2042), and to pay interest on said
principal sum from June 15, 2011, or from the most recent Interest Payment Date to which interest
has been paid or duly provided for in arrears at a rate per annum of 3.953% from and after June 15,
2011 to the earlier of the repayment of the outstanding principal amount of this Security and June
15, 2016, payable semi-annually in equal installments on each June 15 and December 15 (each such
date, an “Interest Payment Date”), commencing with December 15, 2011, until the principal hereof
shall have become due and payable, and on any overdue principal and premium, if any, and (without
duplication and to the extent that payment of such interest is enforceable under applicable law) on
any overdue installment of interest at the same rate per annum compounded semi-annually (it being
understood that prior to its amendment, interest was previously paid under this security to its
prior owner at a rate per annum of 6.935% from December 3, 2007 to but not including June 15,
2011). The amount of interest payable on any Interest Payment Date shall be computed on the basis
of a 360-day year comprised of twelve 30-day months. In the event that any date on which interest
is payable on this Security is not a

 

 

Business Day, then payment of interest payable on such date will be made on the next
succeeding day that is a Business Day (and without any interest or other payment in respect of any
such delay), except that, if such Business Day is in the next succeeding calendar year, such
payment shall be made on the immediately preceding Business Day, in each case with the same force
and effect as if made on such date. The interest installment so payable, and punctually paid or
duly provided for, on any Interest Payment Date will, as provided in the Indenture, be paid to the
Person in whose name this Security (or one or more Predecessor Securities, as defined in said
Indenture) is registered at the close of business on the regular record date for such interest
installment, which shall be the close of business on the Business Day next preceding such Interest
Payment Date, or, if the Securities are not Global Securities, such other record dates selected by
the Company from time to time which shall be more than 14 but not less than 60 days prior to any
Interest Payment Date. Any such interest installment not punctually paid or duly provided for
shall forthwith cease to be payable to the registered Holders on such regular record date and may
be paid to the Person in whose name this Security (or one or more Predecessor Securities) is
registered at the close of business on a special record date to be fixed by the Trustee for the
payment of such defaulted interest, notice whereof shall be given to the registered Holders of this
series of Securities not less than 10 days prior to such special record date, or may be paid at any
time in any other lawful manner not inconsistent with the requirements of any securities exchange
on which the Securities may be listed, and upon such notice as may be required by such exchange,
all as more fully provided in the Indenture. The principal of (and premium, if any) and the
interest on this Security shall be payable at the office or agency of the Trustee maintained for
that purpose in any coin or currency of the United States of America that at the time of payment is
legal tender for payment of public and private debts; provided, however, that payment of interest
may be made at the option of the Company by check mailed to the registered Holder at such address
as shall appear in the Security Register.

          The Securities are not deposits or savings accounts. The Securities are not insured or
guaranteed by the Federal Deposit Insurance Corporation or any other governmental agency or
instrumentality.

          The indebtedness evidenced by this Security is Senior Indebtedness of the Company, as defined
in the Indenture.

          This Security shall not be entitled to any benefit under the Indenture hereinafter referred
to, be valid or become obligatory for any purpose until the Certificate of Authentication hereon
shall have been signed by or on behalf of the Trustee.

          This Security has been amended to reflect changes made to its terms pursuant to the terms of
the Fourth Supplemental Indenture and the Tenth Supplemental Indenture and is a continuation and
restatement of the original security dated December 3, 2007.

          The provisions of this Security are continued on the reverse side hereof and such continued
provisions shall for all purposes have the same effect as though fully set forth at this place.

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     IN WITNESS WHEREOF, the Company has caused this instrument to be executed.

Dated: June 15, 2011

	 	 	 	 	 
	 	CITIGROUP INC.

 	 
	 	By:  	/s/
Martin A. Waters 	 
	 	 	Name:  	Martin A. Waters 	 
	 	 	Title:  	Assistant Treasurer 	 
	 
	 	 	 
	 	By:  	
/s/ Douglas C. Turnbull 	 
	 	 	Name:  	Douglas C. Turnbull 	 
	 	 	Title:  	Assistant Secretary 	 

 

 

	 	 	 	 	 

CERTIFICATE OF AUTHENTICATION

               This is one of the Securities of the series of Securities described in the within- mentioned
Indenture.

	 	 	 	 	 

	THE BANK OF NEW YORK MELLON, 

     as Trustee	 	 
	 
	 	 	 	 
	By:
	 	/s/ Timothy W. Casey 	 	 
	 

	 	 

Authorized Officer
	 	 

 

 

[Reverse of Debentures]

          This Security is one of a duly authorized series of securities of the Company (herein
sometimes referred to as the “Securities”), specified in the Indenture, all issued or to be issued
in one or more series under and pursuant to an Indenture dated as of July 23, 2004 (the “Base
Indenture”), duly executed and delivered between the Company and The Bank of New York Mellon (as
successor to JPMorgan Chase Bank), as Trustee (the “Trustee”), a Fourth Supplemental Indenture,
dated as of December 3, 2007 (the “Fourth Supplemental Indenture”) and a Tenth Supplemental
Indenture, dated as of May 1, 2011 (the “Tenth Supplemental Indenture” and, together with the Base
Indenture and the Fourth Supplemental Indenture, the “Indenture”), to which Indenture and all
indentures supplemental thereto reference is hereby made for a description of the respective
rights, limitations of rights, obligations, duties and immunities thereunder of the Trustee, the
Company and the Holders of the Securities. By the terms of the Indenture, the Securities are
issuable in series that may vary as to amount, date of maturity, rate of interest and in other
respects as provided in the Indenture. This series of Securities is limited in aggregate principal
amount to $1,875,000,000.

          If a Tax Event with respect to the Securities occurs, the Company may redeem the Securities,
in whole but not in part, at a redemption price equal to the principal amount of the securities to
be redeemed, plus accrued and unpaid interest through the redemption date. Any redemption pursuant
to this paragraph will be made upon not less than 30 days nor more than 60 days’ notice.

          Any redemption of the Securities of this series, in whole but not in part, prior to the Stated
Maturity of principal is subject to receipt by the Company of prior written approval from the
Federal Reserve, if then required under applicable capital adequacy guidelines, regulations or
policies of the Board of Governors of the Federal Reserve System.

          Except as provided in the two preceding paragraphs and subject to the next paragraph, the
Securities may not be redeemed prior to June 15, 2016 (formerly September 15, 2042).

          In case an Event of Default, as defined in the Indenture, shall have occurred and be
continuing, the principal of all of the Securities may be declared, and upon such declaration shall
become, due and payable, in the manner, with the effect and subject to the conditions provided in
the Indenture.

          The Indenture contains provisions for defeasance at any time of the entire indebtedness of
this Note upon compliance by the Company with certain conditions set forth in Article IV thereof,
which provisions apply to this Note.

          The Indenture contains provisions permitting the Company and the Trustee, with the consent of
the Holders of not less than a majority in aggregate principal amount of the Securities of each
series affected at the time outstanding, as defined in the Indenture, to execute supplemental
indentures for the purpose of adding any provisions to or changing in any manner or eliminating any
of the provisions of the Indenture or of any supplemental indenture or of modifying in any manner
the rights of the Holders of the Securities; provided, however, that no

 

 

such supplemental indenture shall (i) extend the fixed maturity of any Securities of any
series, or reduce the principal amount thereof, or reduce the rate or extend the time of payment of
interest thereon, or reduce any premium payable upon the redemption thereof, without the consent of
the Holder of each Security so affected, or (ii) reduce the aforesaid percentage of Securities, the
Holders of which are required to consent to any such supplemental indenture, without the consent of
the Holders of each Security then outstanding and affected thereby. The Indenture also contains
provisions permitting the Holders of a majority in aggregate principal amount of the Securities of
any series at the time outstanding affected thereby, on behalf of all of the Holders of the
Securities of such series, to waive any past default in the performance of any of the covenants
contained in the Indenture, or established pursuant to the Indenture with respect to such series,
and its consequences, except a default in the payment of the principal of or premium, if any, or
interest on any of the Securities of such series. Any such consent or waiver by the registered
Holder of this Security (unless revoked as provided in the Indenture) shall be conclusive and
binding upon such Holder and upon all future Holders and owners of this Security and of any
Security issued in exchange herefor or in place hereof (whether by registration of transfer or
otherwise), irrespective of whether or not any notation of such consent or waiver is made upon this
Security

          No reference herein to the Indenture and no provision of this Security or of the Indenture
shall alter or impair the obligation of the Company, which is absolute and unconditional, to pay
the principal of and premium, if any, and interest on this Security at the time and place and at
the rate and in the money herein prescribed.

          During any period when a Default shall have occurred and be continuing, (a) the Company and
its Subsidiaries shall not declare or pay any dividend on, make any distributions with respect to,
or redeem, purchase, acquire or make a liquidation payment with respect to, any of its capital
stock or make any guarantee payment with respect thereto (other than (i) purchases, redemptions or
other acquisitions of shares of capital stock of the Company in connection with any employment
contract, benefit plan or other similar arrangement with or for the benefit of employees, officers,
directors or consultants, (ii) purchases of shares of common stock of the Company pursuant to a
contractually binding requirement to buy stock existing prior to the commencement of the Default or
default, including under a contractually binding stock repurchase plan, (iii) as a result of an
exchange or conversion of any class or series of the Company’s capital stock for any other class or
series of the Company’s capital stock, (iv) the purchase of fractional interests in shares of the
Company’s capital stock pursuant to the conversion or exchange provisions of such capital stock or
the security being converted or exchanged), or (v) purchase of the Company’s capital stock in
connection with the distribution thereof), and (b) the Company and its Subsidiaries shall not make
any payment of interest on or principal or premium on, or repay, repurchase or redeem, any debt
securities or guarantees issued by the Company that rank pari passu with or junior to the
Securities (other than (A) any payment of current or deferred interest on securities that rank pari
passu with the Securities that is made pro rata to the amounts due on such securities (including
the Securities) and (B) any payments that, if not made, would cause the Company to violate the
terms of the instrument governing such Securities or guarantees). The foregoing, however, will not
apply to any stock “dividends” paid by the Company where the dividend stock is the same stock as
that on which the dividend is being paid.

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          As provided in the Indenture and subject to certain limitations therein set forth, this
Security is transferable by the registered Holder hereof on the Security Register of the Company,
upon surrender of this Security for registration of transfer at the office or agency of the Trustee
in the City and State of New York accompanied by a written instrument or instruments of transfer in
form satisfactory to the Company or the Trustee duly executed by the registered Holder hereof or
his attorney duly authorized in writing, and thereupon one or more new Securities of authorized
denominations and for the same aggregate principal amount and series will be issued to the
designated transferee or transferees. No service charge will be made for any such transfer, by the
Company or the Trustee may require payment of a sum sufficient to cover any tax or other
governmental charge payable in relation thereto.

          Prior to due presentment for registration of transfer of this Security, the Company, the
Trustee, any paying agent and the Security Registrar may deem and treat the registered holder
hereof as the absolute owner hereof (whether or not this Security shall be overdue and
notwithstanding any notice of ownership or writing hereon made by anyone other than the Security
Registrar) for the purpose of receiving payment of or on account of the principal hereof and
premium, if any, and interest due hereon and for all other purposes, and neither the Company nor
the Trustee nor any paying agent nor any Security Registrar shall be affected by any notice to the
contrary.

          No recourse shall be had for the payment of the principal of or the interest on this Security,
or for any claim based hereon, or otherwise in respect hereof, or based on or in respect of the
Indenture, against any incorporator, stockholder, officer or director, past, present or future, as
such, of the Company or of any predecessor or successor corporation, whether by virtue of any
constitution, statute or rule of law, or by the enforcement of any assessment or penalty or
otherwise, all such liability being, by the acceptance hereof and as part of the consideration for
the issuance hereof, expressly waived and released.

          The Securities of this series are issuable only in registered form without coupons in
denominations of $1,000 and any integral multiple thereof. As provided in the Indenture and
subject to certain limitations herein and therein set forth, Securities of this series so issued
are exchangeable for a like aggregate principal amount of Securities of this series of a different
authorized denomination, as requested by the Holder surrendering the same.

          The Company has appointed The Bank of New York Mellon to act as paying agent from whom holders
of the Securities can receive payment of the principal, interest or premium on the Securities.
Notwithstanding the foregoing, at the Company’s option, payment of any interest may be made by
check mailed to the address of the person entitled thereto as such address appears in the security
register.

          All terms used in this Security that are defined in the Indenture shall have the meanings
assigned to them in the Indenture. This Security is governed by the laws of the State of New York.

          This Note is a Global Security registered in the name of a nominee of the Depository. This
Note is exchangeable for Notes registered in the name of a person other than the Depository or its
nominee only in the limited circumstances hereinafter described. Unless

R-3

 

and until it is exchanged in whole or in part for definitive Notes in certificated form, this
Note may not be transferred except as a whole by the Depository to a nominee of the Depository or
by a nominee of the Depository to the Depository or another nominee of the Depository.

          The Notes represented by this Global Security are exchangeable for definitive Notes in
certificated form of like tenor as such Notes in denominations of $1,000 and more multiples of
$1,000 in excess thereof only if (i) the Depository notifies the Company that it is unwilling or
unable to continue as Depository for the Notes or (ii) the Depository ceases to be a clearing
agency registered under the Securities Exchange Act of 1934, as amended, or (iii) the Company in
its sole discretion decides to allow the Notes to be exchanged for definitive Notes in registered
form. Any Notes that are exchangeable pursuant to the preceding sentence are exchangeable for
certificated Notes issuable in authorized denominations and registered in such names as the
Depository shall direct. As provided in the Indenture and subject to certain limitations therein
set forth, the transfer of definitive Notes in certificated form is registrable in the register
maintained by the Company in The City of New York for such purpose, upon surrender of the
definitive Note for registration of transfer at the office or agency of the registrar, duly
endorsed by, or accompanied by a written instrument of transfer in form satisfactory to the Company
and the registrar duly executed by, the holder thereof or his attorney duly authorized in writing,
and thereupon one or more new Notes of this series and of like tenor, of authorized denominations
and for the same aggregate principal amount, will be issued to the designated transferee or
transferees. Subject to the foregoing, this Note is not exchangeable, except for a Global Security
or Global Securities of this issue of the same principal amount to be registered in the name of the
Depository or its nominee.

R-4exv10w13

Exhibit 10.13

LEWISTON PROPERTIES, LLC

COMMERCIAL LEASE

     In consideration of the covenants herein, Lewiston Properties, LLC a Maine limited liability
company (“LESSOR”) hereby leases to Carbonite, Inc., a DE corporation, (“LESSEE”) the
following premises, approximately 22,592 square feet of space (the “leased premises”) at 18 — 24
Mollison Way, Lewiston, Maine 04240, (the “Building”) as shown on Exhibits A-1 and A-2
attached hereto, for a term of five (5) years commencing as provided in Section 4 of the Rider
attached hereto and made a part hereof (“Rider”) and shall terminate at the end of the fifth Lease
Year (as defined in Section 1 below), unless sooner terminated or extended as herein provided.
LESSOR and LESSEE now covenant and agree that the following terms and conditions shall govern this
Lease.

1. RENT. LESSEE shall pay to LESSOR base rent at the annual and monthly rates set forth below,
drawn on a U.S. bank, payable in advance in monthly installments on the first day of each calendar
month, without offset or deduction except as otherwise provided in this Lease. The first monthly
payment shall be made upon LESSEE’s execution of this Lease. All payments shall be made to LESSOR
in care of City North Development, LLC, 76 Merrimack St., Suite 19, Haverhill, MA 01830 or at such
other place as is designated in writing by LESSOR.

     A. On the date of LESSOR’s delivery to LESSEE (anticipated to be on June 1, 2011) of the
second floor portion of the leased premises (containing 13,486 square feet) with Landlord’s Work
(as described in Section 1 of the Rider) with respect to such portion fully completed (“Second
Floor Delivery Date”), the base rent shall be $13,486 per month for that portion of the leased
premises (prorated for any period of less than a full, calendar month) which equals $161,832 on an
annualized basis and continuing until the date described in subsection B below.

     B. On the date of LESSOR’s delivery to LESSEE (anticipated to be on January 1, 2012) of the
first floor portion of the leased premises (containing 9,106 square feet) with Landlord’s Work with
respect to such portion fully completed (“First Floor Delivery Date”), the base rent shall be an
additional $9,106 per month for that portion of the leased premises (prorated for any period of
less than a full, calendar month) which equals $109,272 on an annualized basis. Therefore, on the
First Floor Delivery Date, the total base rent shall be $22,592 per month ($271,104 on an
annualized basis) continuing through the last day of the month in which the first anniversary of
the Second Floor Delivery Date occurs (“first Lease Year”). Each successive twelve (12) month
period thereafter shall be a “Lease Year”.

     C. During the second Lease Year the annual base rent shall be $277,881.60, payable in equal
monthly installments of $23,156.80.

     D. During the third Lease Year the annual base rent shall be $284,828.64, payable in equal
monthly installments of $23,735.72.

 

 

     E. During the fourth Lease Year the annual base rent shall be $291,949.36, payable in equal
monthly installments of $24,329.11.

     F. During the fifth Lease Year the annual base rent shall be $299,248.09, payable in equal
monthly installments of $24,937.34.

2. SECURITY DEPOSIT. Intentionally Deleted.

3. USE OF PREMISES. LESSEE shall use the leased premises for office purposes, including, without
limitation, a customer technical support call center and all other appurtenant uses allowed by law
(collectively, “Permitted Uses”).

4. ADDITIONAL RENT. Beginning January 1, 2013 and continuing throughout the term of the Lease and
any extension(s) thereof, LESSEE shall pay to LESSOR as additional rent a proportionate share (38%
being 22,592 ̧59,466) of any increase over the Building’s base year operating expenses and
real estate taxes. All operating expenses (including for the base year) shall be based upon the
Building being 95% occupied and fully assessed for real estate taxes. The base year for computing
operating expenses increases shall be calendar year 2012. Operating expenses shall be defined as
all costs and expenses of every kind and nature paid or incurred by Lessor in operating the
Building including, but not limited to, management, equipment, utilities (including, without
limitation, water and sewer), insurance, structural and mechanical maintenance, repairs, snow
removal, cleaning of common areas, wages, and real estate taxes. The replacement of capital items
shall be included in operating expenses after LESSOR obtains LESSEE’s prior written consent (which
consent shall not be unreasonably withheld or delayed) and then to the extent of LESSOR’s
reasonable costs thereof but amortized over the longest useful life according to generally accepted
accounting principles.

     LESSEE’s proportionate share of operating expenses shall: (i) decrease to the extent rentable
area in the Building shall increase and (ii) shall not increase for any reason. LESSEE shall have
the right to inspect, copy and audit LESSOR’s books, records and accounts concerning operating
expenses and real estate taxes during normal business hours. The following items are also
specifically excluded from the definition of operating expenses: payments of principal and/or
interest related to indebtedness or other costs of financing the Building, equipment, improvements,
replacements or repairs; ground rent; depreciation or amortization on the Building; costs of
enforcement of leases; advertising, promotional and Building expenses relating to leasing or
procuring tenants or negotiating with prospective tenants; any costs representing an amount paid
for services or materials to a related person, firm or entity to the extent such amount exceeds the
amount that would be paid for such services or materials at the then-existing market rates for the
same quality and/or timeliness to an unrelated person, firm or corporation on a competitive bid
basis; rentals and other related expenses incurred in leasing air conditioning systems, elevators
or other equipment ordinarily considered to be of a capital nature; any tenant work performed, or
alteration of space leased to, tenants or occupants of the Building, whether such work or
alterations is performed for the initial occupancy by such tenant or occupant or any cash or other
consideration paid by LESSOR on account of, with respect to, or in lieu of, said tenant work or
alterations; repairs or replacements necessitated by the negligence or willful misconduct of (a)
LESSOR or its employees, agent or contractor or (b) other tenants; the cost of repairs incurred by
reason of fire or other casualty or

 

 

condemnation to the extent that either (a) LESSOR is compensated therefor through proceeds of
insurance or condemnation awards; (b) LESSOR is not fully compensated therefor due to the failure
of LESSOR to obtain insurance against such fire or casualty or the decision of LESSOR to
self-insure; or (c) if LESSOR is not fully compensated by reason of the co-insurance provisions of
its insurance policies due to LESSOR’s failure to obtain and maintain a sufficient amount of
insurance coverage; costs incurred to clean up, contain, abate, remove, or otherwise remedy
hazardous materials or substances; professional dues and lobbying expenses; acquisition costs for
works of art or sculpture located within or outside the Building; any interest; penalties; fines;
commissions; cost of services or labor not provided on a regular basis to all tenants in the
Building; and wages, salaries or fees paid to executive personnel of LESSOR not involved in the
direct management of the Building.

     Real estate taxes shall not include corporation, franchise, income, profit or capital levy
taxes, or inheritance, succession, estate, gift, transfer or any other tax, charge or imposition by
whomever assessed or levied by reason of or arising because of any devise, descent or transfer of
the Building or any interest therein by LESSOR or its successors in title, increases in taxes
resulting from an increase in the height or bulk of the Building, or penalties and interest for
late payment of real estate taxes, municipal betterment assessments, and any taxes attributable to
improvements made by any other tenants unless such improvements benefit all tenants of the
Building. Under no circumstances shall LESSEE be liable for any taxes resulting from the
subdivision of the land under the Building into two or more parcels, the declaration of a
condominium or cooperative, the addition of floors to the Building, or change of use for the
Building and/or such land. (LESSOR shall pay all real estate taxes to the appropriate taxing
authority when the same are due and payable and any betterments assessed shall be paid on an
installment basis for the maximum period of time permitted by law. Landlord shall use reasonable
efforts to minimize real estate taxes. LESSOR shall promptly pay LESSEE its equitable share of any
refunds, abatements or credits of real estate taxes received by LESSOR [less LESSOR’s reasonable
expenses in obtaining the same] for any year with respect to which LESSEE has paid its share of
real estate taxes.)

5. UTILITIES. LESSOR shall provide equipment and utilities per reasonable Building standards to
heat and cool the leased premises in season which equipment may be used by LESSEE on a 365/24/7
basis. LESSEE shall pay all charges for all separately metered utilities used at the leased
premises including electricity and natural gas. LESSOR shall, at no additional charge and as part
of Landlord’s Work, provide LESSEE complete, unhindered 365/24/7 access to the telecommunications
POP in an alarmed and locked room in the Building. Notwithstanding anything in this Lease to the
contrary, in the event an interruption of an essential Building services (e.g., electricity, HVAC,
water or required substantive LESSOR repairs), and, as a result of such interruption, LESSEE’s
business operations in the leased premises are materially impacted for a period in excess of five
(5) business days, then unless such interruption is caused by laws passed or executive orders or by
the intentional misconduct or negligence of LESSEE, or its agents employees or contractors, all
rent and additional rent shall be fully abated for each full day of such interruption, calculated
retroactively to include the initial five (5) business day period, such abatement to be effective
until the services or utilities are restored. If the interruption materially interferes with
Tenant’s normal use of or access to the leased premises for thirty (30) days, and if such
interruption is caused by the negligence or intentional misconduct of LESSOR, or its agents,
employees or contractors and is not

3

 

experienced by other buildings in the geographic area of the Building and LESSOR does not provide a
substantially similar substitute premises within five (5) business days of receipt of LESSEE’s
notice, LESSEE shall have the option to terminate this Lease upon notice to LESSOR and the
termination shall be effective thirty (30) after on the date designated in such notice. If the
interruption materially interferes with LESSEE’s use or access of the leased premises for ninety
(90) days regardless of cause (unless such interruption is caused by the negligence or intentional
misconduct of LESSEE), LESSEE shall have the option to terminate this Lease upon notice to LESSOR
and the termination shall be effective on the date designated in such notice. In all instances,
LESSOR shall use best efforts to remedy the cause of said interruption.

6. COMPLIANCE WITH LAWS. LESSEE agrees not to use the leased premises in any way that may be
unlawful, improper, noisy, offensive or contrary to any applicable statute, regulation, ordinance
or bylaw. LESSEE shall keep all employees working in the leased premises covered by Worker’s
Compensation Insurance and shall obtain any licenses and permits necessary for LESSEE’s use and
occupancy. LESSEE shall be responsible for causing the non-structural portions of the leased
premises (other than Landlord’s Work) and any alterations by LESSEE allowed hereunder to be in full
compliance with any applicable statute, regulation, ordinance or bylaw. LESSOR, at LESSOR’s sole
cost and expense, shall be 100% responsible for the repair of all latent defects in the Building
(including, without limitation, Landlord’s Work) over the term of the Lease and option period. Any
cost incurred by LESSOR for repair of latent defects under this provision shall be excluded from
operating expenses. Except for alterations performed by LESSEE, LESSOR, at its own cost and
expense, shall be responsible for compliance with The Americans with Disabilities Act. Any cost
incurred by LESSOR under this provision shall be excluded from operating expenses, unless
specifically required due to LESSEE renovations completed at any time during the Lease term and
option period.

7. FIRE, CASUALTY, EMINENT DOMAIN. Should a substantial portion of the leased premises, or of the
property of which they are a part, be substantially damaged by fire or other casualty, or be taken
by eminent domain, LESSOR or LESSEE may elect to terminate this Lease. When such fire, casualty or
taking renders the leased premises substantially unsuitable for their intended use, a proportionate
abatement of rent shall be made, and LESSEE may elect to terminate this Lease if: (a) LESSOR fails
to give written notice within 30 days after said fire, casualty or taking of its intention to
restore the leased premises; or (b) LESSOR fails to restore the leased premises to a condition
substantially suitable for their intended use within 90 days after said fire, casualty or taking.
LESSOR reserves all rights for damages or injury to the leased premises for any taking by eminent
domain, except for damage to LESSEE’s property or equipment and LESSEE’s relocation expenses.

8. FIRE INSURANCE. LESSEE shall not permit any use of the leased premises which will adversely
affect or make voidable any insurance on the property of which the leased premises are a part, or
on the contents of said property, or which shall be contrary to any law, regulation or
recommendation made by the Insurance Services Office (or successor organization), state fire
prevention agency, local fire department, LESSOR’s insurer or any similar entity. LESSEE shall on
demand reimburse LESSOR and all other tenants all extra insurance premiums caused by LESSEE’s use
of the leased premises except in connection with

4

 

the Permitted Uses. Notwithstanding anything in the Lease to the contrary, LESSOR and LESSEE hereby
release each other from any and all liability or responsibility to the other (or anyone claiming
through or under them by way of subrogation or otherwise) for any loss or damage to property caused
by fire or any of the all-risk coverage casualties (whether either party has such insurance in
effect or not), even if such fire or other casualties shall have been caused by the fault or
negligence of the other party, or anyone for whom such party may be responsible. LESSOR and LESSEE
each hereby agrees that its policies of insurance will include such a clause or endorsement. Each
party shall be responsible for its own deductibles and retentions.

9. SIGNS. LESSEE, at LESSEE’s expense, may erect signage for the leased premises in accordance with
Building standards for style, size, wording, design, now or hereafter made by LESSOR. LESSEE shall
obtain LESSOR’s prior written consent before erecting any sign, which consent shall not be
unreasonably withheld, delayed or conditioned. LESSOR may, at LESSEE’s expense, remove and dispose
of any sign not approved, erected, maintained or displayed in conformance with this Lease. LESSEE
hereby agrees that LESSEE may, at its own cost and expense, install (in locations mutually
agreeable to LESSOR and LESSEE) Building-standard signage identifying LESSEE and its logo on the
exterior of the Building and on the Building’s pylon sign.

10. MAINTENANCE OF PREMISES. Except as otherwise provided below, LESSOR will be responsible for the
good structural maintenance of the entire Building, its common areas, parking areas and structural
components in the leased premises and for the good maintenance of the roof, heating and cooling
equipment, doors, locks, plumbing and electrical wiring, but specifically excluding damage caused
by the careless, malicious, willful or negligent acts of LESSEE or water damage from any source,
except as a result of LESSOR’s acts or omissions. LESSEE agrees to maintain at its expense all
non-structural aspects of the leased premises in the same condition as they are at the commencement
of the Lease term or as they may be put in with LESSOR’s written consent during the term of this
Lease, normal wear and tear, damage by fire, other casualty or LESSOR’s breach of its Lease
obligations only excepted, and whenever necessary, to replace light bulbs. All waste from the
leased premises shall be deposited in appropriate receptacles. LESSEE shall be solely responsible
for any damage to plumbing equipment, sanitary lines or any other portion of the Building which
results solely from the improper discharge or use of any substance by LESSEE. LESSEE shall not
permit the leased premises to be overloaded, damaged, stripped or defaced, nor suffer any waste,
and will not keep animals within the leased premises. Any increase in heating, ventilating, air
conditioning, plumbing or electrical equipment or capacity, and any installation or maintenance of
any “non-building standard” leasehold improvements or equipment which is associated with some
specific aspect of LESSEE’s use, whether installed by LESSOR, LESSEE or a prior occupant, shall be,
except as otherwise provided in this Lease, LESSEE’s sole responsibility, at LESSEE’s expense, and
subject to LESSOR’s prior written consent. All maintenance provided by LESSOR shall be during
LESSOR’s normal business hours except in an emergency. If LESSOR shall fail to make any repairs
which LESSOR shall be required to make under this Lease or is otherwise in default of its
obligations, and if such repairs shall not be made by LESSOR or such default cured within thirty
(30) days after written notice from LESSEE setting forth the need for such repairs or other LESSOR
action (or such shorter period of time as shall be reasonable under the circumstances, in the event
of an emergency, or in the event the failure

5

 

to make the repair shall cause damage to the leased premises, or interference with LESSEE’s
business operations), which notice shall advise LESSOR of LESSEE’s intention to make such repairs
on LESSOR’s behalf, then, if such repairs are not timely made by LESSOR, LESSEE shall be permitted
to make such repairs on behalf, and for the account, of LESSOR, and LESSEE shall be permitted to
offset the reasonable cost of such repairs together with the highest legal rate of interest
against all rent and additional rent due under the Lease.

11. ASSIGNMENT OR SUBLEASE. Provided LESSEE is not in default of any terms or conditions hereof
beyond the expiration of applicable grace, notice or cure periods, LESSEE may assign this Lease or
sublet to any subsidiary or affiliate of LESSEE, or to any entity acquiring all or substantially
all of the assets or ownership interests in LESSEE, or to any entity into which LESSEE may merge
(collectively, a “Permitted Transferee”) without the prior written consent of LESSOR. Any public
offering of shares of LESSEE on a public exchange or issuance of additional shares of the LESSEE
entity shall not be considered an assignment requiring LESSOR consent. LESSEE shall not otherwise
assign this Lease or sublet or allow any other non-affiliated entity or individual other than a
Permitted Transferee to occupy the whole or any part of the leased premises without LESSOR’s prior
written consent in each and every instance, which consent shall be unreasonably withheld, delayed
or conditioned. Notwithstanding LESSOR’s consent to any assignment or sublease, LESSEE shall remain
liable to LESSOR for the payment of all rent and for the full performance of all covenants and
conditions of this Lease.

12. ALTERATIONS. LESSEE shall not make structural alterations or improvements of any kind to the
leased premises, but may make nonstructural alterations or improvements with LESSOR’s prior written
consent. All such allowed alterations, additions and improvements shall be at LESSEE’s expense and
shall conform to LESSOR’s building standards and construction specifications. If LESSOR or its
agent provides any services or maintenance for LESSEE at LESSEE’s written request in connection
with such alterations, additions and improvements or otherwise under this Lease, LESSEE will
promptly pay any just invoice based on a previously mutually agreed bid estimate. LESSEE shall not
permit any mechanics’ liens, or similar liens, to remain upon the leased premises in connection
with any work performed or claimed to have been performed at the direction of LESSEE and shall
cause any such lien to be released, removed or bonded against forthwith without cost to LESSOR. Any
alterations, additions and improvements shall become part of the leased premises and the property
of LESSOR. LESSOR shall have the right at any time to make additions to the Building, change the
arrangement of parking areas, stairs or walkways, or otherwise alter common areas or the exterior
of the building. Without LESSOR’s consent: LESSEE may make non-structural alterations/improvements
costing less than $250,000. Notwithstanding anything in the Lease to the contrary, LESSEE shall
have no obligation at the expiration or earlier termination of the term to restore or remove any
portion of any improvements or alterations made by LESSEE that were approved by LESSOR. In
exercising any rights of entry into the leased premises or to make additions, changes or
alterations to the Building or common areas described in this Lease, LESSOR shall use best efforts
to minimize any inconvenience to LESSEE, or any interference with LESSEE’s use of the leased
premises, LESSEE’s business operations, LESSEE’s means of ingress thereto and egress therefrom,
LESSEE’s parking spaces, LESSEE’s signage and visibility, and LESSOR shall carry out such repairs
or other work and exercise such rights promptly and diligently and promptly prevent other tenants
from so interfering with LESSEE.

6

 

LESSOR shall provide LESSEE with not less than thirty (30) days prior written notice of any
intended repairs, or other work, except in the case of an emergency when no notice shall be
required. LESSOR acknowledges that such repairs, work or other access may interfere with LESSEE’s
business operations or be intrusive to LESSEE’s employees, and agrees, except in case of emergency
to (i) consult with LESSEE or, in the case of any work to be performed within the leased premises,
obtain LESSEE’s prior, written consent thereto, which consent shall not be unreasonably withheld
and (ii) make reasonable efforts to schedule any such repairs, work or other access in such
manner, at such times and in such locations as to create the least practicable interference with
LESSEE’s business operations.

13. LESSOR’S ACCESS. LESSOR and its agents and designees may at any reasonable time enter to view
the leased premises; to show the leased premises to others; to make repairs and alterations as
LESSOR or its designee should elect to do for the leased premises, the common areas, or any other
portions of the building; and without creating any obligation or liability for LESSOR, but at
LESSEE’s expense, to make repairs which LESSEE is required but has failed to do after reasonable
prior written notice to the LESSEE from LESSOR.

14. SNOW REMOVAL. The plowing and shoveling of snow from all walkways and parking areas shall be at
the sole expense of LESSOR.

15. LIABILITY. Except as provided in the mutual waiver of subrogation in Section 8 above, LESSEE
shall be responsible as between LESSOR and LESSEE for deaths or personal injuries to all persons
and damage to any property, occurring in or on the leased premises (including any common areas as
described below) to the extent arising out of the use, control, condition or occupancy of the
leased premises caused by LESSEE, except for death, personal injuries or property damage resulting
from LESSOR’s negligence, acts, omissions, misconduct, breach of its Lease obligations or its
violations of law. LESSEE agrees to indemnify and hold harmless LESSOR from any and all liability,
including but not limited to costs, expenses, damages, causes of action, claims, judgments and
reasonable attorney’s fees caused by or in any way arising out of any of the aforesaid matters. All
common areas, including but not limited to any stairs, corridors, roofs, walkways and elevators
(herein collectively called the common areas) shall be considered a part of the leased premises for
liability and insurance purposes but only when they are used by LESSEE or LESSEE’s employees,
agents, callers or invitees.

16. INSURANCE. LESSEE shall secure and carry at its own expense a commercial general liability
policy insuring LESSEE and LESSOR against any claims based on bodily injury (including death) or
property damage arising out of the condition of the leased premises (including any common areas as
described above) or their use by LESSEE, such policy to insure LESSEE, LESSOR against any claim up
to $3,000,000 for each occurrence involving bodily injury (including death), and $1,000,000 for
each occurrence involving damage to property. This insurance shall be primary to and not
contributory with any insurance carried by LESSOR, whose insurance shall be considered excess.
LESSOR shall be included in each such policy as an additional insured using a form approved by
LESSOR, and each such policy shall be written by or with a company or companies satisfactory to
LESSOR. Prior to occupancy, LESSEE shall deliver to LESSOR certificates and any applicable riders
or endorsements showing that such insurance is in force, and thereafter will provide renewal
certificates at least 15 days prior to the expiration of any such policies. All such insurance
certificates shall provide that such policies

7

 

shall not be cancelled without at least 10 days’ prior written notice to each insured. If LESSEE
fails to provide or maintain such insurance at any time during the term of this Lease, LESSOR may
elect to contract for such insurance after reasonable prior written notice to LESSEE, and LESSEE
shall pay LESSOR any costs that LESSEE would incur for such insurance in complying with this
section, plus LESSOR’s administrative expenses.

17. BROKERAGE. Each party warrants and represents to the other party that it has dealt with no
broker or third person with respect to this Lease other than Malone Commercial and the Boulos
Company whose fees will be paid by LESSOR. If either party introduces a broker or third person on
its behalf for any subsequent extension, renewal or expansion of this Lease, any fees or
commissions shall be the sole responsibility of the party engaging such broker or third person.

18. SUBORDINATION. This Lease shall be subject and subordinate to any and all mortgages and other
instruments in the nature of a mortgage, now or at any time hereafter, and LESSEE shall, when
requested, promptly execute and deliver such written instruments as shall be necessary to show the
subordination of this Lease to said mortgages or other such instruments in the nature of a
mortgage.

19. DEFAULT AND ACCELERATION OF RENT. In the event that (a) any assignment for the benefit of
creditors, trust mortgage, receivership or other insolvency proceeding shall be made or instituted
with respect to LESSEE or LESSEE’s property or (b) LESSEE shall default in the observance or
performance of any of LESSEE’s covenants, agreements or obligations hereunder (except payment of
rent or other substantial sums due from LESSEE) and such default shall not be corrected within 30
days after written notice thereof, (or such longer period as may be reasonable under the
circumstances) or (c) LESSEE shall default in the payment of rent and such default continues for
ten (10) days after written notice thereof then LESSOR shall have the right thereafter, while such
default continues and without demand or further notice, to re-enter and take possession of the
leased premises, to declare the term of this Lease ended, and/or to remove LESSEE’s effects,
without being guilty of trespass or conversion, and without prejudice to any remedies which might
be otherwise used for arrears of rent or other default or breach of the Lease. If LESSOR
terminates this Lease and obtains a court judgment against LESSEE for non-payment of rent, taxes or
any substantial invoice from LESSOR, then the net present value of the entire balance of rent due
hereunder as of the date of LESSOR’s notice, discounted by using the published prime rate then in
effect plus two (2%) percent less the aggregate projected market value for the leased premises for
the remaining balance of the term shall immediately become due and payable as liquidated damages.
No actions taken by LESSOR under this section shall terminate LESSEE’s obligation to pay rent under
this Lease, as liquidated damages or otherwise. Any sums received by LESSOR from or on behalf of
LESSEE at any time shall be applied first to any unamortized improvements completed for LESSEE’s
occupancy, then to offset any unpaid invoice or other payment due to LESSOR and then to unpaid
rent. LESSEE shall pay any invoice within 10 days after receipt. LESSEE shall also pay LESSOR
interest at the rate of the Wall Street Journal “prime rate” plus two (2%) percent per annum on any
past due payment. LESSOR shall use reasonable effort to mitigate its damages and relet the leased
premises.

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20. NOTICE. Any notice from either party to the other relating to the leased premises or this Lease
shall be deemed duly served when served by constable or sent by certified mail, return receipt
requested, postage prepaid, or by recognized overnight courier service with a receipt therefor to
LESSEE at 177 Huntington Ave., Boston, MA 02115 Attn: General Counsel, with a copy to: Foley &
Lardner LLP, 111 Huntington Avenue, Boston, MA 02199, Attn: Susan Pravda, Esq. or to LESSOR at 76
Merrimack St., Suite 19, Haverhill, MA 01830 or sent to the last address designated by notice from
either party to the other in accordance with this section. No oral notice or representation shall
have any force or effect. Time is of the essence in the service of any notice.

21. OCCUPANCY. LESSEE may access the leased premises prior to the commencement date of this Lease
for the purposes of installing trade fixtures, furniture and telecommunications equipment
immediately upon execution of this Lease without obligation to pay rent provided LESSEE has
provided proof of insurance as required above and LESSEE performs and observes all of its other
covenants under this Lease. If LESSEE continues to occupy, control or encumber all or any part of
the leased premises after the termination of this Lease without the written permission of LESSOR,
this Lease shall continue to apply, except that use and occupancy payments shall be due in full
monthly installments at a rate which shall be one and one-half times the greater of the monthly
rent due under this Lease immediately prior to termination or LESSOR’s then current published rent
for the leased premises, it being understood that such extended occupancy is a tenancy at
sufferance, solely for the benefit and convenience of LESSEE and of greater rental value. LESSOR’s
acceptance of any payments from LESSEE during such extended occupancy shall not alter LESSEE’s
status as a tenant at sufferance.

22. FIRE PREVENTION. LESSEE agrees to keep in the leased premises any fire extinguishers that have
been installed in the leased premises by LESSOR.

23. OUTSIDE AREA. Anything held or stored by LESSEE in any common area without LESSOR’s prior
written consent shall be deemed abandoned and may be removed by LESSOR at LESSEE’s expense without
notice. LESSEE shall maintain a dumpster in a location approved by LESSOR, which dumpster shall be
provided and serviced at LESSEE’s expense.

24. ENVIRONMENT. LESSEE will use the leased premises so as not to interfere in any way with the use
and enjoyment of other portions of the same or neighboring buildings by others by reason of odors,
smoke, exhaust, smells, vibrations, noise, pets, accumulation of garbage or trash, vermin or other
pests, or otherwise. No hazardous materials or wastes (other than those customarily used in
connection with the Permitted Uses) shall be used, stored, disposed of, or allowed to remain at the
leased premises at any time without LESSOR’s specific approval, and LESSEE shall be solely
responsible for, and shall indemnify and hold harmless LESSOR from, any and all corrosion or other
damage in any way associated with the use, storage and/or disposal of same by LESSEE in violation
of applicable laws.

25. RESPONSIBILITY. LESSOR shall not be liable to anyone for, nor shall LESSEE’s obligations under
this Lease be reduced because of, loss or damage caused in any way by the use, leakage, seepage,
flooding or escape of water or sewage in any form or from any source, by the interruption or
cessation of any service rendered customarily to the leased premises or

9

 

Building or agreed to by the terms of this Lease, by any accident, the making of repairs,
alterations or improvements, labor difficulties, weather conditions, mechanical breakdowns, trouble
or scarcity in obtaining fuel, electricity, service or supplies from the sources from which they
are usually obtained, by any change in any utility or service provider, or by any cause beyond
LESSOR’s immediate control.

26. SURRENDER. On or before the termination of this Lease, LESSEE shall remove all of LESSEE’s
goods and effects from the leased premises, and shall deliver to LESSOR actual and exclusive
possession of the leased premises and all keys and locks thereto, and all alterations, additions
and improvements made to or upon the leased premises, whether completed by LESSEE, LESSOR or
others, including but not limited to any offices, window blinds, floor coverings, computer floors,
plumbing and plumbing fixtures, heating, ventilating and air conditioning equipment, ductwork,
exhaust fans, water coolers, security, surveillance and fire protection systems, telecommunications
and data wiring, telephone equipment, air and gas distribution piping, compressors, cabinets,
counters, shelving, signs, electrical work, including but not limited to lighting fixtures of any
type, wiring, conduit, EMT, transformers, generators, distribution panels, bus ducts, raceways,
outlets and disconnects, and furnishings and equipment which have been bolted, welded, nailed,
screwed, glued or otherwise attached to any wall, floor, ceiling, roof, pavement or ground, or
which have been directly wired or plumbed to any portion of any building or other system serving
the leased premises, including but not limited to water supply, drainage, venting or air or gas
distribution systems. LESSEE shall deliver the leased premises broom clean, and in at least the
same condition as they were at the commencement of the Lease or any prior lease between the parties
for the leased premises, or as they were modified during said term with LESSOR’s written consent,
reasonable wear and tear only excepted, and LESSEE shall be deemed to be encumbering the leased
premises until it delivers the leased premises to LESSOR in the condition required under this
Lease. Any of LESSEE’s property that remains in the leased premises upon termination of the Lease
shall be deemed abandoned and shall be disposed of as LESSOR sees fit, with no liability to LESSEE
for loss or damage thereto, and at the sole risk of LESSEE. LESSOR may remove and store any such
property at LESSEE’s expense; retain same under LESSOR’s control; sell same at public or private
sale (without notice) and apply the net proceeds of such sale to the payment of any sum due
hereunder; or destroy same. In no case shall the leased premises be deemed surrendered to LESSOR
until the termination date provided herein or such other date as may be specified in a written
agreement between the parties, notwithstanding the delivery of any keys to LESSOR.

27. GENERAL. (a) The invalidity or unenforceability of any clause or provision of this Lease shall
not affect or render invalid or unenforceable any other clause or provision hereof. LESSOR’s
obligations herein shall be considered independent covenants from Lessee’s obligations and LESSOR’s
failure to perform any obligation shall not relieve Lessee of its obligations except as may
otherwise be expressly provided herein. (b) The obligations of this Lease shall run with the land,
and this Lease shall be binding upon and inure to the benefit of the parties hereto and their
respective successors and assigns, except that LESSOR shall be liable for obligations occurring
only while lessor is owner of the leased premises. (c) Any action or proceeding arising out of the
subject matter of this Lease shall be brought by LESSEE within one year after the cause of action
has occurred and only in a court within the state of Maine. (d) If LESSOR or LESSEE is a trust,
corporation, or other limited liability entity, the obligations of LESSOR or LESSEE, as applicable,
shall be binding upon the trust, corporation, or other entity,

10

 

but not upon any trustee, officer, director, shareholder, member, limited partner or beneficiary
individually. (e) This Lease is made and delivered in the state of Maine and shall be interpreted,
construed, and enforced in accordance with the laws thereof. (f) This Lease is the result of
negotiations between parties of equal bargaining strength, and when executed by both parties shall
constitute the entire agreement between the parties, superseding all prior oral and written
agreements, representations, statements and negotiations relating in any way to the subject matter
herein. This Lease may not be extended or amended except by written agreement signed by both
parties, or as otherwise provided herein, and no other subsequent oral or written representation
shall have any effect hereon. (g) Notwithstanding any other statements herein, LESSOR makes no
warranty, express or implied, concerning the suitability of the leased premises for LESSEE’s
intended use. (h) LESSEE agrees that if LESSOR does not deliver possession of the leased premises
as herein provided for any reason, LESSOR shall not be liable for any damages to LESSEE for such
failure, but LESSOR agrees to use reasonable efforts to deliver possession to LESSEE at the
earliest practical date. A proportionate abatement of rent, excluding the cost of any amortized
improvements to the leased premises, for such time as LESSEE may be deprived of possession of the
leased premises shall be LESSEE’s sole remedy, except as otherwise provided in this Lease, except
where a delay in delivery is caused in any way by LESSEE. (i) Neither the submission of this Lease
form or any amendment hereof, nor the acceptance of the security deposit and/or rent shall
constitute a reservation of or option for the leased premises, or an offer to lease, it being
expressly understood and agreed that neither this Lease nor any amendment shall bind either party
in any manner whatsoever unless and until it has been executed by both parties. (j) LESSEE shall
not be entitled to exercise any option in this Lease, the attached Rider to Lease or any subsequent
amendment or extension, or receive LESSOR’s consent as provided for herein, if LESSEE is at that
time in default of any terms or conditions hereof beyond the expiration of applicable grace, notice
or cure periods. (k) Except as otherwise provided herein, neither LESSOR nor LESSEE shall be liable
for any special, incidental, indirect or consequential damages, including but not limited to lost
profits or loss of business, arising out of or in any manner connected with performance or
nonperformance under this Lease, even if any party has knowledge of the possibility of such
damages. (l) The headings in this Lease are for convenience only and shall not be considered part
of the terms hereof. (m) No restriction, condition or other endorsement by LESSEE on any check, nor
LESSOR’s deposit of any full or partial payment, shall bind LESSOR in any way or limit LESSOR’s
rights under this Lease. (n) LESSEE shall pay LESSOR for all reasonable out of pocket legal fees
and expenses incurred by LESSOR in connection with enforcing any or all obligations of LESSEE under
this Lease. (o) LESSEE will conform to all rules and regulations now or hereafter made by LESSOR
for parking, for the care, use or alteration of the building, its facilities and approaches, and
for the administration of this Lease, and will not permit any employee or visitor to violate this
or any other covenant or obligation of LESSEE. (p) except as otherwise provided in this Lease,
LESSEE’s covenants under this Lease shall be independent of LESSOR’s covenants, and LESSOR’s
failure to perform any of its covenants under this Lease, including a covenant constituting a
significant inducement to LESSEE to enter into this Lease, shall not excuse the payment of rent or
any other charges by LESSEE or allow LESSEE to terminate this Lease. (q) LESSOR and LESSEE hereby
waive any and all rights to a jury trial in any proceeding in any way arising out of the subject
matter of this Lease.

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28. SECURITY AGREEMENT. Intentionally Deleted.

29. WAIVERS, ETC. No consent or waiver, express or implied, by either party to or of any breach of
any covenant, condition or duty of the other party shall be construed as a consent or waiver to or
of any other breach of the same or any other covenant, condition or duty. If LESSEE is several
persons, corporations, or other legal entities, or a partnership, or some combination thereof,
LESSEE’s obligations are joint and several. Unless repugnant to the context, “LESSOR” and “LESSEE”
mean the person or persons, natural or corporate, named above as LESSOR and as LESSEE respectively,
and their respective heirs, executors, administrators, successors and assigns.

30. TWO-YEAR EXTENSION OPTION. This Lease, including all terms, conditions, escalations, etc. may
be extended for one additional successive period of two years if LESSEE serves written notice to
LESSOR of LESSEE’s exercise of its option to so extend the Lease. The time for serving such written
notice shall be not more than twelve (12) months or less than six (6) months prior to the
expiration of the initial Lease term. Time is of the essence. In the event LESSEE exercises its
option to so extend the term of the Lease, the parties shall negotiate in good faith to establish
95% of the then fair market rental to be paid as base rent for the leased premises for the extended
term. In the event that the parties are, within thirty (30) days after LESSOR’s receipt of LESSEE’s
notice of its election to extend the term, unable to agree on the fair market rental, each party
shall within thirty (30) days thereafter, select an appraiser, and the two appraisers shall, within
ten (10) days following their selection, select a third appraiser. Within thirty (30) days of the
final selection of the appraisers, they shall determine and report in writing to the parties their
agreed judgment of 95% of the fair market rental (for buildings on Mollison Way, Lewiston that are
not owned by Landlord or its affiliated entities) to be payable during the extended term and such
amount shall thereupon be the base rent therefor and the base year for computing rent, taxes and
operating expense escalations shall be changed to calendar year 2017. If appraisal is required, the
cost therefor shall be borne equally by the parties. Each appraiser shall be a disinterested person
with at least ten (10) years professional experience as a licensed real estate appraiser. Fair
market rental shall not take into account the value of any leasehold improvements made by LESSOR or
LESSEE but shall take into consideration all rent concessions, improvements and moving allowances,
and all other concessions being offered to new tenants as well as any brokerage savings realized by
LESSOR for a renewal versus a new lease.

See Rider To Lease attached hereto and incorporated herein

     IN WITNESS WHEREOF, LESSOR and LESSEE have hereunto set their hands and common seals,
intending to be legally bound hereby this 13th day of May, 2011.

	 	 	 	 	 	 	 	 	 	 	 

	LESSOR: Lewiston
Properties, LLC

	 	 
	 	 LESSEE: Carbonite, Inc.	 
	 	 
	By:

	 	/s/ Robert G. Gordon
 

Robert G. Gordon, Manager
	 	 
	 	By:
	 	/s/ David Friend
 

David Friend, CEO
	 	 

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RIDER TO LEASE

     This Rider to Lease is hereby incorporated into and made a part of that certain Lease between
Lewiston Properties, LLC, Lessor and Carbonite, Inc., Lessee for the leased premises at 18 -24
Mollison Way, Lewiston, Maine. To the extent any inconsistency or conflict arises between the Lease
and the Rider, the Rider shall govern.

	1.	 	LESSOR, at LESSOR’s sole cost and expense shall modify the leased premises according to a
mutually agreed upon plan and work list attached hereto as Exhibit B-1 and B-2
(collectively, “Landlord’s Work). Landlord’s Work shall be performed in a good and
workmanlike manner in accordance with all laws.
	 
	2.	 	In addition to the modifications at LESSOR’s expense above, LESSOR shall furnish and install
by no later than November 30, 2011 a standby generator and UPS equipment per LESSEE’s attached
specifications in Exhibit C. LESSEE and LESSOR shall share the cost of said equipment
and installation (estimated at $100,000) on a 50/50 cash basis. No portion of the generator
and UPS cost shall be amortized into the Lease. LESSOR shall own the UPS and generator but
LESSEE shall have exclusive use and maintenance of said equipment for the entire term of this
Lease and any extension thereof. If LESSOR shall fail to so furnish and install said UPS and
generator by November 30, 2011 then LESSEE may, at its option, purchase and install said
equipment and LESSEE shall be entitled to offset against all rent payable hereunder two (2)
times LESSEE’s cost to furnish and install said equipment plus an administrative charge of
fifteen (15%) percent of said amount.
	 
	3.	 	Provided LESSEE is not then otherwise in default of this Lease beyond the expiration of
applicable grace, notice or cure periods, LESSEE shall have the one-time option to terminate
this Lease effective at any time from and after June 1, 2013 for any reason or no reason at
all. Lessee shall notify Lessor of such termination at least six (6) full calendar months
prior to the effective date of termination and shall include with such notice a termination
fee equivalent to the then unamortized balance (based on sixty (60) months) of all Landlord’s
Work and brokerage commissions paid by LESSOR under this Lease and excluding LESSOR’s share of
the cost of the generator and UPS equipment above. LESSOR shall inform LESSEE of the amount
of the brokerage fees and the costs of Landlord’s Work by January 31, 2012.
	 
	4.	 	LESSOR shall deliver possession of the leased premises to LESSEE in two phases as follows:
Phase I shall consist of approximately 13,486 square feet on the second floor of the Building
commencing on the date that is the later of June 1, 2011 or the date upon which Landlord’s
Work for the second floor space is fully completed and delivered to LESSEE which date shall be
the commencement date of this Lease with respect to said Phase I space. Phase II shall
consist of approximately 9,106 square feet on the first floor of the Building commencing on
the date that is the later of January 1, 2012 or the date upon which Landlord’s Work for the
first floor space is fully completed and delivered to LESSEE (with the Landlord’s Work with
respect to such first floor space then fully

13

 

	 	 	completed, which date shall be the commencement date of this Lease with respect to said
Phase II space. In the event LESSOR does not deliver possession of the Phase II first floor
space on or before April 1, 2012, LESSEE shall be entitled to two days of rent credit
(calculated on a per diem basis at the monthly rate of $9,106 (i.e. $600 each day)) for
every day of delay beyond April 1, 2012 until that space is so completed and delivered to
LESSEE to be applied to the rent next becoming due.
	 
	5.	 	During the initial term of this Lease and the extension hereof, LESSOR agrees not to lease
space in the Building to Mozy, IDrive, Drop Box, Apple, Dell, HP, IBM, Getronices, Symantec or
MacAfee.
	 
	6.	 	For each day after June 1, 2011 until the date that LESSOR fully completes Landlord’s Work
concerning the portion of the leased premises on the second floor and delivers full possession
of said portion of the leased premises (“Delay”) LESSEE shall be entitled to rent credit (to
be applied toward the first rent due) equal to two (2) days of rent for each day of Delay
(i.e. 13,486 x $12 = $161,832  ̧ 365 = $443.38 x 2 = $886.76 for each day of Delay).
	 
	7.	 	LESSEE shall have a continuing right of first refusal on any other space that becomes
available for lease from LESSOR during the term of this Lease and any extension thereof in the
Building and in the other buildings on Mollison Way owned by Landlord or its affiliated
entities.
	 
	8.	 	LESSOR shall provide a reasonable non-disturbance agreement (“NDA”) from each of the current
mortgages of the Building (which LESSOR warrants and represents are only Bangor Savings Bank
and the City of Lewiston) in a form and content reasonably acceptable to LESSEE, within 30
days of LESSEE’s execution of this Lease. If LESSOR shall fail to deliver an NDA from either
of such mortgagees within 60 days of LESSEE’s execution of this Lease, then for each day after
such sixtieth (60th) day until the date that LESSOR delivers the missing NDA, LESSEE shall be
entitled to a rent credit (to be applied toward the first rent due) equal to all the rent then
due under the Lease. Notwithstanding anything in the Lease to the contrary, LESSEE’s
obligation to subordinate to any future mortgage lender is expressly conditioned upon said
future lender first providing LESSEE with such an NDA.
	 
	9.	 	LESSOR warrants and represents that it is not aware of any environmental hazards presently
existing at the leased premises and shall defend, indemnify and hold harmless LESSEE against
any responsibility for any hazardous materials or hazardous substances which may be present
provided such materials were not introduced by LESSEE or LESSEE’s agents, employees,
contractors or invitees.
	 
	10.	 	LESSOR shall provide to LESSEE, at no additional charge, between 125 and 150 parking spaced
grouped together and close to the Building entrance that are reserved exclusively for LESSEE’s
use. LESSOR shall use commercially reasonable efforts to police such exclusivity.

14

 

	11.	 	Wherever in this Lease LESSOR’s consent or approval is required, such consent or approval
shall not be unreasonably withheld, delayed or conditioned. In the event LESSOR fails to
consent to or approve of, or not to consent to or to disapprove of any item requiring consent
or approval within ten (10) days (or such shorter period as set forth in this Lease) following
LESSEE’s request, LESSOR shall be deemed to have approved or consented to same.
	 
	12.	 	LESSEE shall not be prevented from lawfully and quietly holding, occupying and enjoying the
leased premises during the term of this Lease.
	 
	13.	 	LESSEE and its employees shall be allowed 24-hour access to the Building, its common areas,
leased premises and the parking areas, 365 days per year, subject to such security and safety
measures which LESSOR may from time to time reasonably implement. In addition, Tenant and its
service and equipment providers shall, without any rent or other charge or fee being due, have
access to the leased premises prior to the commencement dates described in Section 4 of this
Rider in order to install Tenant’s fixtures, furnishings and equipment (including, without
limitation, telecommunications equipment).

[END OF PAGE. SIGNATURE PAGE FOLLOWS IMMEDIATELY.]

15

 

     The parties hereby accept to the foregoing and agree to be bound this 13th day of May 2011.

	 	 	 	 	 	 	 	 	 	 	 

	LESSOR: Lewiston
Properties, LLC

	 	 
	 	LESSEE: Carbonite, Inc.	 
	 	 
	By:

	 	/s/ Robert G. Gordon
 

Robert G. Gordon, Manager
	 	 
	 	By:
	 	/s/ David Friend
 

David Friend, CEO
	 	 

16

 

EXHIBIT A-1

Plan of Phase I of Leased Premises.

	Delivered 30 days from Effective Date

Second Floor (11,129 +/- sf):

	 	•	 	Landlord will expand space on to landing of both stairwells
	 
	 	•	 	Paint and carpet throughout, Tenant chooses colors
	 
	 	•	 	Divide lunch room in half, carpet half that will be turned into training room
	 
	 	•	 	Install electrical outlets in lunch room to handle vending machines
	 
	 	•	 	Install parabolic lighting system throughout, install within existing lighting layout
	 
	 	•	 	Install windows on all 4 sides of space, Please provide elevation with window spacing.
	 
	 	•	 	Replace all ceiling tiles
	 
	 	•	 	Low E shaded windows

17

 

	 	 	 	 	 

	 

	 	Second Floor Plan
	 	SKA-2
	 

	 	24 Mollison Way	 	 
	 

	 	Lewiston, Maine
	 	Date: 05.13.11
	 

	 	 	 	Scale: NTS

 

EXHIBIT A-2

Plan of Phase II of Leased Premises.

To be mutually agreeable and additional details to be inserted as an addendum to this Lease.

Delivered 180days Jan 1-March 31st 2012

	 	•	 	First Floor (10,000 +/- sf):
	 
	 	•	 	Expand existing vacant 6,480 sf to approximately 10,000 sf by absorbing excess space
from bowling alley
	 
	 	•	 	Paint and carpet throughout, Tenant choose colors
	 
	 	•	 	New drop ceiling with parabolic lights throughout
	 
	 	•	 	4 — 10x12 offices
	 
	 	•	 	1 — small conference room for 10 -12 people, with tinted glass
	 
	 	•	 	1 — Training room for up to 24 people
	 
	 	•	 	Low E shaded windows

18

 

	 	 	 	 	 

	 

	 	First Floor Plan
	 	SKA-1
	 

	 	24 Mollison Way	 	 
	 

	 	Lewiston, Maine
	 	Date: 05.13.11
	 

	 	 	 	Scale: NTS

 

 

EXHIBIT B-1

Landlord’s Work for the Second Floor Portion of the Leased Premises.

Second Floor (13,486 sf):

LESSOR will expand space onto landing of stairwell.

Paint and carpet throughout; LESSEE chooses colors.

Divide lunch room in half, carpet half that will be turned into training room.

Install electrical outlets in lunch room to handle vending machines.

Install parabolic lighting system throughout; install within existing lighting layout.

Install windows on all 4 sides of space. Elevation with window spacing to be satisfactory to
LESSEE.

Replace ceiling tiles.

Low E Shaded windows.

Leased premises to be vacant and broom-clean.

Removal of any asbestos and ACM’s in the leased premises.

LESSOR to provide LESSEE with a copy of the permanent, unconditional certificate of use and
occupancy from the City of Lewiston that permits the Permitted Uses.

19

 

EXHIBIT B-2

Landlord’s Work for the First Floor Portion of the Leased Premises.

First Floor (9,106 +/- sf):

Expand existing vacant 6,480 sf to 9,106 sf by absorbing excess space from bowling alley.

Paint and carpet throughout; LESSEE choose colors.

New drop ceiling with parabolic lights throughout.

4 — 10x12 offices.

1 — small conference room for 10-12 people, with tinted glass.

1 — Training room for up to 24 people.

Low E shaded window.

Removal of any asbestos and ACM’s in the leased premises.

Leased premises to be vacant and broom-clean.

LESSOR to provide LESSEE with a copy of the permanent, unconditional certificate of use and
occupancy from the City of Lewiston that permits the Permitted Uses.

20

 

EXHIBIT C

Standby Generator and UPS specifications.

Scope of Work: Generator

	 	•	 	125REZG Kohler generator

	 	•	 	Rated 125kW/156kVA producing 188 amps, 277/480 volts, 3 phase, 60 Hz.

	 	•	 	600amp service entrance transfer switch

Scope of Work: UPS

Lewiston Properties, LLC will supply and install a Liebert NX Single Module UPS System each
consisting of the following:

	 	•	 	One (1) 60kVA Liebert NX Three Phase Uninterruptible Power Supply, model 38SA060A0A00,
with the following features and characteristics:

	 	•	 	System Input Voltage 208VAC (3 wire plus ground)
	 
	 	•	 	System Output Voltage 208/120VAC (three phase, three or four-wire plus
ground)
	 
	 	•	 	Integrated Load Bus Sync TM
	 
	 	•	 	IGBT pulse-width modulated (PWM) rectifier providing 0.99 input power
factor and 4% reflected input current distortion (THD)
	 
	 	•	 	Temperature compensated separate battery charger to allow use with
valve-regulated lead acid (VRLA), wet cell lead acid, and NiCad battery systems
	 
	 	•	 	IGBT pulse-width modulated (PWM) inverter
	 
	 	•	 	Automatic continuous duty static transfer switch
	 
	 	•	 	Single input, true on-line, double conversion
	 
	 	•	 	Field configurable for dual input (single module systems only)
	 
	 	•	 	Internal manual bypass switch
	 
	 	•	 	Withstand rating and UPS width:35kAIC, UPS Module 25.5 inches wide
	 
	 	•	 	Digital Signal Processing (DSP) control system
	 
	 	•	 	Back-lit LCD Graphic Display with multilingual support and user
friendly navigation menu
	 
	 	•	 	Alarm History Database
	 
	 	•	 	Redundant Cooling Fans
	 
	 	•	 	Local EPO with provision for Remote EPO
	 
	 	•	 	Three (3) IntelliSlot Communication Ports
	 
	 	•	 	IP 20 enclosure
	 
	 	•	 	Casters and leveling feet
	 
	 	•	 	Meets ISTA 1B transportation requirements
	 
	 	•	 	Meets FCC Part 15, Class A
	 
	 	•	 	UL and cUL Listed to UL Standard 1778
	 
	 	•	 	1(One) IS-WEBLB: IntelliSlot Web Card LB.

21

 

	 	•	 	This interface card delivers SNMP, Telnet and web-management capability
for enhanced communications and control of Liebert UPS, Power Management or
Precision Cooling systems. The card manages a wide range of operation
parameters, alarms and notifications, transmitting data over the network.

	•	 	External Battery System rated for 11 minutes at a 60kVA load with the following
features:

	 	•	 	One (1) External Battery Cabinet(s) model number: 38BP080XMX1BNS
	 
	 	•	 	Battery Cabinets are shipped separately and include side panels
	 
	 	•	 	Battery interconnect cable kit type: Left Side of UPS
	 
	 	•	 	Battery Cabinet cable kits include DC wiring as well as control interface wiring

	•	 	Liebert Bypass Distribution Cabinet, model FFC07C5NNG3, with the following features:

	 	•	 	3-Breaker wrap-around maintenance bypass with interlock be solenoid key
release unit (SKRU)
	 
	 	•	 	Distribution, Width and Access Requirements: (1) 300A Breaker, 47in
Wide, Front Access
	 
	 	•	 	Casters and leveling feet
	 
	 	•	 	Shipped separately and include interconnecting cables for bolting the
Bypass Distribution cabinet to the right side of the UPS

	•	 	UPS System Start-up Services, including the following:

	 	•	 	Start-up includes one site trip by a LGS customer engineer after the
UPS has been installed. The site trip includes the following services for one UPS
module: non-powered inspection UPS electrical and operational checkout, full parts
and labor for any remedial work required on the UPS or battery cabinets, and
customer operation training. Start-up also includes remedial onsite labor, parts,
and travel for the full one-year warranty period
	 
	 	•	 	Startup is scheduled at the customers designated time

22

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