Document:

exv10w7

Exhibit 10.7

Amendment #7 to Lease

1. Parties.

     This
Amendment, dated as of March 11, 2009, is between 400 Minuteman LLC (“Landlord”),
and NaviSite, Inc. (“Tenant”).

2. Recitals.

     2.1 Landlord’s predecessor in interest, 400 Minuteman Limited Partnership, and Tenant entered
into a lease, dated as of May 14, 1999, for space in the building at 400 Minuteman Road, Andover,
Massachusetts (as now or hereafter amended or extended, the “Lease”). Unless otherwise defined,
terms in this Amendment have the same meanings as those in the Lease.

     2.2 Pursuant to Amendment #6 to Lease, dated as of November 20, 2008, Tenant agreed (and was
permitted) to install the New Chiller and related Equipment on the Building’s roof. Tenant has not
yet begun to install the New Chiller or the other Equipment, and so has advised Landlord that, to
service the Premises, it wants to temporarily install another 400-ton Trane chiller (the “Emergency
Chiller”) mounted on a flatbed trailer at ground level outside the Building. Tenant has advised
Landlord that the New Chiller will be installed and the Emergency Chiller removed during 2009. To
accomplish this, for good and valuable consideration, the receipt and sufficiency of which are
acknowledged, the parties agree and the Lease is amended as follows as of this date,
notwithstanding anything to the contrary:

3. Amendments.

     3.1 Definitions.

           (a) “Temporary Equipment” means the Emergency Chiller, the trailer on which it will be
mounted, and the other equipment and items described in Exhibit A-7 attached, all
associated wiring, pipes, ducts and other equipment and items now or in the future installed or
used in connection with the installation, operation, maintenance and repair of the Emergency
Chiller, and all replacements thereof.

           (b) “Landscaping” means trees, shrubs and screens to be provided by Riverside Landscaping or
another landscaping contractor approved by Landlord that will screen the Emergency Chiller from
view in a manner satisfactory to Landlord.

           (c) “Installation and Operation” means the installation, operation, maintenance, repair,
replacement and removal of the Temporary Equipment, and the installation, maintenance, irrigation,
replacement and removal of the Landscaping.

           (d) “Drawings” means the drawings and specifications listed in Exhibit B-7 attached,
and any additional or modified drawings, plans and specifications specifically approved or
required by Landlord in writing.

     3.2 Installation; Maintenance.

           (a) If and when the Temporary Equipment and the Landscaping are installed, they will be
installed in the locations specified in the Drawings and Exhibit C-7 attached, diligently
and in a good and workmanlike manner, and in accordance with the Drawings, applicable Laws, the

 

 

Lease (including, without limitation, this Amendment and Section 13 of the Lease), and Landlord’s
scheduling and coordination requirements, which may take into account, among other things, WSI
Corporation’s scheduling and operating requirements (WSI Corporation is another Building tenant).

           (b) Tenant understands that WSI Corporation uses its space “24/7” for critical functions,
including national TV broadcasts. Thus, in addition to its other obligations, Tenant will ensure at
its cost that the Installation and Operation do not disrupt or interfere with WSI Corporation’s
operations, whether because of noise, vibration, leaks or otherwise. This may require, for example,
additional weatherproofing and measures to reduce noise or vibration that go beyond typical
installations. Without limiting the generality of Section 3.2(a) in any way, considering the work
scope and the critical nature of the operations of Tenant and WSI Corporation in the Building:
Landlord may control the timing, means and methods of the Installation and Operation (and may
require Tenant to perform some of the work before or after normal business hours); Landlord may
hire H.F. Lenz and other professionals to review Tenant’s Drawings, meet and consult with Tenant,
and inspect and supervise aspects of the Installation and Operation, and if so Tenant will pay
their reasonable out-of-pocket fees and expenses (not to exceed $2,000 for the initial
installation) within 15 days after invoices are submitted; and Landlord’s or its Affiliates’ or
professionals’ review, inspections, supervision, approval, modification or rejection of the
Drawings, any means or methods, or any other aspect of the Temporary Equipment or the Installation
and Operation are solely for Landlord’s benefit, will not be deemed a representation or warranty as
to safety, efficacy, adequacy, effectiveness, compliance or other matters or a waiver of any of
Tenant’s Liabilities, require Landlord to notify, act or respond in any manner, or permit Tenant or
its Affiliates, clients or co-locators to make any claims against Landlord or its Affiliates or
professionals (and all such claims are hereby waived).

           (c) Tenant will be solely responsible at its cost for: the Temporary Equipment, the
Landscaping, the Installation and Operation and all required permits and approvals; and providing
“as-built” plans within 30 days after the Temporary Equipment is installed. But Landlord reserves
the right at Tenant’s cost and risk to perform any aspects of the Installation and Operation that
affect the Building’s structure or that tie into the Building’s Systems and Equipment, or that
involve the Landscaping, and Tenant will pay Landlord’s reasonable out-of-pocket costs incurred
within 30 days after invoices are submitted. Tenant will not remove the Landscaping unless it
promptly replaces it or Tenant also removes the Temporary Equipment at the same time. All repairs
and replacements will be of at least equivalent quality and specifications.

           (d) Tenant will take all necessary steps to minimize, but will be solely responsible for and
promptly repair at its cost to Landlord’s reasonable satisfaction, any damage caused by or arising
from or in connection with the Temporary Equipment, the Landscaping or the Installation and
Operation and restore affected areas to their prior condition.

     3.3 Removal of Temporary Equipment. Tenant understands that Landlord considers the
Emergency Chiller and the other Temporary Equipment an eyesore that materially diminishes the
Project’s and Minuteman Park’s value and attractiveness to other tenants, and so Landlord wants
them removed as quickly as possible. Thus Tenant will remove the Temporary Equipment and the
Landscaping and repair any resulting damage and restore affected areas before the “Removal Date,”
which is the earlier of: December 31, 2009; or seven months after the New Chiller first appears at
the Project. The Removal Date is material to Landlord, and so if Tenant fails to remove, repair and
restore as required, in addition to any other amounts owed by Tenant under the Lease Tenant will
pay Landlord the following amounts for each day thereafter until Tenant has done so: $1,000 per day

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for each of the first 30 days after the Removal Date; $2,000 per day for each of the next 30 days;
$3,000 per day for each of the next 30 days; and $5,000 per day thereafter. (A partial day is
deemed to be a “day” for these purposes.) Time is of the essence in this Amendment. These per diem
amounts will be payable by Tenant weekly in arrears without further notice or bills, although
Landlord may deliver further notices or bills if it wishes to. The parties understand that it
would be difficult to precisely determine Landlord’s actual damages under these circumstances, so
these per diem amounts are agreed to be a reasonable forecast of damages under the circumstances
and not a penalty, and will be considered liquidated damages for Tenant’s failure to perform as
and when required.

     3.4 Liability. As a material inducement to Landlord: (a) Tenant and its Affiliates
waive all claims against Landlord and its professionals and Affiliates in connection with the
Temporary Equipment, the Landscaping and the Installation and Operation, or any of them,
regardless of cause or fault (including, without limitation, Liabilities arising from or in
connection with damage, breakage, defect or interruption of service, or Landlord’s gross
negligence or willful misconduct); and (b) Tenant will indemnify Landlord and its professionals
and Affiliates from all associated Liabilities (except for Liabilities directly caused by
Landlord’s gross negligence or willful misconduct).

     3.5 Miscellaneous. All amounts owed by Tenant to Landlord hereunder will be
considered additional rent under the Lease. Without limiting the generality of Section 3.2(a),
Tenant’s contractors and subcontractors at all times will carry occurrence-based liability
insurance in amounts and on policy forms reasonably satisfactory to Landlord and all other
insurance required by the Lease, name Landlord and its designees as additional insureds and
provide complying certificates of insurance before beginning work. Landlord’s rights and remedies
are cumulative and not exclusive. Tenant agrees that Landlord has fully complied with its Lease
obligations. This Amendment may be executed in counterparts, all of which together will constitute
one agreement. The Lease (including, without limitation, Amendment #6) is in full force and
effect, and except as set forth in this Amendment it remains unchanged.

IN WITNESS WHEREOF, intending to be legally bound, the parties have executed this Amendment #7 as
of the date in Section 1 above.

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 

	NAVISITE, INC.	 	 	 	400 MINUTEMAN LLC
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	/s/ Jim Pluntze	 	 	 	By:	 	Minuteman Master LLC, Sole Member
	 

	 	 

Name: Jim Pluntze
	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Title: CFO	 	 	 	 	 	By:	 	150 Minuteman Limited Partnership,
	 	 	Authorized Signature	 	 	 	 	 	 	 	Managing Member
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	By:	 	Niuna-150 Minuteman, Inc.,
	 	 	 	 	 	 	 	 	 	 	 	 	General Partner
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	By:
	 	/s/ Martin Spagat
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	Name: Martin Spagat
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	Title: Vice President

 - 3 -exv10w8

Exhibit 10.8

AMENDMENT #8 TO LEASE

1. Parties.

     This Amendment, dated as of January 19, 2010, is between 400 Minuteman LLC (successor
to 400 River Limited Partnership) (“Landlord”) and NaviSite, Inc. (“Tenant”).

2. Recitals.

     2.1. Landlord’s predecessor in interest, 400 Minuteman Limited Partnership, and Tenant entered
into a Lease, dated as of May 14, 1999, for premises known as 400 Minuteman Road in Andover,
Massachusetts (as now or hereafter amended or extended, the “Lease”). Unless otherwise defined,
terms used in this Amendment have the same meanings as those used in the Lease.

     2.2 (a) Pursuant to Section 24.17A of the Lease, Tenant initially deposited $2,500,000 for
Landlord’s benefit as security for Tenant’s obligations under the Lease pursuant to a Pledge and
Assignment dated December 15, 2005 among U.S. Bank National Association, Landlord and Tenant (the
“Pledge Agreement”). The funds held under the Pledge Agreement
together with any interest earned thereon are called the “Additional Security.”

          (b) Pursuant to Amendment #4 to Lease, dated as of April 6, 2006, at Tenant’s request
Landlord returned $750,000 of the Additional Security, thus reducing the Additional Security to
$1,750,000 plus accrued interest.

          (c) Tenant has requested that Landlord return the balance of the Additional Security,
including any accrued interest, in return for the Letter of Credit, which is a $500,000 letter of
credit naming Landlord as beneficiary that complies with Section 24.19 of the Lease (the terms of
which are set forth in Schedule 1 to Amendment #4 to Lease) or that is otherwise acceptable to
Landlord in its sole discretion.

          (d) To accomplish this and other matters, for good and valuable consideration, the receipt
and sufficiency of which are acknowledged, the parties agree and the Lease is amended as follows
as of the date of this Amendment, notwithstanding anything to the contrary:

	3.	 	Amendments.

     3.1 If Tenant delivers the original of the Letter of Credit to Landlord on or before January
31, 2010: (a) Landlord will promptly deliver a written or electronic instruction to U.S. National
Bank Association instructing it to return the Additional Security (including all accrued interest)
to Tenant by wire transfer to an account specified by Tenant; (b) the parties will execute
documents reasonably satisfactory to Landlord and U.S. National Bank Association to terminate the
Pledge Agreement; (c) Tenant will promptly pay all costs owed to U.S. National Bank Association in
connection with the Pledge Agreement, including without limitation any costs resulting from the
return of funds and termination; (d) Section 24.17A of the Lease, which describes the Additional
Security, and all references to the Additional Security, will be deemed
deleted from the Lease; and (e) the terms of Section 24.19 of the Lease will continue to be

 

 

incorporated into the Lease despite the deletion of Section 24.17A, and those terms will apply to
the Letter of Credit and all replacements.

4. No Other Changes.

     The Lease is in full force and effect, and except as set forth above the Lease remains
unchanged.

     IN WITNESS WHEREOF, intending to be legally bound, the parties have executed this Amendment
under seal as of the date first set forth above.

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 

	NAVISITE, INC.	 	 	 	400 MINUTEMAN LLC
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	/s/ Jim Pluntze	 	 	 	By:	 	Minuteman Master LLC, Sole Member
	 

	 	 

Name: Jim Pluntze
	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Title: CFO	 	 	 	 	 	By:	 	150 Minuteman Limited Partnership,
	 	 	Authorized Signature	 	 	 	 	 	 	 	Managing Member
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	By:	 	Niuna-150 Minuteman, Inc.,
	 	 	 	 	 	 	 	 	 	 	 	 	General Partner
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	By:
	 	/s/ Martin Spagat
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	Name: Martin Spagat
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	Title: Vice President
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	Authorized Signature

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