Document:

EX-10.20

Exhibit 10.20

DONELSON CORPORATE CENTRE

AMENDED AND RESTATED OFFICE LEASE AGREEMENT

BUILDING ONE AND BUILDING THREE

     THIS AMENDED AND RESTATED LEASE (the “Lease Agreement” or “Lease”) is made and entered into
effective as of the 12 day of June, 2008 (the “Effective Date”), by and among Donelson Corporate
Centre, Limited Partnership, a Tennessee limited partnership (“Landlord”), Envoy LLC, a Delaware
limited liability company, the successor in interest to Envoy Corporation (“Tenant”), and Emdeon
Business Services, LLC, a Delaware limited liability company (“Guarantor”).

R E C I T A L S:

     WHEREAS, Landlord and Envoy Corporation, the predecessor in interest to Envoy LLC, executed
that certain Lease Agreement, dated June 26, 2000 (the “Original Lease”), for approximately 18,011
rentable square feet of the first floor of Building One of the Donelson Corporate Centre, which is
located at 3055 Lebanon Road in Davidson County, Tennessee;

     WHEREAS, the Original Lease was amended on September 29, 2000 (the “First Amendment”), to
include an additional 37,699 rentable square feet in Building Three of the Donelson Corporate
Centre, which is located at 3055 Lebanon Road in Davidson County, Tennessee (as described in
Exhibit A-1 thereto), for a total of 55,710 rentable square feet of demised space (the
“Existing Space”);

     WHEREAS, the parties desire to further amend the lease to expand the premises demised to the
Tenant hereunder by an additional 23,882 rentable square feet, occupying all of Floors 2 and 4 of
Building One, and an additional 84,524 rentable square feet located in Building Three (collectively
the “Expansion Space”), resulting in a total of 164,116 net rentable square feet, and subject to
satisfaction of the contingencies set forth herein to otherwise modify and restate the terms of the
Original Lease and First Amendment in accordance with this Lease Agreement;

     WHEREAS, in November 2006, Envoy Corporation converted to a Delaware limited liability company
and changed its name to Envoy LLC, an Emdeon Business Services company, and is no longer doing
business as Envoy Corporation; and

     WHEREAS, Guarantor, as the parent company of Envoy LLC, an Emdeon Business Services company,
shall recognize substantial direct and indirect benefits from this Lease Agreement and is hereby
willing to join in the execution of this Lease Agreement.

     NOW THEREFORE, in consideration of the Premises and the agreements and covenants hereinafter
set forth, Landlord, Tenant, and Guarantor agree to this Amended and Restated Lease Agreement, as
follows:

     1. Leased Premises. Subject to and upon the terms hereinafter set forth, and in
consideration of the sum of Ten Dollars ($10.00) and the mutual covenants set forth herein, the
receipt and sufficiency of which are hereby acknowledged, Landlord does hereby lease and demise to
Tenant and Tenant does hereby lease and take from Landlord those certain premises,

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consisting of (a) Forty-One Thousand Eight Hundred Ninety-Three (41,893) square feet of Net
Rentable Area, located on the first, second and fourth floors of Building One, and (b) One Hundred
Twenty-Two Thousand Two Hundred Twenty-Three (122,223) square feet of Net Rentable Area located on
the first and second floors of Building Three (collectively, the “Premises”), and more particularly
described in Exhibit A-2, attached hereto and incorporated herein by this reference.
Building One and Building Three are each located at 3055 Lebanon Road, in Davidson County,
Tennessee, and are collectively referred to herein as the “Building”. The Building is part of a
complex known as Donelson Corporate Centre (the “Project”).

          (a) “Net Rentable Area” as used herein, shall refer to (i) the total square footage of all
floor area measured from the outside of the exterior wall of the Building and to the mid-point of
walls separating the Premises from areas leased to or held for lease to other tenants (the “Usable
Area”), plus (ii) an allocation of the square footage of the Interior Common Areas; plus (iii) for
multi-tenant floors, an allocation of the square footage of the On-Floor Common Areas. No
deductions from Net Rentable Area shall be made for columns or projections.

          (b) “Interior Common Areas” shall mean those areas within the Building’s elevator machine
rooms, mechanical rooms, public lobbies and other areas not leased or held for lease within the
Building but which are reasonably necessary for the proper operation of the Building. The
allocation of the square footage of the Interior Common Areas shall be equal to the total square
footage of the Interior Common Areas multiplied by a fraction, the numerator of which is the Usable
Area of the Premises and the denominator of which is the total of all Usable Area contained in the
Building.

          (c) “On-Floor Common Areas” shall mean those areas within public corridors, elevator foyers,
rest rooms, mechanical rooms, janitor closets, telephone and equipment rooms, and other similar
facilities for the use of all tenants on the floor on which the Premises are located. The
allocation of the square footage of the On-Floor Common Areas shall be equal to the total square
footage of the On-Floor Common Areas on said floor multiplied by a fraction, the numerator of which
is the is the Usable Area of the Premises and the denominator of which is the total of all Usable
Area contained on the applicable floor.

          (d) Without limiting Landlord’s obligations contained in Section 16 herein, but subject to
Landlord’s warranties contained in the Expansion Space Work Letter attached hereto as Exhibit
B, Tenant’s taking possession of the Premises or any portion thereof shall be conclusive
evidence against Tenant that such portion of the Premises was then in good order and satisfactory
condition, excepting latent defects and those items set forth on a written punch list delivered by
Tenant to Landlord within thirty calendar days next following Tenant’s taking possession; provided,
however, that with respect to Expansion Space, the foregoing shall apply only after execution of
the Completion Agreement, which is set forth in Exhibit C hereto. Tenant acknowledges that
no promise by or on behalf of Landlord, any of Landlord’s beneficiaries, the managing agent of the
Building, the leasing agent of the Building or any of their respective agents, partners or
employees to alter, remodel, improve, repair, decorate or clean the Premises has been made to or
relied upon by Tenant, and that no representation respecting the condition of the Premises or the
Building by or on behalf of Landlord, any of Landlord’s beneficiaries, the managing agent of the
Building, the leasing agent of the Building or

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any of their respective agents, partners or employees has been made to or relied upon by
Tenant, except to the extent expressly set forth in this Lease.

     2. Term. Subject to and upon the terms and conditions set forth herein, or in any
exhibit hereto, the term of this Lease Agreement commenced on the Effective Date, and shall expire
One Hundred Twenty (120) months after the Expansion Space Commencement Date, at 6:00 P.M.
“Expansion Space Commencement Date” shall mean November 1, 2008.

          Renewal Option. Provided that Tenant is not then in default of the terms of the Lease
Agreement, Tenant shall have two (2) consecutive options to renew the term of this Lease Agreement,
with each option for an additional period of sixty (60) consecutive months at the then prevailing
market rental rate, by providing Landlord notice of Tenant’s intent to renew not less than six (6)
months prior to the end of the primary term or the renewal term, as applicable. All terms and
conditions of this Lease Agreement shall remain unchanged during the option period excepting only
the rental rate and no further options to renew. Market rental rates shall be determined by
agreement of the parties. Should the parties fail to agree on a rate ninety (90) calendar days
prior to the start of the renewal term, then each party shall select a qualified MAI appraiser and
these two appraisers shall together select a third MAI appraiser. The average of the three
appraisers rates shall then be selected as the market rate.

          Early Termination Option. Notwithstanding anything in this Lease to the contrary,
provided no Event of Default exists upon either the exercise of the option to terminate, or upon
the date of termination, Tenant shall have the option to terminate this Lease at the end of the
eighty-fourth (84th) month following the Expansion Space Commencement Date, provided
that (a) Tenant gives prior written notice of its intent to so terminate not later than the end of
the seventy-fifth (75th) month following the Expansion Space Commencement Date; and (b)
Tenant repays to Landlord an amount equal to the sum of the following: (i) the unamortized cost of
the T.I. Allowance, free rent, and broker’s commissions, with such amount calculated in the same
manner as the remaining principal balance of a fully amortizing loan bearing interest at the rate
of six and one-half percent (6.5%) and having a ten (10) year term which commenced as of the
Expansion Space Commencement Date, and (ii) the unamortized cost of any improvement allowance, free
rent, and broker’s commissions paid or provided by Landlord for any additional space acquired by
Tenant pursuant to Section 38(n), with such amount calculated in the same manner as the remaining
principal balance of a fully amortizing loan bearing interest at the rate of six and one-half
percent (6.5%) and having a term equal to the period from the commencement of such new space until
the end of the initial term of this Lease (collectively, the “Early Termination Payment”). The
Early Termination Payment is to be made concurrently with the rental payment due for the
eighty-fourth (84th) month following the Expansion Space Commencement Date; (iii) Tenant
pays Landlord an early termination fee in an amount equal to six (6) months of prepaid rental
payments due for the eighty-fifth (85th) month through the end of the ninetieth
(90th) month from the Expansion Space Commencement Date, such payment to be made
concurrently with the rental payment due for the eighty-fourth (84th) month following
the Expansion Space Commencement Date; and (iv) Tenant vacates the Premises on or before the end of
the eighty-fourth (84th) month following the Expansion Space Commencement Date and
leaves the Premises in the condition required by the Lease. For avoidance of doubt, the
termination of this Lease pursuant to this provisions shall terminate any Tenant rights to space
added to this Lease pursuant to Section 38(n).

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     3. Use. The Premises are to be used and occupied solely for the purpose of office
space and for no other purpose. Tenant shall not do or permit anything to be done in or about the
Premises that will in any way obstruct or interfere with the rights of other tenants or occupants
of the Building or injure or annoy them, or use or allow the Premises to be used for any improper,
immoral, disreputable or objectionable purpose, nor shall Tenant cause, maintain or permit any
nuisance or waste in, on or about the Premises. Tenant shall not use or permit the use of any
portion of the Premises as sleeping quarters, lodging rooms, or for any unlawful purposes. Tenant
shall not install any radio or television or other similar device exterior to the Premises. Tenant
shall have the right to install a Data Center and generator for its own use on the Premises, and at
its own cost (but subject to including such items in T.I. Allowance to the extent provided in
Exhibit B), and subject to Landlord’s prior approval of the location of the Data Center and
generator, and Landlord’s prior approval of the type of generator, such approvals not to be
unreasonably withheld. Notwithstanding the foregoing, the Tenant’s right to install a Data Center
or generator shall not expand Landlord’s obligations pursuant to this Agreement, including, without
limitation, its obligations under Section 7. At the end of the term of this Lease Agreement,
Tenant shall remove such equipment and return the space occupied by the generator and Data Center
to the condition required by Section 36. Any dependency between the generator space and the
Building created by the Tenant’s installation of the generator shall be eliminated by Tenant as of
the end of the term.

     4. Rent. Commencing on the Effective Date and continuing through October 31, 2008,
Tenant shall pay Base Rent, as set forth on Exhibit D-1 and Additional Rent; provided,
however, Base Rent and Additional Rent shall abate for the period of July 1, 2008, through
September 30, 2008. Commencing on the Expansion Space Commencement Date, and continuing thereafter
throughout the primary term of this Lease, Tenant hereby agrees to pay the Base Rent in accordance
with the schedule attached hereto as Exhibit D-2, and Additional Rent (as defined below).
The Base Rent and Additional Rent shall be due and payable in advance in equal monthly installments
on the first (1st) day of each calendar month at Landlord’s address as provided herein (or such
other address as may be designated by Landlord from time to time). If the Effective Date or
Expansion Space Commencement Date is other than the last day of a calendar month, then the
installments of Base Rent and Additional Rent for such month or months shall be prorated. As used
herein, the term Rent means Base Rent, Additional Rent, and all other amounts payable by Tenant
under this Lease.

     5. Additional Rent. Landlord shall absorb and be responsible for paying Operating
Expenses during any calendar year to the extent such Operating Expenses are less than Four and
Dollars and Fifty Cents ($4.50) per square foot of Net Rentable Area (the “Expense Stop”).
Commencing on the Expansion Space Commencement Date, the Expense Stop shall increase to Six Dollars
and Sixty-three Cents ($6.63) per square foot of Net Rentable Area. “Additional Rent” for any
calendar year shall mean Tenant’s Percentage Share of the Operating Expenses for such calendar year
in excess of the Expense Stop. “Tenant’s Percentage Share” shall mean a fraction, the numerator of
which is the total number of square feet of Net Rentable Area within the Premises and the
denominator of which is the greater of (i) ninety-five percent (95%) of the total square footage of
all Net Rentable Area in the Building; or (ii) the total square footage of all Net Rentable Area in
the Building actually leased to rent paying tenants; provided, however, that

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for purposes of this calculation, the Expansion Space shall not be part of the Premises until
the Expansion Space Commencement Date.

          (a) Landlord shall present to Tenant, prior to the beginning of each calendar year, a
statement of Tenant’s estimated Additional Rent. Landlord’s failure to deliver such a statement of
Tenant’s estimated Additional Rent shall not operate to excuse Tenant from the payment of the
monthly installment of Additional Rent. Rather, Tenant shall continue to pay the monthly
installment of Additional Rent based on Landlord’s most recent calculation thereof until such a
statement is delivered to Tenant, with such statement being applied retroactively to the beginning
of the calendar year and Tenant making up any under payments immediately upon its receipt of such
statement. Landlord may, from time to time, recalculate Tenant’s estimated Additional Rent in order
to more accurately reflect Landlord’s good faith estimate of Tenant’s Additional Rent, and Tenant
shall commence paying the recalculated Additional Rent immediately after receiving written notice
thereof.

          (b) Landlord shall provide to Tenant, within one hundred twenty (120) days after the end of
each calendar year, a statement detailing the Operating Expenses for each such calendar year (the
“Annual Operating Expense Statement”). In the event that Tenant’s estimated Additional Rent
payments exceed Tenant’s actual Additional Rent for said calendar year, Landlord shall pay Tenant
(in the form of a credit against rentals next due or, should the overage exceed one months base
rental or in the case of the expiration of this Lease, then in the form of Landlord’s check) an
amount equal to such excess. In the event that Tenant’s actual Additional Rent exceeds Tenant’s
estimated Additional Rent payments for said calendar year, Tenant hereby agrees to pay Landlord,
within thirty (30) days of receipt of the statement, an amount equal to such difference, subject to
Section 5(c) hereto.

          (c) Tenant, at Tenant’s sole cost and expense, shall have the right, to be exercised by
written notice given to Landlord within ninety (90) days after receipt of the Annual Operating
Expense Statement for any calendar year, to audit Landlord’s books and records pertaining only to
the Operating Expenses for such calendar year, provided such audit must commence within thirty (30)
days after Tenant’s notice to Landlord and thereafter proceed regularly and continuously to
conclusion and, provided, further, that such audit must be conducted by a nationally recognized
independent public accounting firm in a manner that does not unreasonably interfere with the
conduct of Landlord’s business. Notwithstanding the foregoing, Tenant shall not have the right to
audit Landlord’s books and records regarding the Operating Expenses for any calendar year if there
exists an Event of Default by Tenant or any circumstance exists that with the giving of notice, the
passage of time, or both, would constitute an Event of Default. Tenant (and its agents, employees
and accountants) shall hold the results of such audit in strict confidence and not disclose the
same to any third party ( excluding Tenant’s professional advisors who shall also maintain the
confidence of said information ), except as is reasonably necessary during any dispute between
Landlord and Tenant related thereto or as required by law. A copy of the results of any such audit
shall be promptly provided to Landlord, and Landlord may conduct an independent review of the same.
If there is any disagreement regarding the results of any such audit, the parties shall select a
third party auditor to resolve the dispute. In the event that the results of any audit produce a
variance of five percent (5%) or less in Tenant’s favor, then Tenant shall reimburse Landlord for
any and all costs incurred by Landlord with respect to the audit. In the event the results of any
audit produce a variance of

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greater than five percent (5%), then Landlord shall reimburse Tenant for any and all costs
incurred by Tenant with respect to the audit.

     6. Operating Expenses.

          (a) “Operating Expenses”, for each calendar year, shall consist of (i) all Operating Costs for
the Building; plus (ii) the proportionate share of the ownership, management, maintenance, repair,
replacement and operating costs accruing during each such calendar year for the common areas in the
Project allocable to the Building.

          (b) “Operating Costs” shall mean all expenses, costs and accruals (excluding therefrom,
however, specific costs billed to or otherwise incurred for the particular benefit of specific
tenants of the Building) of every kind and nature, computed on an accrual basis, incurred or
accrued in connection with, or relating to, the ownership, operation, management, maintenance,
repair and replacement of the Building and interior and exterior common areas serving the Building
during each calendar year, including, but not limited to the following: wages and salaries
(including taxes, insurance and benefits) of all on and off-site employees; supplies; tools;
equipment; utilities; trash removal; snow and ice removal; maintenance, management and service
agreements; inspections; legal and accounting services relating to management and maintenance of
the Building; insurance premiums paid by Landlord on the Premises (as described in Section 21
hereto) and including all deductible and co-insurance payments made by Landlord in connection
therewith; maintaining, striping, repairing, replacing, repaving and lighting grounds, streets,
parking areas, sidewalks, curbs and walkways, landscaping, drainage and lighting facilities; and
all taxes, assessments and governmental charges, whether or not directly paid by Landlord,
attributable to the Building or said common areas, together with consultation, legal fees and costs
resulting from any challenge of tax assessments (but excluding federal and state income taxes,
franchise taxes, and other taxes imposed on the income of Landlord). Notwithstanding anything
contained herein to the contrary, the defined term “Operating Costs” shall exclude capital
expenditures as defined by Generally Accepted Accounting Practices (“GAAP”), except Operating Costs
shall include (i) the annual amortization over its useful life of the costs of capital expenditures
and improvements made to comply with newly enacted laws, ordinances, rules, or regulations, or
newly enacted changes to existing laws, and (ii) the annual amortization over its useful life of
the costs of any equipment or capital improvements made as a labor-saving measure or to accomplish
other savings in operating, repairing, managing, or maintaining the Building but only to the extent
of the savings. Operating Costs shall also exclude principal or interest payments on debt, costs
reimbursed by insurance or other third parties, legal expenses or damages of any kind incurred by
Landlord as a result of action by a third party or other tenant against Landlord and excessive
wages salaries or benefits.

          (c) Notwithstanding any language contained herein to the contrary, Tenant hereby agrees that,
during any calendar year in which the entire Building is not provided with Building Standard
Services or is not completely occupied, Landlord shall compute all Variable Operating Costs
(defined below) for such calendar year as though the entire Building were provided with Building
Standard Services and were completely occupied. For purposes of this Lease the term “Variable
Operating Costs” shall mean any operating cost that is variable with the level of occupancy of the
Building (e.g. utilities and cleaning services). In the event that

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Landlord excludes from “Operating Costs” any specific costs billed to or otherwise incurred
for the particular benefit of specific tenants of the Building or to other buildings or projects on
the Land, Landlord shall have the right to increase “Operating Costs” by an amount equal to the
cost of providing standard services similar to the services for which such excluded specific costs
were billed or incurred provided that such “standard services” are generally available for the
benefit of all tenants of the Building. In no event shall Landlord receive from all tenants of the
Building more than one hundred percent (100%) of any Operating Costs.

          (d) Tenant’s proportionate share of increases in items which constitute Controllable Operating
Costs shall be capped at six percent (6%) per year on a cumulative (rather than prior year) basis.
Controllable Operating Costs shall mean all Operating Costs except costs of insurance, all taxes
included in Operating Costs, assessments, governmental charges, utilities, and snow and ice
removal. There shall be no cap on increases in items which do not constitute Controllable
Operating Costs.

     7. Services. Landlord shall furnish the following services to Tenant in amounts
reasonably necessary for usual and customary office space of similar size during the term of this
Lease (“Building Standard Services”):

          (a) Hot and cold domestic water and common use rest rooms and toilets at locations provided
for general use, in such amounts as are reasonably determined by Landlord.

          (b) Subject to curtailment as required by governmental laws, rules or mandatory regulations,
central heat and air conditioning in season, at such temperatures and in such amounts as are
reasonably determined by Landlord, consistent with other comparable office buildings in Nashville,
Tennessee.

          (c) Electric lighting service for all public areas and special service areas of the Building
in such amounts and locations as are reasonably determined by Landlord.

          (d) Janitor service five (5) days per week, exclusive of public holidays (as defined in
Exhibit E hereto), in such manner as Landlord reasonably determines; provided, however, if
Tenant’s floor coverings or other improvements are other than Building standard, Tenant shall pay
one hundred and fifteen percent (115%) of the actual additional cleaning cost, if any, attributable
thereto.

          (e) Access control for the Building to the extent and in the manner reasonably determined by
Landlord; provided, however, Landlord shall have no responsibility to prevent, and shall not be
liable to Tenant for, any liability or loss to Tenant, its agents, employees and visitors arising
out of losses due to theft, burglary, or damage or injury to persons or property caused by persons
gaining access to the Premises other than as a result of Landlord’s own negligent or intentional
acts or omissions, or those of its agents or assigns, and Tenant hereby releases Landlord from all
liability for such losses, damages or injury.

          (f) Sufficient electrical capacity to operate (i) incandescent lights, typewriters,
calculating machines, photocopying machines and other machines of similar low voltage electrical
consumption (120/208 volts), provided that the total rated electrical design load for said lighting
and machines of low electrical voltage shall not exceed eight (8.00) watts per square

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foot of Usable Area; and (ii) lighting and equipment of high voltage electrical consumption
(277/480 volts), provided that the total rated electrical design load for said lighting and
equipment of high electrical voltage shall not exceed eight (8.00) watts per square foot of Usable
Area. If Tenant’s electrical consumption exceeds the foregoing standards, then Landlord shall have
the right to install a separate meter for the Premises at Tenant’s expense, such that Tenant shall
be billed the costs associated with electricity consumed in excess of Building standard. If Tenant
requires that certain areas within the Premises operate in excess of the normal Building Operating
Hours (as defined in Exhibit E), the electrical service to such areas shall be separately
circuited and metered such that Tenant shall be billed the costs associated with electricity
consumed during hours other than Building Operating Hours, as set forth in Exhibit E
hereto.

          (g) Building standard fluorescent bulb replacement in all areas and all incandescent bulb
replacement in Interior Common Areas and On-Floor Common Areas.

          (h) Non-exclusive multiple cab passenger service to the Premises during Building Operating
Hours (as defined in Exhibit E) and at least one (1) cab passenger service to the Premises
twenty-four (24) hours per day.

          (i) Failure by Landlord to furnish the services described in this Section, or any cessation
thereof, for any reason beyond the reasonable control of Landlord shall not render Landlord liable
for damages to either person or property, nor be construed as an eviction of Tenant, nor work an
abatement of rent, nor relieve Tenant from fulfillment of any covenant or agreement hereof. In
addition to the foregoing, should any of the equipment or machinery, for any cause, fail to
operate, or function properly, Tenant shall have no claim for rebate of rent or damages on account
of an interruption in service occasioned thereby or resulting therefrom; provided, however,
Landlord agrees to use reasonable efforts to repair said equipment or machinery promptly and to
restore said services. Notwithstanding the foregoing, (a) the Rent shall abate proportionately
during such time as services that are essential to Tenant’s operations or to the Tenant’s use and
enjoyment of the Premises, such as HVAC, electricity or water (“Essential Services”) shall not be
provided to Tenant, and Tenant shall be materially inconvenienced thereby in excess of seventy-two
(72) consecutive hours, and (b) in the event Essential Services shall not be provided to Tenant for
a period in excess of thirty (30) consecutive days and the interruption does not result from the
negligent or willful misconduct of Tenant, its employees, guests, invitees, or agents, then Tenant
may at its option terminate this Lease by providing written notice of cancellation within ten (10)
days from the end of such thirty (30) day period. Notwithstanding the foregoing, the parties
acknowledge and agree that this section shall not apply to any cessation of services caused by a
casualty.

     8. Keys and Locks. Landlord shall furnish Tenant with two (2) keys for each Building
standard lockset on code-required doors entering the Premises from public areas. Additional keys
will be furnished by Landlord upon an order signed by Tenant and at Tenant’s expense. All such keys
shall remain the property of Landlord. No additional locks shall be allowed on any door of the
Premises without Landlord’s permission, and Tenant shall not make or permit to be made any
duplicate keys. Upon termination of this Lease, Tenant shall surrender to Landlord all keys to any
locks on doors entering or within the Premises, and give to Landlord the explanation of the
combination of all locks for safes, safe cabinets and vault doors, if any, in the Premises.

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     9. Tenant Security. Subject to Landlord’s approval of plans and specifications, such
approval not to be unreasonably withheld, Tenant shall enact and provide security procedures and
safeguards to provide for the safety and security of the Premises and its employees as follows:

          (a) Install (or engage its own consultant or independent contractor to install) electronic
access control and Closed Circuit Television surveillance systems, both into and within the
Premises. Such electronic access control shall be provided at such level and specificity as
determined by Tenant in its sole discretion, subject to Landlord’s approval, such approval not to
be unreasonably withheld.

          (b) Maintain and service any security systems put in place in accordance with such security
procedures and safeguards.

          (c) Provide authorized Landlord building services personnel with identification card access to
the Premises to perform routine, after-hours and emergency maintenance services within the
Premises.

          (d) Maintain a reception area to the Premises to entry and departure of visitors, vendors and
contractors into and from the Premises.

     Landlord shall disconnect and terminate any existing electronic access devices into and within
the Premises prior to the Expansion Space Commencement Date, unless Tenant agrees in writing to
extend such date.

     10. Graphics, Building Directory and Name. Landlord shall provide and install ( one
time at Landlord’s cost with any subsequent changes paid for by Tenant ) all graphics, letters, and
numerals at the entrance to the Premises and strips (based on the ratio that the Net Rentable Area
of the Premises bears to the total Net Rentable Area of the Building) containing a listing of
Tenant’s name on the Building directory board to be placed in the main lobby of the Building. All
such letters and numerals shall be in the Building standard graphics. Tenant agrees that Landlord
shall not be liable for any inconvenience or damage occurring as a result of any error or omission
in any directory or graphics. No signs, numerals, letters or other graphics shall be used or
permitted on the exterior of, or may be visible from outside, the Premises, unless approved in
writing by Landlord.

     11. Parking. The Project has five (5) spaces per thousand square feet (or 820 parking
spaces), of which twenty (20) spaces will be designated for exclusive use by Tenant in the location
set forth on Exhibit G (such parking spaces, the “Tenant Designated Parking”).
Prior to the Expansion Space Commencement Date, Landlord shall install at Tenant’s cost (but
subject to including such cost in the T.I. Allowance to the extent of such allowance as provided in
Exhibit B) signage indicating that the designated parking spaces are reserved for the
exclusive use of Tenant. It is agreed that except for the installation of the parking signage,
Landlord shall have no obligation or responsibility to prohibit the use by other persons of the
Tenant Designated Parking or to enforce Tenant’s rights or use of the Tenant Designated Parking.
Tenant shall be solely responsible for regulating and enforcing the use of the Tenant Designated
Parking, and, when enforcing its rights, Tenant hereby agrees that it shall act in a commercially
reasonable and

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non-discriminatory manner and in compliance with all laws. Tenant shall indemnify and hold
harmless Landlord from any claim from any person for damage, loss, or expense that arises from any
Tenant action to enforce its rights related to the Tenant Designated Parking. During the initial
term of this Lease and any renewal term Landlord’s reasonable maintenance expenses incurred in
maintaining signage related to the designated parking shall be at Tenant’s sole cost and expense.
In addition to the Tenant Designated Parking, Tenant shall have the non-exclusive right to use the
parking lot serving the Building. Landlord may make, modify and enforce reasonable rules and
regulations relating to the parking of vehicles, and Tenant agrees to abide by such rules and
regulations. Except as set forth above, this Lease does not grant Tenant (or its agents, employees,
contractors and visitors) the exclusive right to use any parking areas serving the Building.
Landlord may, from time to time, designate specific portions of the parking lot as reserved areas
for visitors and access for the disabled. Notwithstanding the foregoing, in the event that
Tenant’s parking requirements require modification necessitating additional parking spaces for its
agents, employees, contractors or visitors, Landlord shall use commercially reasonable efforts to
increase the parking spaces available to Tenant, provided, that, Tenant shall be responsible for
any additional expenses or costs incurred by Landlord to increase the parking spaces available to
the Tenant.

     12. Entry for Repairs and Inspection. Tenant shall permit Landlord and its
contractors, agents or representatives to enter into and upon any part of the Premises during
reasonable hours to inspect or clean the same, make repairs, alterations or additions thereto, and,
upon reasonable prior notice to Tenant, for the purpose of showing the same to prospective tenants
or purchasers. Landlord shall use its reasonable efforts not to interfere materially with the
operation of Tenant’s business during any such entry.

     13. Laws and Regulations; Encumbrances; Rules of Building. Tenant shall comply with,
and Tenant shall cause its employees, contractors and agents to comply with, and shall use its best
efforts to cause its visitors and invitees to comply with, (i) all laws, ordinances, orders, rules
and regulations of all state, federal, municipal and other governmental or judicial agencies or
bodies relating to the use, condition or occupancy of the Premises, (ii) all recorded easements,
operating agreements, parking agreements, declarations, covenants and instruments encumbering the
Premises which Landlord provides Tenant written notice of, and (iii) the rules of the Building
reasonably adopted and altered by Landlord from time to time for the safety, care and cleanliness
of the Premises and Building and for the preservation of good order therein. The initial rules of
the Building are attached hereto and incorporated herein as Exhibit F. Landlord shall
notify Tenant in writing in advance of any changes to the said Building rules. Any future changes
to the Building rules shall not be inconsistent with the Terms of this Lease. Nothing contained
herein shall require Tenant to make structural improvements or repairs to the Premises to cause the
Premises to comply with applicable laws.

     14. Hazardous Substances. Tenant shall comply, at its sole expense, with all laws,
ordinances, orders, rules and regulations of all state, federal, municipal and other governmental
or judicial agencies or bodies relating to the protection of public health, safety, welfare or the
environment (collectively, “Environmental Laws”) in the use, occupancy and operation of the
Premises. Tenant agrees that no Hazardous Substances shall be used, located, stored or processed on
the Premises or be brought onto any other portion of the Building by Tenant or any of its agents,
employees, contractors, assigns, subtenants, guest or invitees, and no Hazardous

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Substances will be released or discharged from the Premises. The term “Hazardous Substances”
shall mean and include all hazardous and toxic substances, waste or materials, any pollutant or
contaminant, including, without limitation, PCB’s, asbestos and raw materials that include
hazardous constituents or any other similar substances or materials that are now or hereafter
included under or regulated by any Environmental Laws or that would pose a health, safety or
environmental hazard. Tenant hereby agrees to indemnify, defend and hold harmless Landlord from and
against any and all losses, liabilities (including, but not limited to, strict liability), damages,
injuries, expenses (including, but not limited to, court costs, litigation expenses, reasonable
attorneys’ fees and costs of settlement or judgment), suits and claims of any and every kind
whatsoever incurred or suffered by, or asserted against, Landlord by any person, entity or
governmental agency for, with respect to, or as a direct or indirect result of, the presence in or
the escape, leakage, spillage, discharge, emission or release from the Premises of any Hazardous
Substances or the presence of any Hazardous Substances placed on or discharged from the Building by
Tenant or any of its agents, employees, contractors, assigns, subtenants, guest or invitees.
Notwithstanding anything contained herein to the contrary, Tenant shall have the right to possess
the usual and customary cleaning products and office supplies, provided that any such substances
are maintained and stored in a reasonably prudent manner.

     15. Tenant Taxes. Tenant shall pay promptly when due all taxes directly or indirectly
imposed or assessed upon Tenant’s gross sales, business operations, machinery, equipment, trade
fixtures and other personal property or assets, whether such taxes are assessed against Tenant,
Landlord or the Building. In the event that such taxes are imposed or assessed against Landlord or
the Building, Landlord shall furnish Tenant with all applicable tax bills, public charges and other
assessments or impositions and Tenant shall forthwith pay the same either directly to the taxing
authority or, at Landlord’s option, to Landlord. Notwithstanding the foregoing, income taxes or
corporate excise taxes based on Landlord’s ownership of the Premises shall be the sole
responsibility of Landlord.

     16. Leasehold Improvements.

          (a) Tenant shall receive from Landlord a tenant improvement allowance of $1,846,305.00 (the
“T.I. Allowance”) to be used for the purpose of purchasing, constructing and/or installing
improvements to the Expansion Space. Landlord will cause the Expansion Space to be promptly
prepared in accordance with the Work Letter attached as Exhibit B which hereby amends and
replaces any prior work letter.

          (b) If for any reason the Expansion Space should not he ready for occupancy by the Expansion
Space Commencement Date, Landlord shall not be liable or responsible for any claims, damages or
liabilities in connection therewith or by reason thereof, except for the rent abatement as
specifically set forth in Exhibit B. Landlord shall provide Tenant a copy of the Use and
Occupancy Certificate for the shell space (i.e. an occupancy certificate which remains subject to
furniture and equipment installation by Tenant) upon completion of the improvements as set forth in
Exhibit B which is attached hereto, and, if requested by Tenant, the final Use and
Occupancy Certificate upon completion of Tenant’s installation of furniture and equipment.

          (c) Tenant shall not make or allow to be made any alterations or physical additions in or to
the Premises, or place safes, vaults or other heavy furniture or equipment

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within the Premises, without first obtaining the written consent of Landlord which consent
shall not he unreasonably withheld so long as said alterations do not adversely impact on Building
systems or structure. Provided, however, that any such alterations or physical additions to the
Premises such as trade fixtures, machinery, and equipment that are installed by Tenant and
removable without adverse impact on the Building systems or structure shall remain the property of
Tenant. All repairs, alterations or additions that affect the Building’s structural components or
the Building’s mechanical, electrical and plumbing systems shall be made solely by Landlord or its
contractor.

          (d) Should any mechanic’s or other liens be filed against any portion of the Building by
reason of Tenant’s acts or omissions or because of a claim against Tenant, Tenant shall cause the
same to be canceled or discharged of record by bond or otherwise within thirty (30) days after
notice by Landlord. If Tenant shall fail to cancel or discharge said lien or liens, within said
thirty (30) day period, Landlord may, at its sole option, cancel or discharge the same and upon
Landlord’s demand, Tenant shall promptly reimburse Landlord for all reasonable costs incurred in
canceling or discharging such liens, plus an administrative fee equal to fifteen percent (15%) of
such costs.

     17. Repairs by Landlord. Landlord shall make such repairs to exterior, roof and
structural portions of the Building, the general Building systems, including, but not limited to,
the sprinkler system, HVAC system, electrical wiring, plumbing system and common areas of the
Building as may be necessary to keep the same in good order and repair, and shall maintain the
Building in a clean condition in a commercially reasonable manner, including outside areas
(including parking area) and all underground water and sewerage pipes, and Landlord shall not
otherwise be obligated to make improvements to, or repairs of, the Premises or the Building. The
cost of such repairs shall be a part of Operating Expenses, except that, subject to the provisions
of Section 20(e), Tenant shall pay or cause to be paid on demand Landlord’s costs for any repairs
necessitated by the acts or omissions of Tenant or Tenant’s agents, contractors, employees,
visitors or invitees, plus an administrative fee of fifteen percent (15%) of such costs.

     18. Repairs by Tenant. Except for Landlord’s express repair obligations under this
Lease, Tenant shall, at its own cost and expense, keep the Premises and all leasehold improvements
within the Premises in good and clean condition, and Tenant shall perform all maintenance, repairs
and replacements necessary to accomplish the same, subject to Landlord’s duties set forth herein.
In addition, Tenant shall perform all maintenance, repairs, replacements and improvements required
by any governmental law, ordination, rule or regulation; provided that Tenant shall not be
obligated to make any structural alterations or improvements required by applicable law. If Tenant
fails to commence any maintenance, repairs, replacements or improvements which it is required to
perform hereunder within ten (10) days after written notice from Landlord to Tenant and thereafter
diligently proceed with such work until completion, Landlord may, at its option, perform any such
maintenance, repairs, replacements or improvements deemed necessary by Landlord, and Tenant shall
pay to Landlord on demand Landlord’s cost thereof, plus an administrative fee of fifteen percent
(15%) of such costs.

     19. Condemnation. If all or substantially all of the Premises, or such portion of the
Premises or the Building as would render, the continuance of Tenant’s business from the Premises
impracticable, shall be permanently taken or condemned for any public purpose, then

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Landlord or Tenant may terminate this Lease. If less than all or substantially all of the
Premises or any portion of the Building shall be taken, then Landlord shall have the option of
terminating this Lease by written notice to Tenant within ten (10) days following the date of such
condemnation or taking. If this Lease is terminated as provided above, this Lease shall cease and
expire as of the date of the taking. In the event that this Lease is not terminated and a portion
of the Premises is taken, Tenant shall pay the Rent up to the date of the taking, and this Lease
shall thereupon cease and terminate with respect to the portion of the Premises so taken.
Thereafter the Base Rent and Additional Rent shall be adjusted on an equitable basis. If this Lease
is not terminated, Landlord shall promptly repair the Premises or the Building, as the case may be,
to an architectural unit, fit for Tenant’s occupancy and business; provided, however, that
Landlord’s obligation to repair hereunder shall be limited to the extent of the net proceeds from
such taking made available to Landlord for such repair. In the event of any temporary taking or
condemnation for any public purpose of the Premises, the Building or any portion thereof, this
Lease shall continue in full force and effect except that Base Rent and Additional Rent shall be
adjusted on an equitable basis for the period of such taking, and Landlord shall be under no
obligation to make any repairs or alterations.

     20. Casualty.

          (a) In the event any portion of the Premises or any portion of the General Common Areas (or,
if Tenant is on a multi-tenant floor, any portion of the On-Floor Common Areas for the floor on
which the Premises are located) is damaged by fire or other casualty, earthquake or flood or by any
other cause of any kind or nature, and the damage can, in the reasonable opinion of the Landlord’s
architect, be repaired within ninety (90) calendar days from the date of the casualty, then
Landlord shall repair the damage. In the event the damage cannot, in the reasonable opinion of
Landlord’s architect, be repaired within ninety (90) days from the date of the casualty, but can be
repaired within one hundred eighty (180) days from the date of the casualty, Landlord, at
Landlord’s sole option, may elect either to terminate this Lease or to repair the damage. If in the
reasonable opinion of Landlord’s architect, the damage cannot be repaired within one hundred eighty
(180) days from the date of the casualty, then both Landlord and Tenant shall have the right to
terminate this Lease.

          (b) Notwithstanding any language herein to the contrary, Landlord, at Landlord’s sole option,
shall have the right to terminate this Lease if at the time of any such damage, either (i) less
than two (2) years remain in the term of this Lease; (ii) the cost of repairing and restoring the
damage exceeds twenty-five percent (25%) of the replacement cost of the Building; or (iii)
Landlord’s lender does not make the insurance proceeds available to Landlord to restore the
Premises.

          (c) In the event this Lease is not terminated as provided hereunder (i) Landlord shall be
obligated to repair the damage to the extent of the net insurance proceeds available to Landlord
for the purpose of rebuilding and restoration unless such proceeds are inadequate to bring the
Premises into conformity with their condition prior to the occurrence of such damage, in which case
Landlord shall be responsible for the remaining portion necessary to bring the Premises into
conformity with such condition; (ii) Tenant shall be entitled to a pro rata abatement of Base Rent
and Additional Rent during the period of time the Premises, or any portion thereof, are
untenantable due to such damage, and (iii) if the Premises, the Building, or

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any portion thereof shall be damaged through the negligence or willful misconduct of Tenant
and the cost of repairing the same is not covered by Landlord’s insurance, such damage shall be
repaired by Landlord at the sole expense of Tenant, plus an administrative fee to Landlord of
fifteen percent (15%) of such costs.

          (d) In the event of any termination of this Lease under this Section, this Lease shall cease
and terminate as if the date of such damage were the expiration date of the term of this Lease.

     21. Insurance.

          (a) Landlord shall maintain full replacement cost property insurance coverage on the Building.
Said insurance shall be maintained in amounts desired by Landlord and payments for losses
thereunder shall be made solely to Landlord. Tenant shall be added as an Additional Insured on
Landlord’s Certificate of Insurance. Tenant shall maintain at its expense business interruption
insurance and property insurance coverage at full replacement cost on of all its personal property,
and removable trade fixtures located in the Premises and on all additions and improvements
(including fixtures) made by Tenant.

          (b) Landlord and Tenant shall each maintain a policy or policies of commercial general
liability insurance. Such insurance shall afford minimum protection (which may be affected by
primary and for excess coverage) of not less than $3,000,000 per occurrence for injury to or death
of any person and of not less than $500,000.00 per occurrence for property damage; provided,
however, Tenant shall carry such greater limits of coverage as Landlord may reasonably request from
time to time so long as Landlord maintains similar limits of coverage. Landlord shall also carry
rent loss insurance, and it may carry such additional insurance, provided that the type and amount
of insurance carried is consistent with that which prudent landlords of comparable first class
office buildings carry in Nashville, Tennessee and include in rent charged to tenants. Tenant may
dispute whether any additional insurance carried by Landlord meets the foregoing standard by
providing written notice detailing its objection to the additional requirements within ninety (90)
days from the date Tenant first receives notice that such additional insurance is being carried.
Any dispute which is not promptly resolved by the Landlord and Tenant shall be submitted for
expedited arbitration. To the extent it is determined that Landlord obtains insurance which fails
to meet the foregoing standard, the Tenant shall be entitled to exclude the cost of such insurance
from Operating Costs.

          (c) If Tenant shall fail to procure and maintain the insurance required herein, Landlord may,
but shall not be required to, procure and maintain the same, but at the expense of Tenant, plus a
fifteen percent (15%) administrative fee, which Tenant shall pay to Landlord upon demand. Unless
otherwise permitted by Landlord, Tenant’s insurance required hereunder shall be in companies rated
A-, Class X in “Best’s Insurance Guide”. Tenant shall deliver to Landlord prior to occupancy of
the Premises insurance certificates (on Accord Form 27 or 28 or with another certificate clearly
evidencing insurance) evidencing the existence and amounts of such insurance with additional
insured endorsements satisfactory to Landlord, and in addition, Tenant shall deliver copies of the
insurance policies promptly following occupancy. Tenant shall deliver to the Landlord renewals of
policies at least thirty (30) days prior to their expiration. The insurance certificates delivered
hereunder shall provide that no policy shall be cancelable or

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subject to reduction of coverage except after thirty (30) days’ prior written notice to the
Landlord.

          (d) The cost of Landlord’s insurance shall be included in Operating Expenses as set forth
herein. However, if the annual premiums to be paid by Landlord shall exceed the standard rates for
such insurance because of Tenant’s operations within, or contents of, the Premises, Tenant shall
promptly pay the excess amount of the premium upon written request by Landlord. If the annual
premiums to be paid by Landlord exceed the standard rates because of the operations of any other
tenant other than Tenant, such increase shall not enter into the computation of the additional rent
to be paid by Tenant.

          (e) Anything in this Lease to the contrary notwithstanding, Landlord and Tenant each hereby
waives any and all rights of recovery, claim, action or cause of action, against the other, its
agents, servants, partners, shareholders, officers or employees, for personal injury, loss or
damage to business, and loss or damage that may occur to the Premises, the Building or the Project
or any personal property located thereon arising from any cause that (a) would be insured against
under the terms of any insurance required to be carried hereunder; or (b) is insured against under
the terms of any insurance actually carried, regardless of whether the same is required hereunder.
The foregoing waiver shall apply regardless of the cause or origin of such claim, including but not
limited to the negligence or misconduct of a party, or such party’s agents, officers, employees or
contractors. The foregoing waiver shall not apply if it would have the effect, but only to the
extent of such effect, of invalidating any insurance coverage of Landlord or Tenant. Each party
shall obtain any special endorsements, if any, required by their respective insurers to evidence
compliance with the aforementioned waiver.

     22. Damages from Certain Causes. Landlord shall not be liable or responsible to Tenant
for any loss or damage to any property or person occasioned by theft, fire, act of God, public
enemy, riot, strike, insurrection, war, act or omission of any tenant or occupant of the Building
(provided, however, that nothing herein shall prevent Tenant from pursuing appropriate legal or
equitable remedies against any such tenant or occupant to prevent such act or omission), any
nuisance or interference caused or created by any tenant or occupant of the Building, requisition
or order of governmental body or authority, court order or injunction, or any cause beyond
Landlord’s control or, except in the case of the gross negligence or intentional misconduct of
Landlord, for any damage or inconvenience which may arise through repair or alteration of any part
of the Building.

     23. Hold Harmless.

          (a) Landlord shall not be liable to Tenant, its agents, servants, employees, contractors,
customers or invitees for any damage to person or property caused by any act, omission or neglect
of Tenant. Without limiting or being limited by any other indemnity in this Lease, but rather in
confirmation and furtherance thereof, Tenant agrees to indemnify, defend by counsel reasonably
acceptable to Landlord and hold the Landlord harmless of, from and against any and all losses,
damages, liabilities, claims, liens, costs and expenses (including, but not limited to, court
costs, reasonable attorneys’ fees and litigation expenses) in connection with injury to or death of
any person or damage to or theft, loss or loss of the use of any property occurring in or about the
Premises, the Building or the Project arising from Tenant’s occupancy

15

 

of the Premises, or the conduct of its business or from any activity, work, or thing done,
permitted or suffered by Tenant in or about the Premises, the Building or the Project, or from any
breach or default on the part of Tenant in the performance of any covenant or agreement on the part
of Tenant to be performed pursuant to the terms of this Lease, or due to any other act or omission
or willful misconduct of Tenant or any of its agents, employees, contractors, assigns, subtenants,
guest or invitees, all subject, however, to the provisions of Section 21(e) hereof.

          (b) Tenant shall not be liable to Landlord, its agents, servants, employees, contractors,
customers or invitees for any damage to person or property caused by any act, omission or neglect
of Landlord. Subject to the provisions and limitations of Landlord personal liability set forth in
Section 34, Landlord agrees to indemnify, defend by counsel reasonably acceptable to Tenant and
hold the Tenant harmless of, from and against any and all losses, damages, liabilities, claims,
liens, costs and expenses (including, but not limited to, court costs, reasonable attorneys’ fees
and litigation expenses) in connection with injury to or death of any person or damage to or theft,
loss or loss of the use of any property occurring in or about the Premises, the Building or the
Project arising from Landlord’s negligence or intentional acts or omissions, or from any breach or
default on the part of Landlord in the performance of any covenant or agreement on the part of
Landlord to be performed pursuant to the terms of this Lease, all subject, however, to the
provisions of Section 21(e) hereof.

     24. Default and Remedies.

          (a) The occurrence of any of the following shall constitute a default under and breach of this
Lease by Tenant (an “Event of Default”):

               (i) Failure by Tenant to pay any Rent within (5) business days after written notice that the
same is past due; failure by Tenant to observe or perform any of the covenants in respect of
assignment and subletting; failure by Tenant to cure forthwith, immediately after receipt of notice
from Landlord, any hazardous condition which Tenant has created or permitted in violation of law or
of this Lease;

               (ii) Failure by Tenant or Guarantor to complete, execute and deliver any instrument or
document required to be completed, executed and delivered by Tenant or Guarantor pursuant to the
provisions of this Lease within twenty (20) days after the initial written demand therefor to
Tenant;

               (iii) Failure by Tenant or Guarantor to observe or perform any other covenant, agreement,
condition or provision of this Lease, if such failure shall continue for thirty (30) days after
written notice thereof from Landlord to Tenant or Guarantor; provided that such thirty (30) day
period shall be extended for the time reasonably required to complete such cure, if such failure
cannot reasonably be cured within said thirty (30) day period and Tenant or Guarantor commences to
cure such failure within said thirty (30) day period and thereafter diligently and continuously
proceeds to cure such failure;

               (iv) The levy upon execution or the attachment by legal process of the leasehold interest of
Tenant, or the filing or creation of a lien in respect of such leasehold

16

 

interest, which lien shall not be released or discharged within thirty (30) days from the date
of such filing;

               (v) Tenant or Guarantor becomes insolvent or bankrupt or admits in writing its inability to
pay its debts as they mature, or makes an assignment for the benefit of creditors, or applies for
or consents to the appointment of a trustee or receiver for all or a major part of its property;

               (vi) A trustee or receiver is appointed for Tenant, or for a major part of Tenant’s property
and is not discharged within sixty (60) days after such appointment;

               (vii) Any bankruptcy, reorganization, arrangement, insolvency or liquidation proceeding, or
other proceeding for relief under any bankruptcy law or similar law for the relief of debtors, is
instituted (A) by Tenant or Guarantor, or (B) against Tenant or Guarantor and is allowed against it
or is consented to by it or is not dismissed within sixty (60) days after such institution;

               (viii) Tenant’s repeated or continued failure to timely pay any Rent due Landlord hereunder
where such failure shall continue or be repeated for two (2) consecutive months, or for a total of
four (4) months in any period of twelve (12) consecutive months; or

               (ix) Tenant’s repeated failure to observe or perform any of the other covenants, terms or
conditions hereof more than six (6) times, in the aggregate, in any period of twelve (12)
consecutive months.

               (x) Tenant or Guarantor’s failure to comply with Section 38(o) or Section 38(r) of the Lease
Agreement.

          (b) Upon the occurrence of an Event of Default, Landlord shall have the option to do and
perform any one or more of the following in addition to, and not in limitation of, any other remedy
or right permitted it by law or in equity or by this Lease:

               (i) Landlord, with or without terminating this Lease, may immediately or at any time
thereafter re-enter the Premises and correct or repair any condition which shall constitute a
failure on Tenant’s part to keep, observe, perform, satisfy, or abide by any term, condition,
covenant, agreement, or obligation of this Lease, and Tenant shall fully reimburse and compensate
Landlord on written demand.

               (ii) Landlord, with or without terminating this Lease, may immediately or at any time
thereafter demand in writing that Tenant vacate the Premises and thereupon Tenant shall vacate the
Premises and remove therefrom all property thereon belonging to or placed on the Premises by, at
the direction of, or with consent of Tenant within fifteen (15) days of receipt by Tenant of such
notice from Landlord, whereupon Landlord shall have the right to re-enter and take possession of
the Premises.

               (iii) Landlord, with or without terminating this Lease, may immediately or at any time
thereafter, re-enter the Premises and remove therefrom Tenant and all property belonging to or
placed on the Premises by, at the direction of, or with consent of Tenant. Any

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such re-entry and removal by Landlord shall not of itself constitute an acceptance by Landlord
of a surrender of this Lease or of the Premises by Tenant and shall not of itself constitute a
termination of this Lease by Landlord.

               (iv) Landlord, with or without terminating this Lease, may immediately or at any time
thereafter relet the Premises or any part thereof for such time or times, at such rental or rentals
and upon such other terms and conditions as Landlord in its sole reasonable discretion may deem
advisable, and Landlord may make any alterations or repairs to the Premises which it may deem
reasonably necessary or proper to facilitate such reletting; and Tenant shall pay all costs of such
reletting including but not limited to the cost of any such alterations and repairs to the
Premises, attorneys’ fees, leasing inducements, and brokerage commissions; and if this Lease shall
not have been terminated, Tenant shall continue to pay all rent and all other charges due under
this lease up to and including the date of beginning of payment of rent by any subsequent tenant of
part or all of the Premises, and thereafter Tenant shall pay monthly during the remainder of the
term of this Lease the difference, if any, between the rent and other charges collected from any
such subsequent tenant or tenants and the rent and other charges reserved in this Lease, but Tenant
shall not be entitled to receive any excess of any such rents collected over the rents reserved
herein.

               (v) Landlord may immediately or at any time thereafter terminate this Lease, and this Lease
shall be deemed to have been terminated upon receipt by Tenant of written notice of such
termination; upon such termination Landlord shall recover from Tenant all damages Landlord may
suffer by reason of such termination including, without limitation, unamortized sums expended by
Landlord for leasing commissions and construction of tenant improvements, all arrearages in
rentals, costs, charges, additional rentals, and reimbursements, the cost (including court costs
and attorneys’ fees) of recovering possession of the Premises, the cost of any alteration of or
repair to the Premises which is necessary or proper to prepare the same for reletting and, in
addition thereto, Landlord at its election shall have and recover from Tenant either (A) an amount
equal to the excess, if any, of the total amount of all rents and other charges to be paid by
Tenant for the remainder of the term of this Lease over the then reasonable rental value of the
Premises for the remainder of the term of this Lease, or (B) the rents and other charges which
Landlord would be entitled to receive from Tenant pursuant to the provisions of subsection (iv) if
the Lease were not terminated. Such election shall be made by Landlord by serving written notice
upon Tenant of its choice of one of the two said alternatives within thirty (30) days of the notice
of termination. Notwithstanding anything hereinabove to the contrary, under no circumstances shall
Landlord be entitled to collect rent for the same period from more than one Tenant.

               (vi) The exercise by Landlord of any one or more of the rights and remedies provided in this
Lease shall not prevent the subsequent exercise by Landlord of any one or more of the other rights
and remedies herein provided. All remedies provided for in this Lease are cumulative and may, at
the election of Landlord, be exercised alternatively, successively, or in any other manner and are
in addition to any other rights provided for or allowed by law or in equity.

               (vii) No act by Landlord with respect to the Premises shall terminate this Lease, including,
but not limited to, acceptance of the keys, institution of an action for

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detainer or other dispossessory proceedings, it being understood that this Lease may only be
terminated by express written notice from Landlord to Tenant, and any reletting of the Premises
shall be presumed to be for and on behalf of Tenant, and not Landlord, unless Landlord expressly
provides otherwise in writing to Tenant.

     25. Late Payments. In the event any installment of any Rent owed by Tenant hereunder
is not paid when due, Tenant shall pay a late charge equal to the greater of $100.00 or five
percent (5%) of the amount due. The parties agree that such charge is a fair and reasonable
estimate of Landlord’s administrative expense incurred on account of late payment. Should Tenant
make a partial payment of past due amounts, the amount of such partial payment shall be applied
first to reduce all accrued and unpaid late charges, in inverse order of their maturity, and then
to reduce all other past due amounts, in inverse order of their maturity.

     26. Attorney’s Fees. In the event that Landlord initiates against Tenant either (a) an
action to collect unpaid Rent or (b) a warrant for unlawful detainer, and Landlord prevails in such
action (meaning it obtains substantially the relief sought), Landlord shall be entitled to collect
from Tenant all court costs, reasonable attorneys fees and litigation expenses, including, but not
limited to, costs of depositions and expert witnesses.

     27. No Waiver of Rights. No failure or delay of Landlord to exercise any right or
power given it herein or to insist upon strict compliance by Tenant of any obligation imposed on it
herein and no custom or practice of either party hereto at variance with any term hereof shall
constitute a waiver or a modification of the terms hereof by Landlord or any right it has herein to
demand strict compliance with the terms hereof by Tenant. No waiver of any right of Landlord or any
default by Tenant on one occasion shall operate as a waiver of any of Landlord’s other rights or of
any subsequent default by Tenant. No express waiver shall affect any condition, covenant, rule, or
regulation other than the one specified in such waiver and then only for the time and in the manner
specified in such waiver. No person has or shall have any authority to waive any provision of this
Lease unless such waiver is expressly made in writing and signed by an authorized officer of
Landlord.

     28. Holding Over. In the event of holding over by Tenant after expiration or
termination of this Lease without the written consent of Landlord, Tenant shall pay as rent for
such holdover period one hundred twenty-five percent (125%) of the Rent that would have been
payable if this Lease had not so terminated or expired. No holding over by Tenant after the term of
this Lease shall be construed to extend this Lease, and Tenant shall be deemed a tenant at will,
terminable on five (5) days notice from Landlord. In the event of any unauthorized holding over,
Tenant shall indemnify Landlord against all claims for damages by any other tenant to whom Landlord
shall have leased all or any part of the Premises effective upon the termination of this Lease.

     29. Subordination.

          (a) This Lease and the rights of Tenant hereunder shall be and are hereby expressly made
subject to and subordinate at all times to any deed of trust or mortgage (a “Mortgage”) or ground
lease now or hereafter existing on the Building, and to all amendments, modifications, renewals,
extensions, consolidations and replacements thereof, and to all advances

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made or hereafter to be made upon the security thereof; provided, however, that as a condition
to such subordination the holder of the deed of trust or mortgage (the “Mortgagee”) or the ground
lessor, as applicable, shall, so long as no Event of Default has occurred, not disturb Tenant in
its possession of the Premises. Upon request, Tenant agrees to execute and deliver to Landlord such
further instruments consenting to or confirming the subordination of this Lease to the Mortgage or
ground lease and containing such other provisions which may be requested in writing by Landlord,
the Mortgagee or the ground lessor. Notwithstanding anything to the contrary contained herein, any
Mortgagee may subordinate, in whole or in part, its Mortgage to this Lease without joinder of
Tenant by sending Tenant notice in writing. There are no ground lessors and the only Mortgagee as
of the date of this Lease is LaSalle National Bank. Landlord agrees that it shall make
commercially reasonable efforts to cause LaSalle National Bank or its assignee to execute a
Subordination, Non-Disturbance and Attornment Agreement in the form customarily executed by LaSalle
National Bank or its assignee (the “SNDA”) between Tenant and LaSalle National Bank or its
assignee.

          (b) Tenant agrees that if Landlord defaults in the performance or observance of any covenant
or condition of this Lease required to he performed or observed by Landlord hereunder, Tenant will
give written notice specifying such default by certified or registered mail, postage prepaid, to
any Mortgagee or any ground lessor of which Tenant has been notified in writing, and before Tenant
exercises any right or remedy which it may have on account of any such default of Landlord, such
party shall have a reasonable amount of time to cure such default of Landlord, including but not
limited any time required to obtain possession of the mortgaged or leased estate. Said period of
time shall not exceed forty five days unless said Mortgagee is incapable of curing said default
within forty-five (45) days and is diligently pursuing the curing of said default. Whether or not
any Mortgage is foreclosed or any ground lease is terminated, or any Mortgagee or ground lessor
succeeds to any interest of Landlord under this Lease, no Mortgagee or ground lessor shall have any
liability to Tenant for any security deposit paid to Landlord by Tenant hereunder, unless such
security deposit has actually been received by such Mortgagee or ground lessor. No Mortgagee or
ground lessor of which Tenant has been notified, in writing, shall be bound by any amendment or
modification of this Lease made without the written consent of such Mortgagee or ground lessor, nor
shall any such party be liable for any defaults of Landlord under this Lease.

     30. Estoppel Certificate. Each party agrees that, from time to time upon request by
the other party, or any existing or prospective Mortgagee or ground lessor, each party will
complete, execute and deliver a written estoppel certificate certifying (a) that this Lease is
unmodified and is in full force and effect (or if there have been modifications, that this Lease,
as modified, is in full force and effect and setting forth the modifications); (b) the amounts of
the monthly installments of Base Rent, Additional Rent and other sums then required to be paid
under this Lease by Tenant; (c) the date to which the Base Rent, Additional Rent and other sums
required to be paid under this Lease by Tenant have been paid; (d) that the other party (to the
best of the certifying party’s knowledge at the time of providing such certificate) is not in
default under any of the provisions of this Lease, or if in default, the nature thereof in detail
and what is required to cure same (and that no event has occurred that, by the giving of notice or
the passage of time or both, would constitute a default); and (e) such other information concerning
the status of this Lease or the parties’ performance hereunder reasonably requested by Landlord or
the party to whom such estoppel certificate is to be addressed.

20

 

     31. Sublease or Assignment by Tenant.

          (a) The Tenant shall not, without the Landlord’s prior written consent, which will not be
unreasonably withheld, delayed or conditioned, (i) assign, convey, mortgage, pledge, encumber, or
otherwise transfer (whether voluntarily, by operation of law, or otherwise) this Lease or any
interest hereunder; (ii) allow any lien to be placed upon Tenant’s interest hereunder; (iii) sublet
the Premises or any part thereof; or (iv) permit the use or occupancy of the Premises or any part
thereof by anyone other than Tenant. Any attempt to consummate any of the foregoing without
Landlord’s consent shall be void and of no force or effect. Notwithstanding the foregoing, Tenant
may assign this Agreement to a successor entity acquiring substantially all the assets or limited
liability company interests of Tenant in a merger, acquisition or other consolidation without
requiring the consent of Landlord, provided, that thirty (30) days prior notice is given to
Landlord, and Tenant complies with its obligations under Section 38. Upon any assignment or
sublease hereunder, Tenant and Guarantor shall remain fully and primarily liable for the
obligations of Tenant under this Lease.

          (b) For any proposed assignment or subletting Tenant shall submit to Landlord a copy of the
proposed sublease or assignment, and such additional information concerning the business,
reputation and creditworthiness of the proposed sublessee or assignee as shall be sufficient to
allow Landlord to form a commercially reasonable judgment with respect thereto. If Landlord
approves any proposed sublease or assignment, Landlord shall receive from Tenant as additional rent
hereunder fifty percent (50%) of any rents or other sums received by Tenant pursuant to said
sublease or assignment in excess of the rentals payable to Landlord by Tenant under this Lease
(after deducting all of Tenant’s reasonable costs associated therewith, including reasonable
brokerage fees and the reasonable cost of remodeling or otherwise improving the Premises for said
sublessee or assignee), as such rents or other sums are received by Tenant from the approved
sublessee or assignee. Landlord may require that any rent or other sums paid by a sublessee or
assignee be paid directly to Landlord.

          (c) Notwithstanding the giving by Landlord of its consent to any subletting, assignment or
occupancy as provided hereunder or any language contained in such lease, sublease or assignment to
the contrary, unless this Lease is expressly terminated by Landlord, neither Tenant nor Guarantor
shall be relieved of any of Tenant’s obligations or covenants under this Lease, and Tenant and
Guarantor shall each remain fully liable hereunder.

     32. Quiet Enjoyment. Landlord covenants that Tenant shall and may peacefully have,
hold and enjoy the Premises free from hindrance by Landlord or any person claiming by, through or
under Landlord but subject to the other terms hereof, provided that Tenant pays the Rent and other
sums herein recited to be paid by Tenant and performs all of Tenant’s covenants and agreements
herein contained. It is understood and agreed that this covenant and any and all other covenants of
Landlord contained in this Lease shall be binding upon Landlord and its successors only with
respect to breaches occurring during the ownership of the Landlord’s interest hereunder. As of the
date of this Lease, Landlord owns fee simple title to the real estate described on Exhibit
A.

     33. Assignment by Landlord. Landlord shall have the right to transfer and assign, in
whole or in part, all its rights and obligations hereunder, in the Premises, Building or Project,
and

21

 

in such event and upon such transfer no further liability or obligation shall thereafter
accrue against the transferring Landlord hereunder.

     34. Limitation of Landlord’s Personal Liability. Tenant specifically agrees to look
solely to Landlord’s equity interest in the Building for the recovery of any monetary judgment
against Landlord; it being agreed that Landlord (and its partners, members and shareholders) shall
never be personally liable for any such judgment. The provision contained in the foregoing sentence
is not intended to, and shall not, limit any right that Tenant might otherwise have to obtain
injunctive relief against Landlord or Landlord’s successors in interest or any suit or action in
connection with enforcement or collection of amounts which may become owing or payable under or on
account of insurance maintained by Landlord.

     35. Force Majeure. Landlord and Tenant (except with respect to the payment of Rent or
any other monetary obligation under this Lease) shall be excused for the period of any delay and
shall not be deemed in default with respect to the performance of any of the terms, covenants and
conditions of this Lease when prevented from so doing by a cause or causes beyond the Landlord’s or
Tenant’s (as the case may be) control (excluding financial inability to perform), which shall
include, without limitation, all labor disputes, governmental regulations or controls, fire or
other casualty, inability to obtain any material or services, acts of God, or any other cause not
within the reasonable control of Landlord or Tenant (as the case may be).

     36. Surrender of Premises. Upon the termination of this Lease by lapse of time or
otherwise or upon the earlier termination of Tenant’s right of possession, Tenant shall quit and
surrender possession of the Premises to Landlord, broom clean, in the same condition as upon
delivery of possession to Tenant hereunder, normal wear and tear and damage by casualty or
condemnation excepted. Before surrendering possession of the Premises, Tenant shall, without
expense to Landlord, remove all signs, furnishings, equipment, trade fixtures, merchandise and
other personal property installed or placed in the Premises and all debris and rubbish, and Tenant
shall repair all damage to Premises resulting from such removal. If Tenant fails to materially
remove any of the signs, furnishings, equipment, trade fixtures, merchandise and other personal
property installed or placed in the Premises by the expiration or termination of this Lease, then
Landlord may, at its sole option, (i) treat Tenant as a holdover, in which event the provisions of
this Lease regarding holding over shall apply; (ii) deem any or all of such items abandoned and the
sole property of Landlord; or (iii) remove any and all such items and dispose of same in any
manner. Tenant shall pay Landlord on demand any and all expenses incurred by Landlord in the
removal of such items, including, without limitation, the cost of repairing any damage to the
Premises or the Building caused by such removal and storage charges (if Landlord elects to store
such property).

     37. Notices. Any notice or other communications required or permitted to be given
under this Lease must be in writing and shall be effectively given or delivered if (a) hand
delivered to the addresses for Landlord and Tenant stated below, (b) sent by certified or
registered United States Mail, return receipt requested, to said addresses, or (c) sent by
nationally recognized overnight courier (such as Federal Express, UPS Next Day Air or Airborne
Express), with all delivery charges paid by the sender and signature required for delivery, to said
address. Any notice mailed shall be deemed to have been given upon receipt or refusal thereof.
Notice effected by hand delivery shall be deemed to have been given at the time of actual delivery.

22

 

Either party shall have the right to change its address to which notices shall thereafter be
sent and the party to whose attention such notice shall be directed by giving the other party
notice thereof in accordance with the provisions of this Section.

	 	 	 
	Landlord:

	 	Donelson Corporate Centre
	 

	 	c/o Mr. Floyd Shechter
	 

	 	SmartSpace, LLC
	 

	 	2900 Lebanon Road, Suite 200
	 

	 	Nashville, TN 37214
	 
	 	 
	with a copy to:

	 	Sherrard & Roe, PLC
	 

	 	424 Church Street, Suite 2008
	 

	 	Nashville, TN 37219
	 

	 	Attn: Kim A. Brown, Esq.
	 
	 	 
	Tenant:

	 	Envoy, LLC, an Emdeon Business Services company
	 

	 	26 Century Boulevard, Suite 601
	 

	 	Nashville, TN 37214
	 

	 	Attn: General Counsel
	 
	 	 
	with a copy to:

	 	Bass, Berry & Sims, PLC
	 

	 	315 Deaderick Street, Suite 2700
	 

	 	Nashville, TN 37238
	 

	 	Attn: D. Mark Sheets, Esq.

     38. Miscellaneous.

          (a) This Lease shall be binding upon and inure to the benefit of the successors and assigns of
Landlord, and shall be binding upon and inure to the benefit of Tenant, its successors, and, to the
extent assignment may be approved by Landlord hereunder, Tenant’s assigns.

          (b) All rights and remedies of Landlord and Tenant under this Lease shall be cumulative and
none shall exclude any other rights or remedies allowed by law. This Lease is declared to be a
Tennessee contract, and all of the terms hereof shall be construed according to the laws of the
State of Tennessee.

          (c) This Lease may not be altered, changed or amended, except by an instrument in writing
executed by all parties hereto.

          (d) If Tenant is a corporation, partnership, limited liability company or other entity, Tenant
warrants that all consents or approvals required of third parties (including but not limited to its
Board of Directors, partners or members) for the execution, delivery and performance of this Lease
have been obtained and that Tenant has the right and authority to enter into and perform its
covenants contained in this Lease.

23

 

          (e) To the extent permitted by applicable law, the parties hereto shall and they hereby do
waive trial by jury in any action, proceeding or counterclaim brought by either of the parties
hereto against the other on any matters whatsoever arising out of or in any way connected with this
lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises and/or
any claim of injury or damage. In the event Landlord commences any proceedings for nonpayment of
rent or any other amounts payable hereunder, Tenant shall not interpose any counterclaim of
whatever nature or description in any such proceeding, unless the failure to raise the same would
constitute a waiver thereof. This shall not, however, be construed as a waiver of Tenant’s right to
assert such claims in any separate action brought by Tenant.

          (f) If any term or provision of this Lease, or the application thereof to any person or
circumstance, shall to any extent be invalid or unenforceable, the remainder of this Lease, or the
application of such provision to persons or circumstances other than those as to which it is
invalid or unenforceable, shall not be affected thereby, and each provision of this Lease shall be
valid and shall be enforceable to the extent permitted by law.

          (g) Time is of the essence with respect to all provisions contained within this Lease.

          (h) Tenant represents and warrants to Landlord that Tenant did not deal with any broker in
connection with this Lease other than Colliers Spectrum Cauble, Inc. and Colliers Turley Martin
Tucker (“Principal Brokers”) who shall be paid by Landlord per a separate agreement between
Landlord and the Principal Brokers. Tenant shall indemnify, defend and hold Landlord harmless of,
from and against any and all losses, damages, liabilities, claims, liens, costs and expenses
(including, without limitation, court costs, reasonable attorneys’ fees and litigation expenses)
arising from any claims or demands of any other broker or brokers or finders for any commission
alleged to be due such other broker or brokers or finders claiming to have dealt with Tenant in
connection with the Expansion Space, the Amendment and Restatement of the Lease Agreement or with
whom Tenant hereafter deals or whom Tenant employs.

          (i) If Tenant comprises more than one person, corporation, partnership, limited liability
company or other entity, the liability hereunder of all such persons, corporations, partnerships or
other entities shall be joint and several.

          (j) Landlord’s receipt of any Rent payable by Tenant hereunder with knowledge of the breach of
a covenant or agreement contained in this Lease shall not be deemed a waiver of the breach. No
acceptance by Landlord of a lesser amount than the installment of Rent which is due shall be
considered, nor shall any endorsement or statement on any check or any letter accompanying any
check or payment be deemed, an accord and satisfaction. Landlord may accept a check or payment
without prejudice to Landlord’s right to recover the balance due or to pursue any other remedy
provided in this Lease.

          (k) Submission of this instrument for examination shall not constitute a reservation of or
option to lease the Premises or in any manner bind Landlord, and no lease or obligation on Landlord
shall arise until this instrument is signed and delivered by Landlord and Tenant.

24

 

          (l) Any claim, cause of action, liability or obligation arising under the term of this Lease
and under the provisions hereof in favor of a party hereto against or obligating the other party
hereto and all of Tenant’s indemnification obligations hereunder shall survive the expiration or
any earlier termination of this Lease.

          (m) Tenant shall have complete but non-exclusive access to the electrical and telephone
equipment room located on the ground floor of Building One. Provided, however, that no other tenant
shall interfere with Tenant’s access to such electrical and telephone equipment room. Tenant shall
have the unrestricted ability to engage any existing telecommunications vendors providing services
at the Project (ATT/Bellsouth, Telecove, or XO), and it may request to use any other
telecommunications vendors subject to Landlord’s prior approval, such approval not to be
unreasonably withheld or delayed. Roof access is restricted; specific access for
telecommunications equipment shall be specifically negotiated so as not to interfere in any manner
with Landlord’s roof warranty and maintenance. All roof modifications necessary to accommodate
Tenant’s access to the roof shall be by Landlord’s approved roofing contractor at Tenant’s expense.

          (n) If Landlord receives a bona fide acceptable offer to lease space in the Building, or any
space contained within the Project or adjacent to the Premises to a third party, whether
unsolicited or in response to a proposal submitted by Landlord (the “Third Party Terms”),
and an Event of Default does not then exist under the terms of the Lease Agreement, or any default
which with notice or passage of time or both would become an Event of Default, Landlord hereby
grants Tenant a Right of First Refusal (“ROFR”) to lease such space on the Third Party
Terms. Landlord shall provide Tenant with a copy of the Third Party Terms and Tenant shall have
ten (10) Business Days to deliver written notice to Landlord of Tenant’s intention to exercise its
ROFR with respect to the space described in the Third Party Terms. If Tenant exercises this ROFR,
Landlord and Tenant shall execute an amendment to this Lease Agreement, providing for the lease of
such space to Tenant on the Third Party Terms; provided, however, notwithstanding any provision in
the Third Party Terms to the contrary, the term of Tenant’s lease of the new space shall be
coterminous with the term of the Lease Agreement as set forth in Section 2. If Tenant does not
exercise this ROFR with respect to the space designated in Landlord’s notice, Landlord shall be
free to lease such space to the third party in accordance with the Third Party Terms. This ROFR
shall not apply to renewal or expansion rights granted to existing and/or future tenants of the
Building, and the Tenant’s ability to exercise the ROFR shall be subject to the rights of first
refusal granted to existing tenants of the Building (it being understood that such existing rights
of first refusal have priority over the Tenant’s ROFR). This ROFR shall be in full force and effect
for the duration of this Lease Agreement, and shall continue in place in the event that the parties
agree to modify this Lease Agreement by amendment.

          (o) As a material inducement to Landlord’s agreement to the terms of this Lease Agreement,
Guarantor shall deliver an executed guaranty in the form of Exhibit H simultaneous with the
execution of this Lease Agreement. In addition, Guarantor shall not make any distributions to an
owner of Guarantor or to an affiliate of Guarantor following a Guarantor Sale Transaction (as
defined below) if such distributions would cause Guarantor to have a Net Worth less than One
Hundred Million Dollars ($100,000,000.00), unless Guarantor provides a Letter of Credit (as defined
below) in an amount equal to the sum of (1) the unamortized costs of

25

 

the T.I. Allowance, free rent, and broker’s commissions, assuming an interest rate of six and
one-half percent (6.5%) and a ten (10) year term beginning the Expansion Space Commencement Date,
and (2) the last twelve (12) months of Rent for the initial term (the “Letter of Credit Amount”).
In connection with any Guarantor Sale Transaction, or any sale or transfer of substantially all the
assets or any merger of the Tenant, or in connection with any attempted assignment which Tenant may
request under Section 31 above, Guarantor and Tenant shall deliver to Landlord information and
documentation describing and concerning Tenant and Guarantor’s post-transaction financial
condition, in form and substance reasonably acceptable to Landlord. The following definitions are
applicable to this Section:

               (i) Letter of Credit shall mean a letter of credit which meets the following conditions: (A)
clean, unconditional, irrevocable, transferable, payable to Landlord on sight at a financial
institution located in the Nashville, Tennessee metropolitan area, in partial or full draws; (B)
substantially in the form attached hereto and incorporated herein as Exhibit I, and
otherwise be in form and content acceptable to Landlord; (C) issued by a financial institution
acceptable to Landlord; and (D) contain an “evergreen” provision that provides that it is
automatically renewed on an annual basis unless the issuer delivers thirty (30) days’ prior written
notice of cancellation to Landlord and Tenant. Any and all fees or costs charged by the issuer in
connection with the Letter of Credit shall be paid by Tenant. Once issued in accordance with this
provision, Tenant shall maintain the Letter of Credit in full force and effect until the earlier of
(X) receipt of the Early Termination Payment, or (Y) the expiration of the initial term of the
Lease. The amount of the Letter of Credit may be reduced on each anniversary of the Effective Date
to the Letter of Credit Amount which would have been required had a Guarantor Sale Transaction
occurred as of such date. It is agreed that upon delivery of the Letter of Credit, Landlord shall
have the right to present the Letter of Credit for payment and draw thereon in whole or in part
following an Event of Default and may apply the proceeds thereof in satisfaction of Tenant’s
obligations following an Event of Default.

               (ii) Net Worth shall mean the equity value on the balance sheet of the Guarantor.

               (iii) Guarantor Sale Transaction shall mean any company transaction or series of transactions
pursuant to which the Guarantor sells, assigns, transfers, distributes, encumbers, or otherwise
conveys substantially all of its assets.

          (p) It is the intent of the parties that this Lease shall be effective as of the Effective
Date, subject only to the satisfaction (or waiver) of the conditions set forth in Section 38(s).
Notwithstanding anything in this Agreement to the contrary, upon the satisfaction of the
contingencies set forth in Section 38(s), this Lease Agreement shall amend and restate the Original
Lease and First Amendment. In the event a party validly exercises a right to terminate the rights
and obligations relating to the Expansion Space pursuant to Section 38(s), the parties agree that
this Lease Agreement shall be null and void and the Original Lease and First Amendment will
continue to control each party’s respective obligations.

          (q) Execution of this instrument may be evidenced by facsimile signature which shall be deemed
an original for all purposes. To facilitate execution, this Lease Agreement may be executed in as
many counterparts as may be required; and it shall not be

26

 

necessary that the signature of, or on behalf of, each party, or that the signatures of the
persons required to bind any party, appear on one or more such counterparts. All counterparts
shall collectively constitute a single agreement.

          (r) Annually, and no later than within ten (10) days of each anniversary of the Effective
Date, Guarantor shall provide to Landlord the most currently available annual, audited financial
statements of Guarantor.

          (s) The parties hereto acknowledge and agree that each party’s rights and obligations relating
to the Expansion Space as set forth in this Lease Agreement are contingent on satisfaction or
deemed satisfaction of the Closing Conditions (as defined below) set forth in this Section 38(s).
Until such time as the conditions set forth herein are satisfied (or deemed satisfied) no party
shall have any right or obligation with respect to the Lease Agreement or Work Letter.
Accordingly, either party hereto can terminate the rights and obligations under this Lease
Agreement with respect to the Expansion Space in the event that Landlord is unable to both (i)
obtain the SNDA by June 27, 2008, and (ii) receive approval of this Lease Agreement from the
special servicer and close on its tenant improvement financing by June 27, 2008 (the conditions set
forth in clauses (i) and (ii) being referred to herein collectively as the “Closing Conditions”);
provided, however, that (x) Landlord shall deliver written notice to Tenant before 5:00 PM CST on
June 27, 2008 stating whether both Closing Conditions have been satisfied and, if Landlord asserts
that such Closing Conditions have been satisfied Landlord shall provide evidence of such
satisfaction with such notice; and (y) if either or both Closing Conditions are not satisfied on or
before June 27, 2008, any party seeking to terminate the Expansion Space pursuant to this section,
must deliver written notice of termination of the Expansion Space to the other party in accordance
with Section 37 before 5:00 pm CST on June 30, 2008. If such notice has not been provided before
5:00 pm CST June 30, 2008, (i) each party hereto shall be deemed to have waived any right to
terminate this Lease Agreement pursuant to this Section 38(s) and the conditions set forth in this
Section 38(s) shall be deemed fully satisfied, and (ii) this Lease Agreement shall be legally
binding on each party hereto. Following a valid termination of the rights and obligations relating
to Expansion Space pursuant to this Section 38(s), this Lease Agreement shall be of no further
force and effect, and the Original Lease and First Amendment shall continue to control the rights
and obligations of the parties with respect to the premises described in the Original Lease and
First Amendment. The parties hereto expressly agree that any exercise of the termination rights set
forth in this Section 38(s) shall not effect such parties rights and obligations under the Original
Lease and First Amendment. The Original Lease and First Amendment shall continue in full force and
effect until such time as the contingencies set forth in this section are satisfied or deemed
satisfied.

          (t) As a material inducement to Tenant’s agreement to the terms of this Lease Agreement,
Landlord shall deliver an executed Landlord’s Lien Waiver, Access Agreement and Consent in the form
of Exhibit J simultaneous with the execution of this Lease Agreement.

(Remainder of Page Intentionally Left Blank)

27

 

     IN WITNESS WHEREOF, the parties hereto have executed and sealed this Lease as of the date
aforesaid.

	 	 	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	Donelson Corporate Centre, Limited Partnership	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	JS Development, LLC	 	 
	 	 	 	 	Its: General Partner	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	By:	 	/s/ Floyd Shechter	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Floyd Shechter	 	 
	 

	 	 	 	Title:
	 	Chief Manager	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	Envoy LLC, an Emdeon Business Services company	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	/s/ Bob A. Newport Jr.	 	 
	 	 	 	 	 	 	 
	 

	 	Print:	 	Bob A. Newport Jr. 	 	 
	 	 	 	 	 	 	 
	 

	 	Title:	 	CFO	 	 	 	 
	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	GUARANTOR:	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	Emdeon Business Services, LLC	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	/s/ Bob A. Newport Jr.	 	 
	 	 	 	 	 	 	 
	 

	 	Print:	 	Bob A. Newport Jr.	 	 
	 	 	 	 	 	 	 
	 

	 	Title:	 	CFO	 	 	 	 
	 	 	 	 	 	 	 

28

 

EXHIBIT A-1

Legal (Metes and Bounds) Description of the Project

BEING a certain tract of land located along the east side of Lebanon Pike in the Fourteenth Council
manic District of Nashville, Davidson County, Tennessee, and being more particularly described by
metes and bounds as follows:

BEGINNING at a concrete monument (old), said monument being the southwest corner of the herein
described tract, a corner to the State of Tennessee Law Enforcement Academy as evidenced in Book
1713, page 90, Register’s Office for Davidson County, Tennessee, and in the east right of way of
Lebanon Pike;

THENCE with the east right of way of Lebanon Pike for the next 7 calls: (1) North 21 degrees 16
minutes 10 seconds East, 414.90 feet to a concrete monument (old); (2) North 22 degrees 16 minutes
10 seconds East 520.26 feet to an iron pin; (3) North 23 degrees 54 minutes 30 seconds East, 332.34
feet to an iron pin (old); (4) North 34 degrees 02 minutes 40 seconds East, 107.91 feet to a
concrete monument (old); (5) North 61 degrees 02 minutes 50 seconds West, 4.72 feet to a concrete
monument (old); (6) North 37 degrees 28 minutes 40 seconds East, 231.14 feet to a concrete monument
(old); (7) North 48 degrees 27 minutes 00 seconds East, 338.87 feet to an iron pin (old), said pin
being a corner to Trinet Trust as evidenced in Book 7379, page 10, said Register’s Office;

THENCE with the line of Trinet for the next 7 calls: (1) South 68 degrees 01 minutes 00 seconds
East, 372.55 feet to an iron pin (old); (2) South 21 degrees 56 minutes 20 seconds West, 526.90
feet to a concrete monument (old); (3) South 67 degrees 53 minutes 50 seconds East, 60.00 feet to
an iron pin (old); (4) South 22 degrees 06 minutes 10 seconds West, 400.3 feet to an iron pin
(old); (5) North 67 degrees 53 minutes 50 seconds West, 60.00 feet to a concrete monument (old);
(6) South 22 degrees 06 minutes 10 seconds West, 200.01 feet to an iron pin (old); (7) South 34
degrees 33 minutes 40 seconds West, 736.78 feet to an iron pin (old), said pin being the line of
aforementioned State of Tennessee Law Enforcement Academy;

THENCE with the line of the Academy for the next 2 calls: (1) North 83 degrees 45 minutes 40
seconds West, 199.93 feet to an iron pin (old); and (2) North 67 degrees 50 minutes 00 seconds
West, 258.07 feet to the point of beginning and containing 24.15 acres, more or less.

INCLUDED IN THE ABOVE DESCRIPTION, BUT SPECIFICALLY EXCLUDED THEREFROM is the property conveyed to
Nashville Educare as evidenced in Book 5287, page 175, said Register’s Office, and shown as Lot 1
on the Plat of Donelson Hospital, of record in Book 4885, page 153, said Register’s Office.

BEING the same property conveyed to Donelson Corporate Centre, Limited Partnership, by Deed of
Record in Book 10938, page 694, said Register’s Office.

Common Address: 3055 Lebanon Road, Nashville, Tennessee

 

 

EXHIBIT A-2

Floor Plan showing Premises

 

 

EXHIBIT B — LANDLORD’S WORK

EXPANSION SPACE TENANT IMPROVEMENTS WORK LETTER

     THIS WORK LETTER TO BE EXECUTED BY THE PARTIES SIMULTANEOUSLY WITH THE LEASE AGREEMENT.

WORK LETTER AGREEMENT

     This Work Letter Agreement (this “Work Letter”) is made and entered into as of this
___ day of June, 2008, by and between Donelson Corporate Centre, Limited Partnership
(“Landlord”), and Envoy LLC (“Tenant”), under the following circumstances:

     A. Landlord and Tenant are entering into an Amended and Restated Lease Agreement of even date
herewith (the “Lease Agreement”) relating to the lease of space in the Building, as more
fully described in the Lease Agreement, with such space to include the Expansion Space, and with
the Lease Agreement setting forth a tenant improvement allowance for the Expansion Space; and

     B. Landlord and Tenant are entering into this Work Letter for the purpose of setting forth
their agreements relating to the design and construction of the Expansion Space Tenant
Improvements.

     NOW, THEREFORE, for good and valuable consideration, receipt of which is hereby acknowledged,
Landlord and Tenant agree as follows:

     1. Expansion Space Tenant Improvements to Designated Space.

          (a) Landlord shall install, finish and construct in a prompt, good and workmanlike manner, the
interior partitions, finishes and other tenant improvement work described in this Work Letter (the
“Expansion Space Tenant Improvements”) in and for the Expansion Space in accordance with
the “Expansion Space T.I. Plans and Specifications” to be produced in accordance with
Section 2 herein below. It is intended that the Expansion Space Tenant Improvements will include
and the Expansion Space T.I. Plans and Specifications will describe all work, labor, material,
installations and construction required to produce in the entirety of the Expansion Space, on a
“turn key” basis, a completed space ready for use and occupancy as first class office suites by
Tenant, subject only to installation of furniture and equipment of Tenant. Landlord’s obligation to
fund the cost of Expansion Space Tenant Improvements shall be limited to an allowance of
$1,846,305.00 (the “T.I. Allowance”). Any unused T.I. Allowance may be used by Tenant to
pay for its cabling, wiring, moving and FF&E costs (including the cost of its contractor’s
installation of Tenant’s FF&E), or as a credit toward Rent.

          (b) Landlord shall not enter into any contract for the construction of the Expansion Space
Tenant Improvements unless the proposed contractor, the amount of the contract and the form of the
contract documents have been approved by Tenant, which approval

 

 

shall not be unreasonably withheld or delayed, and in any event Tenant shall grant or
withhold approval within five (5) business days of receipt of the contract documents. In the event
that the cost of the Expansion Space Tenant Improvements as aforesaid exceeds $1,846,305.00, then
Tenant will be responsible for the costs in excess of $1,846,305.00. Tenant shall pay for such
excess within twenty days of being invoiced therefore by Landlord.

          (c) Subject to Excused Delays, in the event the Landlord has not provided a Certificate of
Occupancy with respect to the Expansion Space, on or before November 1, 2008 (as modified for
Excused Delays, the “Completion Target Deadline”), then Rent payable with respect to this
Lease shall abate for two (2) days for each day of delay in delivery of a Certificate of Occupancy
after the Completion Target Deadline, with such rent abatement to run from the day after the
Completion Target Deadline. The abatement of Base Rent and Additional Rent shall be permitted not
as a penalty, but instead as reimbursement to Tenant for damages that Tenant will incur as a result
of such delay, it being agreed that such damages shall be difficult to ascertain. The parties
acknowledge and agree that the Certificate of Occupancy to be delivered by Landlord hereunder is
for the shell space and excludes furniture and equipment installation which shall handled by
Tenant’s Contractor outside this Work Letter.

          (d) For purposes of determining the rent abatement set forth in Section 1(c), the Completion
Target Deadline shall be pushed back one day for each day of Excused Delay.

     2. Space Plan and Specifications.

          (a) As of the date hereof, Tenant has completed and Landlord has approved the schematic design
drawings attached hereto as Schedule 1 (the “Schematic Drawings”). Landlord and
Tenant agree the Schematic Drawings do not constitute a set of working drawings that are sufficient
to perform the work necessary to complete the Expansion Space Tenant Improvements; however, the
parties agree that the Schematic Drawings are sufficient to define, and shall constitute, the
definition of the scope of the work for the Expansion Space Tenant Improvements (the “Project
Scope”). The Project Scope may not be modified in any material respect without the prior
consent of Landlord, such consent not to be unreasonably withheld, but such consent may require a
change in the Completion Target Deadline. For avoidance of doubt, the Project Scope does not
include furniture and equipment installation even if shown on the Schematic Drawings.

          (b) On or before June 19, 2008, Tenant shall cause The Collaborative Studio to prepare and
deliver to Landlord final, locked floor plans and specifications with all interior finishes
(including, without limitation, final ceilings, carpet and laminate) for the Expansion Space and
the Expansion Space Tenant Improvements, with such floor plans, specifications and interior
finishes to be consistent, in all material respects, with the Project Scope. Landlord shall not
unreasonably withhold or delay its approval of such floor plans, specifications and interior
finishes. If Landlord has any objections or comments with respect to such final floor plans,
specifications and interior finishes, Landlord shall notify Tenant of such objections in writing
within five (5) days after Landlord’s receipt thereof or Landlord shall be deemed to have approved
such final floor plans, specifications and interior finishes. Tenant shall promptly cause the
requested changes and modifications to be made to the floor plans, specifications and interior
finishes or otherwise make them acceptable to Landlord, and shall promptly resubmit to

 

 

Landlord the modified floor plans and outline specifications, which shall be subject to the
same review, approval and modification procedures set forth above. The final floor plans and
specifications with interior finishes for the Expansion Space and the Expansion Space Tenant
Improvements approved by Landlord shall hereinafter be referred to as the “T.I. Outline
Specifications”.

          (c) Following the approval of the T.I. Outline Specifications, Landlord shall cause its
project architect, The Collaborative Studio (the “Project Architect”) to prepare and
deliver to the Tenant for Tenant’s approval (which it shall not unreasonably withhold or delay)
within twenty (20) days after Landlord’s approval of the T.I. Outline Specifications as set forth
above in Section 2(b), any and all necessary construction documents for the Expansion Space Tenant
Improvements in the Expansion Space, including but not limited to, 1/4” architectural, mechanical
and electrical working drawings to scale together with specifications necessary to complete such
Expansion Space Tenant Improvements. The construction documents will be prepared based upon the
T.I. Outline Specifications, and shall in all material respects be consistent developments of such
T.I. Outline Specifications. If Tenant has any objections or comments with respect to such
construction documents, working drawings and specifications (including interior finishes), it shall
notify Landlord and the Project Architect in writing of such objections within five (5) days after
receipt thereof or Tenant shall be deemed to have approved such documents drawings and
specification. Provided that such Tenant objections and comments are consistent with the Project
Scope, Landlord shall cause the Project Architect to make the requested changes and modifications
to the construction documents, working drawings and specifications, and shall resubmit to Tenant
the modified construction documents, working drawings and specifications (including interior
finishes), which shall be subject to the same review, approval and modification procedures set
forth above. The final construction documents, working drawings and specifications (including
interior finishes) for the Expansion Space Tenant Improvements approved by Tenant, shall be
referred to as the “Expansion Space T.I. Plans and Specifications”. None of the Expansion
Space T.I. Plans and Specifications may be changed or otherwise modified without the prior written
consent of Tenant.

     3. Permits. Landlord shall obtain and maintain all authorizations, approvals and
permits required by any governmental entity for the Expansion Space Tenant Improvements described
herein to be performed by Landlord. Tenant shall cooperate with Landlord in obtaining such
authorizations, approvals or permits.

     4. Completion. The Expansion Space Tenant Improvements shall be deemed complete when
all of the following have occurred: (A) the Project Architect’s certificate of Final Completion
with respect to the Expansion Space Tenant Improvements shall have been delivered to Landlord and
Tenant; (B) Landlord shall have obtained and delivered to Tenant a Certificate of Occupancy for the
Expansion Space for completion of the Work to be performed by Landlord hereunder from the
governmental authority which has authority to issue such certificates in the jurisdiction wherein
the Premises are located; and (C) Landlord and Tenant shall have accepted the Expansion Space
Tenant Improvements as being in substantial conformity with the Expansion Space T.I. Plans and
Specifications (subject to a mutually agreeable punchlist) and have executed a written
acknowledgment of such acceptance (the “Expansion Space Completion Agreement”), which shall
also be signed by Landlord.

 

 

     5. Access Before Completion. Beginning July 1, 2008, Tenant and its authorized
agent(s) shall have access to the Expansion Space — except Expansion Space in Building Three which
is occupied by an existing tenant shall not be available for Tenant access until after August 1,
2008— in which the Expansion Space Tenant Improvements are being performed prior to completion, to
a reasonable degree and without restricting Landlord or its contractor’s ability to facilitate
completion of the Expansion Space Tenant. Tenant shall use commercially reasonable efforts to
cooperate with Landlord and Landlord’s construction professionals to facilitate and coordinate the
construction of the Expansion Space Tenant Improvements.

     6. Punch List Work. Following issuance of the Project Architect’s certificate of Final
Completion with respect to the Expansion Space Tenant Improvements, Tenant may inspect the
Expansion Space Tenant Improvements and prepare a punch list setting forth all incomplete,
defective or other items of construction not in conformity with the Expansion Space T.I. Plans and
Specifications and if such punch list is delivered to Landlord, and Landlord is in agreement with
such list, Landlord shall complete or correct all items on the punch list within thirty (30) days
of receipt thereof (or within a reasonable period of time if thirty (30) days is insufficient time
during which to complete such item). In the event Landlord fails to complete or correct any or all
agreed upon items on the punch list as herein provided, Tenant may complete or correct any or all
such items and Landlord shall reimburse Tenant for the cost thereof plus interest, at commercially
reasonable rates, thereon within thirty (30) days after receipt from Tenant of written demand for
such payment and in the event Landlord fails to reimburse Tenant for such cost and interest within
such thirty (30) day period, Tenant may deduct such cost and interest from the next ensuing
installments of rent coming due under the Lease Agreement until such costs plus interest are
recovered. In the event of any dispute over a punchlist item, the parties agree to use
commercially reasonable efforts to resolve the dispute and, if such fails, to submit the matter to
expedited arbitration. Unless the parties mutually agree otherwise, any such arbitration shall be
in accordance with the Construction Industry Arbitration Rules of the American Arbitration
Association currently in effect. The demand for arbitration shall be filed in writing with the
other party. Any arbitration hearing necessary hereunder shall be conducted in Nashville,
Tennessee. This agreement to arbitrate shall be specifically enforceable under applicable law in
any court having jurisdiction thereof. The award rendered by the arbitrator or arbitrators shall
be final, and judgment may be entered upon it in accordance with applicable law in any court having
jurisdiction thereof.

     7. Defective Work. Landlord warrants to Tenant that (i) the Expansion Space Tenant
Improvements will be constructed in a good and workmanlike manner in accordance with the Expansion
Space T.I. Plans and Specifications, (ii) all materials and equipment furnished will be new, unless
otherwise specified, (iii) Expansion Space Tenant Improvements will be of good quality, free from
faults and defects, and (iv) the Expansion Space Tenant Improvements shall be in full compliance
with all applicable laws, codes and regulations, including by way of example, but not as a
limitation, environmental, zoning, building and land use laws, codes and regulations. Without
limiting the generality of the foregoing, if within one year after the date of substantial
completion of all of the Expansion Space Tenant Improvements, or within such longer period of time
as may be prescribed by law or the terms of any applicable warranty required by the Expansion Space
T.I. Plans and Specifications, the Expansion Space Tenant Improvements or any part or element of
either is found to be defective or not in accordance with the Expansion Space T.I. Plans and
Specifications, Landlord shall correct the same within 30 days after receipt

 

 

of written notice from Tenant to do so or a longer reasonable period if such correction cannot
reasonably be completed within a 30-day period, unless Tenant has previously given Landlord a
written acceptance of such condition. Unless such condition is specifically referred to and
accepted in a written instrument delivered to Landlord, acceptance by Tenant of the Expansion Space
Tenant Improvements pursuant to the Lease Agreement shall not be deemed to be written acceptance of
any such condition.

     8. Excused Delays. Excused Delays shall mean Force Majeure Delays and Tenant Delays,
which terms shall be defined as follows:

          (a) Force Majeure Delays shall include any delay in construction of the Expansion Space
Tenant Improvements to the extent the same results from any (i) strikes, lockouts or labor
disputes, (ii) delays in obtaining labor or materials or reasonable substitutes therefore of which
Landlord or its contractors had no reason to expect at the time of contracting for same, (iii)
abnormal inclement weather which delays or precludes construction, acts of God or the public enemy,
condemnation, civil commotion, fire or other casualty, (iv) shortage of fuel, (v) action or
nonaction of public utilities or of local, state or federal governments, affecting the work, the
occurrence of which Landlord or its general contractor had no reason to anticipate including, but
not limited to, delays in the permitting process as a result of the action or inaction or such
governmental authorities, (vi) other conditions similar to those enumerated above which are beyond
the reasonable anticipation of Landlord or its general contractor, such that the Landlord cannot
reasonably perform any obligation on Landlord’s part to be performed hereunder within the time
periods herein specified; provided, however, that a Force Majeure Delay shall not include delays to
the extent that such delays can be reasonably controlled or mitigated by Landlord without Landlord
incurring additional costs or expenses.

          (b) Tenant Delays shall be delays in the construction of the Expansion Space Tenant
Improvements or delays in obtaining the Certificate of Occupancy to the extent the same result from
any or all of the following: (i) Tenant’s failure to (A) approve or disapprove the construction
documents within the time requirements of this Work Letter Agreement, and if Tenant has disapproved
the construction documents, then any delay in finalizing the construction documents except to the
extent such delay is caused by the Landlord’s failure to act diligently to complete the
construction documents, or (B) respond to change orders on a timely basis and/or to pay invoices
(within five (5) business days of submission thereof to Tenant) for amounts due in excess of the
T.I. Allowance; (ii) Tenant’s failure to deliver the T.I. Outline Specifications by the date set
forth in Section 2(b), and for each day thereafter; (iii) Changes by Tenant to any or all of the
T.I. Outline Specifications, the Expansion Space T.I. Plans and Specifications, or to the Project
Scope; (iv) the performance or completion by Tenant, or any person, firm or corporation employed by
Tenant or its representatives or agents, of any work in or about the Premises, including, but not
limited to, work included in (e.g., low voltage work done by Tenant’s Contractor), or excluded from
(e.g., furniture and equipment installation), the Expansion Space Tenant Improvements; (v) the acts
or omissions of Tenant or its agents, employees, representatives, invitees, contractors; or (vi)
Tenant’s failure to timely comply with its obligations under the Lease.

     Landlord shall deliver written notice to Tenant describing any Force Majeure Delays or any
Tenant Delays promptly after notice of the event causing such delay and shall describe with

 

 

reasonable specificity the circumstances causing such delay and the duration (or the
anticipated duration, if such delay is still occurring at the time of the notice) of such delay.
If Tenant disputes any Force Majeure or Tenant Delays, Tenant shall promptly respond in writing to
Landlord and describe with reasonable specificity the Tenant’s objection to any Force Majeure Delay
or any Tenant Delay.

     9. Capitalized Terms. Capitalized terms not otherwise defined in this Work Letter
shall have the meanings ascribed to such terms in the Lease Agreement.

(Remainder of Page Intentionally Left Blank)

 

 

     IN WITNESS WHEREOF, the parties hereto have executed and sealed this Work Letter as of the
date aforesaid.

	 	 	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	Donelson Corporate Centre, Limited Partnership	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	JS Development, LLC, its General Partner	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	By:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Floyd Shechter, Chief Manager	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	Envoy LLC, an Emdeon Business Services

company	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	Title:	 	 	 	 	 	 
	 	 	 	 	 	 	 

 

 

Schedule 1

Schematic Design Drawings

 

 

EXHIBIT C

COMPLETION AGREEMENT

     This Agreement is made and entered into as of the                      day of                     , 2008, between
Donelson Corporate Centre, Limited Partnership (“Landlord”) and Envoy LLC, an Emdeon
Business Services company (“Tenant”), and shall be attached to and made a part of the Lease
Agreement between Landlord and Tenant. Pursuant to the provisions of the Amended and Restated
Office Lease Agreement, Landlord and Tenant, intending to be legally bound hereby, agree to the
following:

     Tenant agrees that, as of and through the date hereof, Landlord has fully and timely complied
with and performed each and every of its obligations as set forth in the Amended and Restated
Office Lease Agreement and pursuant to the Expansion Space Work Letter, and that Tenant has no
claims or causes of action against Landlord whatsoever and has no right to any setoffs against any
and all sums due Landlord.

     IN WITNESS WHEREOF, the parties have duly executed this supplement to the Amended and Restated
Office Lease Agreement as of the day and year first above written

LANDLORD:

Donelson Corporate Centre, Limited Partnership

	 	 	 	 	 	 	 
	By:	 	JS Development, LLC, its General Partner	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Floyd Shechter, Chief Manager	 	 
	 
	 	 	 	 	 	 
	TENANT:	 	 
	 
	 	 	 	 	 	 
	ENVOY LLC, an Emdeon Business Services company	 	 
	 
	 	 	 	 	 	 
	By:
	 	 	 	 	 	 
	 	 	 	 	 
	Print:
	 	 	 	 	 	 
	 	 	 	 	 
	Title:
	 	 	 	 	 	 
	 	 	 	 	 

 

 

EXHIBIT D-1

BASE RENT PRIOR TO

EXPANSION SPACE COMMENCEMENT DATE

	 	 	 	 	 	 	 	 	 	 	 	 	 
	Month	 	Per Square Foot	 	Square Footage	 	Per Month
	10/2008
	 	$	15.75	 	 	 	55,710	 	 	$	73,119.38	 

Rent due for the month of June 2008 has been paid by Tenant pursuant to the Original Lease and
First Amendment.

 

 

EXHIBIT
D-2 — BASE RENT AFTER

EXPANSION SPACE COMMENCEMENT DATE

	 	 	 	 	 	 	 	 	 	 	 	 	 
	Year	 	Per Square Foot	 	Per Annum	 	Per Month
	11/1/08 – 10/31/09
	 	$	15.75	 	 	$	2,584,827.00	 	 	$	215,402.25	 
	11/1/09 – 10/31/10
	 	$	16.22	 	 	$	2,662,371.81	 	 	$	221,864.32	 
	11/1/10 – 10/31/11
	 	$	16.71	 	 	$	2,742,242.96	 	 	$	228,520.25	 
	11/1/11 – 10/31/12
	 	$	17.21	 	 	$	2,824,510.25	 	 	$	235,375.86	 
	11/1/12 – 10/31/13
	 	$	17.21	 	 	$	2,824,510.25	 	 	$	235,375.86	 
	11/1/13 – 10/31/14
	 	$	17.73	 	 	$	2,909,245.56	 	 	$	242,437.14	 
	11/1/14 – 10/31/15
	 	$	17.73	 	 	$	2,909,245.56	 	 	$	242,437.14	 
	11/1/15 – 10/31/16
	 	$	18.26	 	 	$	2,996,522.93	 	 	$	249,710.25	 
	11/1/16 – 10/31/17
	 	$	18.26	 	 	$	2,996,522.93	 	 	$	249,710.25	 
	11/1/17 – 10/31/18
	 	$	18.81	 	 	$	3,087,021.96	 	 	$	257,251.83	 

 

 

EXHIBIT
E — BUILDING SERVICES

     Landlord will furnish building standard air conditioning and heating between 7 a.m. and 6 p.m.
on weekdays (from Monday through Friday, inclusive) and between 8 a.m. and 1:00 p.m. on Saturdays,
all exclusive of Holidays as defined below (the “Building Operating Hours”). Upon request of Tenant
made in accordance with the rules and regulations for the Building, Landlord will furnish air
conditioning and heating at other times (that is, at times other than the times specified above),
in which event, Tenant shall reimburse Landlord for Landlord’s actual cost of furnishing such
services, plus an amount equal to fifteen percent (15%) of such costs to cover Landlord’s
administrative costs.

     The following dates shall constitute “Holidays” as said term is used in this Lease:

	 	(a)	 	New Year’s Day
	 
	 	(b)	 	Memorial Day
	 
	 	(c)	 	Independence Day
	 
	 	(d)	 	Labor Day
	 
	 	(e)	 	Thanksgiving Day
	 
	 	(f)	 	Friday following Thanksgiving Day
	 
	 	(g)	 	Christmas
	 
	 	(h)	 	Any other holiday generally recognized as such by landlords of
office space in the Metropolitan Nashville, Tennessee office market, as
determined by Landlord in good faith.

     If in the case of any holiday described in (a) through (h) above, a different day shall be
observed than the respective day above-described, then that day which constitutes the day observed
by national banks in Nashville, Tennessee, on account of such holiday shall constitute the holiday
under this Lease.

 

 

EXHIBIT
F — BUILDING RULES AND REGULATIONS

     1. Sidewalks, doorways, vestibules, halls, stairways, and other similar areas shall not be
used for the disposal of trash, be obstructed by tenants, or be used by tenants for any purpose
other than entrance to and exit from the Premises and for going from one part of the Building to
another part of the Building.

     2. Plumbing fixtures shall be used only for the purposes for which they are designed, and no
sweepings, rubbish, rags or other unsuitable materials shall be disposed into them. Damage
resulting to any such fixtures from misuse by a tenant shall be the liability of said tenant.

     3. Signs, advertisements, or notices visible in or from public corridors or from outside the
Building shall be subject to Landlord’s prior written approval.

     4. Movement in or out of the Building of furniture, office equipment, or any other bulky or
heavy materials shall be restricted to such hours as Landlord shall reasonably designate. Landlord
will determine the method and routing of said items so as to ensure the safety of all persons and
property concerned. Advance written notice of intent to move such items must be made to the
Building management office.

     5. All routine deliveries to a tenant’s Premises during 8:00 a.m. to 5:00 p.m. weekdays shall
be made through the freight elevators. Passenger elevators are to be used only for the movement of
persons, unless an exception is approved by the Building management office. Delivery vehicles shall
be permitted only in such areas as are designated by Landlord, from time to time, for deliveries to
the Building.

     6. Building management shall have the authority to prescribe the manner that heavy furniture
and equipment are positioned.

     7. Corridor doors, when not in use, shall be kept closed.

     8. All freight elevator lobbies are to be kept neat and clean. The disposal of trash or
storage of materials in these areas is prohibited.

     9. No animals (with the exception of ornamental or decorative displays such as self-contained
aquariums and terrariums or similar items) shall be brought into or kept in, on or about the
Building, except for seeing eye dogs.

     10. Tenant will comply with all security procedures during business hours and after hours and
on weekends.

     11. Tenants are reasonably requested to lock all office doors leading to corridors and to turn
out all lights at the close of their working day.

     12. All requests for overtime air conditioning or heating must be submitted in writing to the
Building management office by 2:00 p.m. on the day desired for weekday requests, by

 

 

2:00 p.m. Friday for weekend requests and by 2:00 p.m. on the preceding business day for
holiday requests.

     13. No flammable or explosive fluids or materials shall be kept or used within the Building
except in areas approved by Landlord, and Tenant shall comply with all applicable building and fire
codes relating thereto.

     14. Tenant may not make any modifications, additions or repairs to the Premises and may not
install any furniture, fixtures or equipment in the Premises that is in violation of any applicable
building and/or fire code governing the Premises or the Building.

     15. All vending machines located within the demised premises shall be operated and maintained
by Landlord’s approved food and beverage vendors, which shall include Sweeney Enterprises or any
replacement desired by Landlord and approved by Tenant, with such approval not to be unreasonably
withheld or delayed.

     16. Except in those areas designated by Landlord, if any, smoking is prohibited in the
Building (including, but not limited to, the Premises, the main building lobby, public corridors,
elevator lobbies, service elevator vestibules, stairwells, restrooms and other common areas within
the Building). Landlord shall, at all times, comply with all applicable federal, state and local
laws with respect to this matter.

     17. Nothing herein shall prevent Tenant from engaging third party vendors to provide catering
or other food services (excluding vending machines) for all employees or for all Company events.

     18. Tenant shall have the ability to engage telecommunication vendors to the extent permitted
in Section 38(m) of the Lease Agreement.

     Subject to applicable laws, Landlord reserves the right to rescind any of these rules and
regulations and to make such other and further rules and regulations as in its reasonable judgment
shall, from time to time, be required for the safety, protection, care and cleanliness of the
Building, the operation thereof, the preservation of good order therein and the protection and
comfort of the tenants and their agents, employees and invitees. Such rules and regulations, when
made and written notice thereof is given to a tenant, shall be binding upon it in like manner as if
originally herein prescribed.

 

 

EXHIBIT G

TENANT DESIGNATED PARKING

 

 

EXHIBIT H

FORM OF GUARANTY

GUARANTY OF LEASE AGREEMENT

     GUARANTY OF LEASE AGREEMENT (this “Guaranty”) made as of June ___, 2008, by Emdeon
Business Services, LLC, a Delaware limited liability company, with an address at 26 Century
Boulevard, Suite 601, Nashville TN 37214 (“Guarantor”), to Donelson Corporate Centre,
Limited Partnership, a Tennessee limited partnership, having an office at c/o SmartSpace, LLC, 2900
Lebanon Road, Suite 200, Nashville, Tennessee 37214 Attn: Floyd Shechter (“Landlord”).

W I T N E S S E T H :

WHEREAS:

     1. Landlord and Envoy LLC, a Delaware limited liability company, the successor in interest to
Envoy Corporation (“Tenant”) are parties to that certain Lease Agreement dated June 26, 2000.

     2. Landlord has been requested by Tenant to enter into an Amended and Restated Lease Agreement
dated as of the date hereof (the “Lease Agreement”), whereby Landlord would lease to Tenant, and
Tenant would rent from Landlord, an additional 23,882 rentable square feet located on Floors 2 and
4 of Building One, and an additional 84,524 rentable square feet located in Building Three, each as
more fully described in the Lease Agreement (collectively the “Expansion Space”), resulting
in a total of 164,116 net rentable square feet.

     3. Tenant is a wholly-owned subsidiary of Guarantor, and Guarantor will derive substantial
economic benefit from the execution and delivery of the Lease Agreement.

     4. Guarantor acknowledges that Landlord would not enter into the Lease Agreement unless this
Guaranty accompanied the execution and delivery of the Lease Agreement.

     5. Guarantor hereby acknowledges receipt of a copy of the Lease Agreement.

     NOW, THEREFORE, in consideration of the execution and delivery of the Lease Agreement and of
other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Guarantor covenants and agrees as follows:

     1. DEFINITIONS. Defined terms used in this Guaranty and not otherwise defined herein
have the meanings assigned to them in the Lease Agreement.

     2. COVENANTS OF GUARANTOR.

          (a) Guarantor absolutely, unconditionally and irrevocably guarantees as a primary obligor and
not merely as a surety following Tenant’s default under the Lease

 

 

Agreement: (i) the full and prompt payment of all Base Rent and Additional Rent and all other
rent, sums and charges of every type and nature payable by Tenant under the Lease Agreement, and
(ii) the full, timely and complete performance of all covenants, terms, conditions, obligations and
agreements to be performed by Tenant or Guarantor under the Lease Agreement (all of the obligations
described in clauses (i) and (ii), collectively, the “Obligations”). If Tenant defaults
under the Lease Agreement, Guarantor will, without notice or demand, promptly pay and perform all
of the Obligations, and pay to Landlord, when and as due, all Base Rent and Additional Rent payable
by Tenant under the Lease Agreement, together with all damages, costs and expenses to which
Landlord is entitled pursuant to any or all of the Lease Agreement, this Guaranty and applicable
Laws.

          (b) Guarantor agrees with Landlord that (i) any action, suit or proceeding of any kind or
nature whatsoever (an “Action”) commenced by Landlord against Guarantor to collect Base
Rent and Additional Rent and any other rent, sums and charges due under the Lease Agreement for any
month or months shall not prejudice in any way Landlord’s rights to collect any such amounts due
for any subsequent month or months throughout the Term in any subsequent Action, (ii) Landlord may,
at its option, without prior notice or demand, join Guarantor in any Action against Tenant in
connection with or based upon either or both of the Lease Agreement and any of the Obligations,
(iii) Landlord may seek and obtain recovery against Guarantor in an Action against Tenant or in any
independent Action against Guarantor without Landlord first asserting, prosecuting, or exhausting
any remedy or claim against Tenant or against any security of Tenant held by Landlord under the
Lease Agreement, and (iv) Guarantor will be conclusively bound by a judgment entered in any Action
in favor of Landlord against Tenant, as if Guarantor were a party to such Action, irrespective of
whether or not Guarantor is entered as a party or participates in such Action.

          (c) Any default or failure by the Guarantor to perform any of its Obligations under this
Guaranty shall be deemed an immediate default by Tenant under the Lease Agreement.

     3. GUARANTOR’S OBLIGATIONS UNCONDITIONAL.

          (a) This Guaranty is an absolute and unconditional guaranty of payment and of performance, and
not of collection, and shall be enforceable against Guarantor without the necessity of the
commencement by Landlord of any Action against Tenant (but Tenant must be in default under the
Lease Agreement beyond any applicable notice and cure periods), and without the necessity of any
notice of nonpayment, nonperformance or nonobservance, or any notice of acceptance of this
Guaranty, or of any other notice or demand to which Guarantor might otherwise be entitled, all of
which Guarantor hereby expressly waives in advance. The obligations of Guarantor hereunder are
independent of, and may exceed, the obligations of Tenant.

          (b) If the Lease Agreement is renewed, or the Term extended, for any period beyond the
Expiration Date, either pursuant to any option granted under the Lease Agreement or otherwise, or
if Tenant holds over beyond the Expiration Date, the obligations of Guarantor hereunder shall
extend and apply to the full and faithful performance and observance of all of the

 

 

Obligations under the Lease Agreement accruing during any renewal, extension or holdover
period.

          (c) This Guaranty is a continuing guarantee and will remain in full force and effect
notwithstanding, and the liability of Guarantor hereunder shall be absolute and unconditional
irrespective of: (i) any modifications, alterations or amendments of the Lease Agreement
(regardless of whether Guarantor consented to or had notice of same), (ii) any release or
discharges of Tenant other than the full release and complete discharge of all of the Obligations,
(iii) Landlord’s failure or delay to assert any claim or demand or to enforce any of its rights
against Tenant, (iv) any extension of time that may be granted by Landlord to Tenant, (v) any
assignment or transfer of all of any part of Tenant’s interest under the Lease Agreement (whether
by Tenant, by operation of law, or otherwise), (vi) any subletting, concession, franchising,
licensing or permitting of the Premises, (vii) any changed or different use of the Premises, (viii)
any other dealings or matters occurring between Landlord and Tenant, (ix) the taking by Landlord of
any additional guarantees, or the receipt by Landlord of any collateral, from other persons or
entities, (x) the release by Landlord of any other guarantor, (xi) Landlord’s release of any
security provided under the Lease Agreement, or (xii) Landlord’s failure to perfect any landlord’s
lien or other lien or security interest available under applicable Laws. Without limiting the
foregoing, this Guaranty shall be applicable to any obligations of Tenant arising in connection
with a termination of the Lease Agreement, whether voluntary or otherwise. Guarantor hereby
consents, prospectively, to Landlord’s taking or entering into any or all of the foregoing actions
or omissions. For purposes of this Guaranty and the obligations and liabilities of Guarantor
hereunder, “Tenant” shall be deemed to include any and all licensees, franchisees,
assignees, subtenants, permittees or others directly or indirectly operating or conducting a
business in or from the Premises and/or the Property, as fully as if any of the same were the named
Tenant under the Lease Agreement.

          (d) Guarantor hereby expressly agrees that the validity of this Guaranty and the obligations
of Guarantor hereunder shall in no way be terminated, affected, diminished or impaired by reason of
the assertion or the failure to assert by Landlord against Tenant, of any of the rights or remedies
reserved to Landlord pursuant to the provisions of the Lease Agreement or by relief of Tenant from
any of Tenant’s obligations under the Lease Agreement or otherwise by (i) the release or discharge
of Tenant in any state or federal creditors’ proceedings, receivership, bankruptcy or other
proceeding; (ii) the impairment, limitation or modification of the liability of Tenant or the
estate of Tenant in bankruptcy, or of any remedy for the enforcement of Tenant’s liability under
the Lease Agreement, resulting from the operation of any present or future provision of the United
States Bankruptcy Code (11 U.S.C. § 101 et seq., as amended), or from other statute, or from the
order of any court; or (iii) the rejection, disaffirmance or other termination of the Lease
Agreement in any such proceeding. This Guaranty shall continue to be effective if at any time the
payment of any amount due under the Lease Agreement or this Guaranty is rescinded or must otherwise
be returned by Landlord for any reason, including, without limitation, the insolvency, bankruptcy,
liquidation or reorganization of Tenant, Guarantor or otherwise, all as though such payment had not
been made, and, in such event, Guarantor shall pay to Landlord an amount equal to any such payment
that has been rescinded or returned.

 

 

     4. WAIVERS OF GUARANTOR.

          (a) Without limitation of the foregoing, Guarantor waives (i) notice of acceptance of this
Guaranty and notice of dishonor, (ii) notice of any actions taken by Landlord or Tenant under the
Lease Agreement or any other agreement or instrument relating thereto, (iii) notice of any and all
defaults by Tenant in the payment of Base Rent and Additional Rent or other rent, charges or
amounts, or of any other defaults by Tenant under the Lease Agreement, (iv) all other notices,
demands and protests, and all other formalities of every kind in connection with the enforcement of
the Obligations, omission of or delay in which, but for the provisions of this Section 4.1, might
constitute grounds for relieving Guarantor of its obligations hereunder, and (v) any requirement
that Landlord protect, secure, perfect, insure or proceed against any security interest or lien, or
any property subject thereto, or exhaust any right or take any action against Tenant or any
collateral.

          (b) GUARANTOR HEREBY WAIVES TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY
ANY PERSON OR ENTITY WITH RESPECT TO ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED
WITH: THIS GUARANTY; THE LEASE AGREEMENT; ANY LIABILITY OR OBLIGATION OF TENANT IN ANY MANNER
RELATED TO THE PREMISES AND/OR THE PROPERTY; ANY CLAIM OF INJURY OR DAMAGE IN ANY WAY RELATED TO
THE LEASE AGREEMENT, THE PREMISES AND/OR THE PROPERTY; ANY ACT OR OMISSION OF TENANT, ITS AGENTS,
EMPLOYEES, CONTRACTORS, SUPPLIERS, SERVANTS, CUSTOMERS, CONCESSIONAIRES, FRANCHISEES, PERMITTEES OR
LICENSEES; OR ANY ASPECT OF THE USE OR OCCUPANCY OF, OR THE CONDUCT OF BUSINESS IN, ON OR FROM THE
PREMISES AND/OR THE PROPERTY. GUARANTOR SHALL NOT IMPOSE ANY COUNTERCLAIM OR COUNTERCLAIMS OR
CLAIMS FOR SET-OFF, RECOUPMENT OR DEDUCTION OF RENT IN ANY ACTION BROUGHT BY LANDLORD AGAINST
GUARANTOR UNDER THIS GUARANTY EXCEPT FOR ANY COMPULSORY COUNTERCLAIMS. GUARANTOR SHALL NOT BE
ENTITLED TO MAKE, AND HEREBY WAIVES, ANY AND ALL DEFENSES AGAINST ANY CLAIM ASSERTED BY LANDLORD OR
IN ANY SUIT OR ACTION INSTITUTED BY LANDLORD TO ENFORCE THIS GUARANTY OR THE LEASE AGREEMENT. IN
ADDITION, GUARANTOR HEREBY WAIVES, BOTH WITH RESPECT TO THE LEASE AGREEMENT AND WITH RESPECT TO
THIS GUARANTY, ANY AND ALL RIGHTS WHICH ARE WAIVED BY TENANT UNDER THE LEASE AGREEMENT, IN THE SAME
MANNER AS IF ALL SUCH WAIVERS WERE FULLY RESTATED HEREIN. THE LIABILITY OF GUARANTOR UNDER THIS
GUARANTY IS PRIMARY AND UNCONDITIONAL.

     5. SUBROGATION. Guarantor shall not be subrogated, and hereby waives and disclaims
any claim or right against Tenant by way of subrogation or otherwise, to any of the rights of
Landlord under the Lease Agreement or otherwise, or in either or both of the Premises and the
Property, which may arise by any of the provisions of this Guaranty or by reason of the performance
by Guarantor of any of its Obligations hereunder until such time as the obligations have been
satisfied. Guarantor shall look solely to Tenant for any recoupment of any payments made or costs
or expenses incurred by Guarantor pursuant to this Guaranty. If any amount shall be paid to
Guarantor on account of such subrogation rights at any time when all of the

 

 

Obligations shall not have been paid and performed in full, Guarantor shall hold such amount
in trust for Landlord and shall pay such amount to Landlord immediately following receipt by
Guarantor, to be applied against the Obligations, whether matured or unmatured, in such order as
Landlord may determine. Guarantor hereby subordinates any liability or indebtedness of Tenant now
or hereafter held by Guarantor to the obligations of Tenant to Landlord under the Lease Agreement.

     6. REPRESENTATIONS AND WARRANTIES OF GUARANTOR. Guarantor represents and warrants
that:

          (a) Guarantor is a Delaware limited liability company; has all requisite power and authority
to enter into and perform its obligations under this Guaranty; and this Guaranty is valid and
binding upon and enforceable against Guarantor without the requirement of further action or
condition.

          (b) The execution, delivery and performance by Guarantor of this Guaranty does not and will
not (i) contravene any applicable Laws or any contractual restriction binding on or affecting
Guarantor or any of its properties, or (ii) result in or require the creation of any lien, security
interest or other charge or encumbrance upon or with respect to any of its properties.

          (c) There is no action, suit or proceeding pending or threatened against or otherwise
affecting Guarantor before any court or other governmental authority or any arbitrator that may
materially adversely affect Guarantor’s ability to perform its obligations under this Guaranty.

          (d) Guarantor’s principal place of business is set forth in the first paragraph of this
Guaranty.

          (e) Tenant is a subsidiary of Guarantor.

          (f) Guarantor’s Net Worth exceeds the Net Worth requirements of Section 38(o) of the Lease.

     7. NOTICES. Any consents, notices, demands, requests, approvals or other
communications given under this Guaranty shall be given as provided in the Lease Agreement, as
follows:

          (a) if to Guarantor at Guarantor’s address set forth on the first page of this Guaranty,
Attention: General Counsel; and

          (b) if to Landlord, at Landlord’s address set forth on the signature page of the Lease
Agreement (with a copy to Landlord’s attorney as also set forth on the signature page to the Lease
Agreement); or to such other addresses as either Landlord or Guarantor may designate by notice
given to the other in accordance with the provisions of this Section.

     8. CONSENT TO JURISDICTION; WAIVER OF IMMUNITIES. The undersigned hereby (a) consents
and submits to the jurisdiction of the courts of the State of Tennessee and the

 

 

federal courts sitting in the State of Tennessee and shall be subject to service of process in
the State of Tennessee with respect to any dispute there arising, directly or indirectly, out of
this Guaranty, (b) waives any objections which the undersigned may have to the laying of venue in
any such suit, action or proceeding in either such court, (c) agrees to join Landlord in any
petition for removal to either such court, and (d) agrees to join Landlord in any petition for
removal to either and such court. The undersigned hereby acknowledges and agrees that Landlord may
obtain personal jurisdiction and perfect service of process by any means now or hereafter permitted
by applicable law. Nothing above shall limit Landlord’s choice of forum for purposes of enforcing
this Guaranty.

     9. MISCELLANEOUS.

          (a) Guarantor further agrees that Landlord may, without notice, assign this Guaranty in whole
or in part to any successor to Landlord’s interest in the Lease Agreement. If Landlord disposes of
its interest in the Lease Agreement, “Landlord”, as used in this Guaranty, shall mean
Landlord’s successors and assigns. This Guaranty may not be assigned by Guarantor.

          (b) Guarantor promises to pay all of Landlord’s expenses, including, without limitation,
reasonable attorneys’ fees and costs, incurred by Landlord in enforcing the terms and conditions of
either or both of the Lease Agreement and this Guaranty.

          (c) Guarantor shall, from time to time within ten (10) days after receipt of Landlord’s
request, execute, acknowledge and deliver to Landlord a statement certifying that this Guaranty is
unmodified and in full force and effect (or if there have been modifications, that the same is in
full force and effect as modified and stating such modifications). Such certificate may be relied
upon by any prospective purchaser, lessor or lender of all or a portion of the Premises and/or
Property.

          (d) If any portion of this Guaranty shall be deemed invalid, unenforceable or illegal for any
reason, such invalidity, unenforceability or illegality shall not affect the balance of this
Guaranty, which shall remain in full force and effect to the maximum permitted extent.

          (e) The provisions, covenants and guaranties of this Guaranty shall be binding upon Guarantor
and its heirs, successors, legal representatives and assigns, and shall inure to the benefit of
Landlord and its successors and assigns, and shall not be deemed waived or modified unless such
waiver or modification is specifically set forth in writing, executed by Landlord or its successors
and assigns, and delivered to Guarantor.

          (f) Whenever the words “include”, “includes”, or “including” are used in this Guaranty, they
shall be deemed to be followed by the words “without limitation”, and, whenever the circumstances
or the context requires, the singular shall be construed as the plural, the masculine shall be
construed as the feminine and/or the neuter and vice versa. This Guaranty shall be interpreted and
enforced without the aid of any canon, custom or rule of law requiring or suggesting construction
against the party drafting or causing the drafting of the provision in question.

          (g) Each of the rights and remedies herein provided are cumulative and not exclusive of any
rights or remedies provided by law or in the Lease Agreement or this Guaranty.

 

 

          (h) The provisions of this Guaranty shall be governed by and interpreted solely in accordance
with the internal laws of the State of Tennessee, without giving effect to the principles of
conflicts of law.

          (i) The execution of this Guaranty prior to execution of the Lease Agreement shall not
invalidate this Guaranty or lessen the Obligations of Guarantor hereunder.

(Remainder of Page Intentionally Left Blank)

 

 

     IN WITNESS WHEREOF, Guarantor has executed this Guaranty as of the day and year first above
written.

	 	 	 	 	 
	GUARANTOR:	 	 
	 
	 	 	 	 
	EMDEON BUSINESS SERVICES, LLC	 	 
	 
	 	 	 	 
	By:
	 	 	 	 
	 

	 	 	 	 
	Name:
	 	 	 	 
	 

	 	 	 	 
	Its:
	 	 	 	 
	 

	 	 	 	 

 

 

EXHIBIT I

FORM OF LETTER OF CREDIT

IRREVOCABLE STANDBY LETTER OF CREDIT

LETTER OF CREDIT NO.:                                         

DATE:                     , 20___

	 	 	 	 	 
	ISSUING BANK:

	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	ADDRESS:
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	FACSIMILE NO.:
	 	 	 	 
	 

	 	 	 	 

EXPIRATION DATE:                     , 20___, AT OUR COUNTERS

	 	 	 	 	 
	AMOUNT:

	 	 	 	US DOLLARS ($                    )
	 

	 	 	 	 
	 
	 	 	 	 
	BENEFICIARY:
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	ADDRESS:
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	FACSIMILE NO.:
	 	 	 	 
	 

	 	 	 	 

WE HEREBY ESTABLISH IN YOUR FAVOR OUR IRREVOCABLE LETTER OF CREDIT NO.                      IN THE AMOUNT
OF                      US DOLLARS ($                    ) FOR THE ACCOUNT OF [TENANT]. DRAW(S) UP TO THE MAXIMUM
AGGREGATE AMOUNT AVAILABLE UNDER THIS LETTER OF CREDIT, ARE PAYABLE BY US WITHIN TWO BUSINESS DAYS
AFTER OUR RECEIPT OF YOUR COMPLIANT DRAW ON OR PRIOR TO OUR CLOSE OF BUSINESS ON THE EXPIRATION
DATE, OF ONE OR MORE DRAW STATEMENTS PURPORTEDLY SIGNED BY YOUR AUTHORIZED OFFICER OR
REPRESENTATIVE OR, IF THIS LETTER OF CREDIT IS TRANSFERRED, BY AN AUTHORIZED OFFICER OR
REPRESENTATIVE OF ANY TRANSFEREE BENEFICIARY. EACH DRAW STATEMENT SHOULD BE ADDRESSED TO US,
REFERENCE THIS LETTER OF CREDIT BY NUMBER, SPECIFY THE AMOUNT OF THE DRAW REQUEST, SET FORTH WIRE
TRANSFER INSTRUCTIONS AND CONTAIN, IN SUBSTANCE, THE FOLLOWING STATEMENT (WITH THE AMOUNT OF THE
DRAW REQUEST AND WIRE TRANSFER INSTRUCTIONS COMPLETED): “BENEFICIARY HEREBY DRAWS ON LETTER OF
CREDIT NO.                      IN THE AMOUNT OF $                    . FUNDS IN RESPECT OF THIS DRAW REQUEST
SHOULD BE WIRE TRANSFERRED TO                      BANK, ROUTING NO.                     , ACCOUNT NO.                     
FOR CREDIT TO THE ACCOUNT OF                                         .” NO FURTHER INFORMATION SHALL BE REQUIRED
ON SUCH DEMAND.

THIS LETTER OF CREDIT SHALL INITIALLY EXPIRE ON                     , 20     . SUCH EXPIRATION DATE SHALL BE
AUTOMATICALLY EXTENDED WITHOUT NOTICE OR AMENDMENT FOR PERIODS OF ONE (1) YEAR, BUT IN NO EVENT
LATER THAN                     , 20___, UNLESS AT LEAST SIXTY (60) DAYS BEFORE ANY EXPIRATION DATE, WE
NOTIFY YOU BY CERTIFIED MAIL OR OVERNIGHT COURIER SERVICE AT YOUR ADDRESS ABOVE (OR ANY OTHER
ADDRESS OF WHICH YOU PROVIDE US NOTICE AT OUR ADDRESS SET FORTH ABOVE), THAT THIS LETTER OF CREDIT
IS NOT EXTENDED BEYOND THE CURRENT EXPIRATION DATE. UPON RECEIPT BY YOU OF SUCH

 

 

NOTIFICATION, YOU MAY DRAW ON THIS LETTER OF CREDIT AS SET FORTH ABOVE, PROVIDED THAT THE AMOUNT OF
YOUR DRAW SHALL NOT EXCEED THE TOTAL AMOUNT AVAILABLE FOR PAYMENT HEREUNDER.

DRAW REQUESTS NEED NOT BE PRESENTED AS ORIGINALS AND MAY BE SUBMITTED IN PERSON, BY COURIER, BY
MAIL OR BY FACSIMILE TO OUR ADDRESS OR FACSIMILE NUMBER STATED (FAX NUMBER TO BE ADDED HERE)
                    . (IF PRESENTED BY FAX IT MUST BE FOLLOWED UP BY A PHONE CALL TO US AT 800-370-7519
TO CONFIRM RECEIPT). THE ORIGINALS TO FOLLOW VIA COURIER.

THIS LETTER OF CREDIT IS TRANSFERABLE IN FULL AND NOT IN PART. ANY TRANSFER MADE HEREUNDER MUST
CONFORM STRICTLY TO THE TERMS HEREOF AND TO THE CONDITIONS OF RULE 6 OF THE INTERNATIONAL STANDBY
PRACTICES (ISP98) FIXED BY THE INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 590.

SHOULD YOU WISH TO EFFECT A TRANSFER UNDER THIS CREDIT, SUCH TRANSFER WILL BE SUBJECT TO THE RETURN
TO US OF THE ORIGINAL CREDIT INSTRUMENT, ACCOMPANIED BY OUR FORM OF TRANSFER, PROPERLY COMPLETED
AND SIGNED BY AN AUTHORIZED SIGNATORY OF YOUR FIRM, BEARING YOUR BANKERS STAMP AND SIGNATURE
AUTHENTICATION AND SUBJECT TO YOUR PAYMENT OF OUR CUSTOMARY TRANSFER CHARGES OF 1/4 OF 1% MINIMUM
$500.00.

THIS LETTER OF CREDIT IS GOVERNED BY THE INTERNATIONAL STANDBY PRACTICES 1998 (ICC PUBLICATION NO.
590), EXCEPT TO THE EXTENT THE SAME WOULD BE INCONSISTENT WITH THE EXPRESS PROVISIONS HEREOF.

	 	 	 	 	 
	 

	 	 	 	 
	 

	 	AUTHORIZED OFFICER
	 	 

 

 

EXHIBIT J

LANDLORD’S LIEN WAIVER, ACCESS AGREEMENT AND CONSENT

          THIS LANDLORD’S LIEN WAIVER, ACCESS AGREEMENT AND CONSENT (the “Agreement”) is made and
entered into as of June ___, 2008 by and between Donelson Corporate Centre, Limited Partnership,
having an office at 2900 Lebanon Road, Suite 200, Nashville, Tennessee 37214 (“Landlord”) and
Citibank, N.A., having an office at 390 Greenwich Street, New York, NY 10013, as administrative
agent and collateral agent, (in such capacity, “Collateral Agent”) for the benefit of the Secured
Parties under the Credit Agreement.

R E C I T A L S:

          A. Landlord is the record title holder and owner of the real property described in Schedule A
attached hereto (the “Real Property”).

          B. Landlord has leased all or a portion of the Real Property (the “Leased Premises”) to Envoy
LLC (“Lessee”) pursuant to a certain lease agreement described on Schedule B (collectively,
and as amended, amended and restated, supplemented or otherwise modified from time to time, the
“Lease”).

          C. Lessee, Emdeon Business Services, LLC (the “Borrower”), and the Collateral Agent, among
others, have, in connection with the execution and delivery of this Agreement, entered into a
credit agreement, dated as of November 16, 2006, (as amended, amended and restated, supplemented or
otherwise modified from time to time, the “Credit Agreement”; capitalized terms used and not
otherwise defined herein shall have the meanings assigned to such terms in the Credit Agreement),
pursuant to which the Lenders made certain loans to Borrower (collectively, the “Loans”).

          D. The Lessee is a subsidiary of Borrower.

          E. The Lessee has, pursuant to the Credit Agreement, among other things, guaranteed the
obligations of the Borrower under the Credit Agreement and the other documents evidencing and
securing the Loan (collectively, the “Loan Documents”).

          F. As security for the payment and performance of Lessee’s Obligations under the Credit
Agreement and the other Loan Documents, Collateral Agent (for its benefit and the benefit of the
Secured Parties) has or will acquire a security interest in and lien upon all of Lessee’s personal
property, inventory, accounts, goods, machinery, equipment, furniture and fixtures (together with
all additions, substitutions, replacements and improvements to, and proceeds of, the foregoing,
collectively, the “Personal Property”).

          G. Collateral Agent has requested that Landlord execute this Agreement in connection with the
making of the Loans under the Credit Agreement.

 

 

A G R E E M E N T:

          NOW, THEREFORE, for and in consideration of the premises and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged. Landlord hereby
represents, warrants and agrees in favor of Collateral Agent, as follows:

          1. Landlord hereby waives and releases unto Collateral Agent (i) any contractual landlord’s
lien and any other landlord’s lien which it may be entitled to at law or in equity against any
Personal Property, (ii) any and all rights granted by or under any present or future laws to levy
or distrain for rent or any other charges which may be due to the Landlord against the Personal
Property and (iii) any and all claims, liens and demands of every kind which it has against the
Personal Property (including, without limitation, any right to include the Personal Property in any
secured financing Landlord may become party to). Landlord acknowledges that the Personal Property
is and will remain personal property and not fixtures even though it may be affixed to or placed on
the Real Property.

          2. Landlord certifies that (i) Landlord is the landlord under the Lease described in
Schedule B attached hereto, (ii) the Lease is in full force and effect and has not been
amended, modified or supplemented except as set forth in Schedule B hereto, (iii) there is
no defense, offset, claim or counterclaim by or in favor of Landlord against Lessee under the Lease
or against the obligations of Landlord under the Lease and (iv) no notice of default has been given
under or in connection with the Lease which has not been cured, and Landlord has no knowledge of
any occurrence of any other default under or in connection with the Lease, (v) Lessee is in
possession of the Leased Premises, (vi) the current monthly base rent under the Lease is $73,119.38
per month, such monthly base rent due under the Lease has been paid through June 2008, and (vii)
additional rent and common area charges are Tenant’s pro rata share of amounts in excess of $4.50
per rentable square foot and have been paid through June 2008.

          3. Landlord agrees that Collateral Agent has the right to remove the Personal Property from
the Leased Premises at any time if no default exists and, after the occurrence of such a default,
during the Standstill Period (as hereinafter defined) provided that Collateral Agent shall repair
any damage arising from such removal. Landlord further agrees that, during the foregoing periods,
Landlord will not (i) remove any of the Personal Property from the Leased Premises or (ii) hinder
Collateral Agent’s actions in removing Personal Property from the Leased Premises or Collateral
Agent’s actions in otherwise enforcing its security interest in the Personal Property. Collateral
Agent shall not be liable for any diminution in value of the Leased Premises caused by the absence
of Personal Property actually removed or by the need to replace the Personal Property after such
removal. Landlord acknowledges that Collateral Agent shall have no obligation to remove the
Personal Property from the Leased Premises.

          4. Landlord acknowledges and agrees that Lessee’s granting of a security interest in the
Personal Property in favor of the Collateral Agent (for its benefit and the benefit of the Secured
Parties) shall not constitute a default under the Lease nor

2

 

permit Landlord to terminate the Lease or re-enter or repossess the Leased Premises or
otherwise be the basis for the exercise of any remedy by Landlord and Landlord hereby expressly
consents to the granting of such security interest.

          5. Notwithstanding anything to the contrary contained in this Agreement or the Lease, in the
event of a default by Lessee under the Lease, Landlord agrees that (i) it shall provide to
Collateral Agent at the address set forth in the introductory paragraph hereof a copy of any notice
of default delivered to Lessee under the Lease and (ii) other than providing a default notice and
exercising its rights to charge Lessee the fees, penalties and interest due under the Lease, it
shall not exercise any of its remedies against Lessee provided in favor of Landlord under the Lease
or at law or in equity until, in the case of a monetary default, the date which is 10 days after
the date the Landlord delivers written notice of such monetary default to Collateral Agent (or 5
days if Lessee has provided the foregoing notice in the prior month or three (3) or more times in
the last twelve (12) months), and in the case of a non-monetary default not involving the threat of
waste or material damage (it being understood that Landlord make take action to protect the Leased
Premises without notice to Collateral Agent if waste or material damage is threatened by the
default), the date which is 60 days after the date the Landlord delivers written notice of such
non-monetary default to Lessee (such 5 or 10-day period for monetary defaults and such 60 day
period for non-monetary defaults, as applicable, being referred to as the “Standstill Period”),
provided, however, if such non-monetary default by its nature cannot reasonably be cured by
Collateral Agent within such 60 day period, the Collateral Agent shall have such additional period
of time as may be reasonably necessary to cure such non-monetary default, so long as Lender
commences such curative measures within such 60 day period and thereafter proceeds diligently to
complete such curative measures. In the event that any such non-monetary default by its nature
cannot reasonably be cured by Collateral Agent, Landlord shall, provided Collateral Agent has
theretofore cured all monetary defaults (if any), upon the request of Collateral Agent enter into a
new lease with Collateral Agent (or its nominee) on the same terms and conditions as the Lease.
Collateral Agent shall have the right, but not the obligation, to cure any default under the Lease
and Landlord shall accept any cure by Collateral Agent or Lessee. If Collateral Agent or Lessee or
any other Person cures any default, then Landlord shall rescind the notice of default.

          6. In the event of a termination, disaffirmance or rejection of the Lease for any reason,
including, without limitation, pursuant to any laws (including any bankruptcy or other insolvency
laws) by Lessee or the termination of the Lease for any reason by Landlord, Landlord will give the
Collateral Agent the right, within sixty (60) days of such event, provided all monetary defaults
under the Lease have been cured, to enter into a new lease of the Leased Premises, in the name of
the Collateral Agent (or a designee to be named by the Collateral Agent at the time), for the
remainder of the term of the Lease and upon all of the terms and conditions thereof, or, if the
Collateral Agent shall elect not to exercise such right (such election to be made by Collateral
Agent at its sole discretion), Landlord will give the Collateral Agent the right to enter upon the
Leased Premises during such sixty (60) day period for the purpose of removing Tenant’s personal
property therefrom.

3

 

          7. Notwithstanding any provision to the contrary contained in the Lease, any acquisition of
Lessee’s interest in the Personal Property by Collateral Agent, its nominee, or the purchaser at
any foreclosure sale conducted by Collateral Agent shall not require Landlord’s consent under, the
Lease.

          8. The terms and provisions of this Agreement shall inure to the benefit of and be binding
upon the successors and assigns of Landlord (including, without limitation, any successor owner of
the Real Property) and Collateral Agent. Landlord will disclose the terms and conditions of this
Agreement to any purchaser or successor to Landlord’s interest in the Leased Premises.
Notwithstanding that the provisions of this Agreement are self-executing, Landlord agrees, upon
request by Collateral Agent, to execute and deliver a written acknowledgment confirming the
provisions of this Agreement in form and substance satisfactory to Collateral Agent.

          9. All notices to any party hereto under this Agreement shall be in writing and sent to such
party at its respective address set forth above (or at such other address as shall be designated by
such party in a written notice to the other party complying as to delivery with the terms of this
Section 9) by certified mail, postage prepaid, return receipt requested or by overnight delivery
service.

          10. The provisions of this Agreement shall continue in effect until Landlord shall have
received Collateral Agent’s written certification that the Loans have been paid in full and all of
Borrower’s other Obligations under the Credit Agreement and the other Loan Documents have been
satisfied.

          11. THE INTERPRETATION, VALIDITY AND ENFORCEMENT OF THIS AGREEMENT SHALL BE GOVERNED BY AND
CONSTRUED UNDER THE LAWS OF THE STATE OF NEW YORK, WITHOUT GIVING EFFECT TO THE CONFLICTS OF LAWS
PRINCIPLES THEREOF.

          12. Landlord agrees to execute, acknowledge and deliver such further instruments as Collateral
Agent may request to allow for the proper recording of this Agreement (including, without
limitation, a revised landlord’s waiver in form and substance sufficient for recording) or to
otherwise accomplish the purposes of this Agreement.

          13. Landlord agrees that, so long as the Loans and Lessee’s Obligations under the Credit
Agreement remain outstanding and Collateral Agent retains an interest in the Personal Property, no
modification, alteration or amendment shall be made to the Lease without the prior written consent
of Collateral Agent if such modification, alteration or amendment could have a material adverse
effect on the value or use of the Leased Premises or Lessee’s obligations or rights under the
Lease.

(Remainder of Page Intentionally Left Blank)

4

 

          IN WITNESS WHEREOF, Landlord and Collateral Agent have caused this Agreement to be duly
executed and delivered by their duly authorized officers as of the date first above written.

	 	 	 	 	 	 	 
	 	 	Donelson Corporate Centre, L.P.,

as Landlord	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	JS Development, LLC, its general partner	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Floyd Shechter, Chief Manager	 	 
	 
	 	 	 	 	 	 
	 	 	Citibank, N.A.,

as Administrative Agent and Collateral Agent	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	Title:	 	 

5

 

	 	 	 	 	 	 	 
	State of                     

	 	 	)	 	 	 
	 

	 	 	)	 	 	ss:
	County of                     

	 	 	)	 	 	 

          On the ___ day of                      in the year ___ before me personally came                        
                   
                  
to me known, who being by me duly sworn, did depose and say that he/she resides in
                 
                
                  
                  
             (include the street address if in a city); that
he/she is the                
                 
         of          
                  
              (name of corporation), the
corporation described in and which executed the above instrument; and that he/she signed his/her
name thereto by authority of the board of directors of said corporation.

	 	 	 	 	 
	 

	 	 

Notary Public
	 	 

	 	 	 
	My Commission Expires:
	 	 
	 
	 	 
	 

	 	 

 

 

	 	 	 	 	 	 	 
	State of                     

	 	 	)	 	 	 
	 

	 	 	)	 	 	ss:
	County of                     

	 	 	)	 	 	 

          On the ___ day of    
                  in the year ___before me personally came       
                 
            
      
                   
to me known to be the individual who executed the foregoing instrument, and who, being by me duly
sworn by me, did depose and say that he/she is(the)(a)(member)(manager) of        
                  
               ,
a                    
                   
   Limited Liability Company, and that he/she executed the same as the act
and deed of the Limited Liability Company.

	 	 	 	 	 
	 

	 	 

Notary Public
	 	 

	 	 	 
	My Commission Expires:
	 	 
	 
	 	 
	 

	 	 

2

 

Schedule A

Description of Real Property

BEING a certain tract of land located along the east side of Lebanon Pike in the Fourteenth Council
manic District of Nashville, Davidson County, Tennessee, and being more particularly described by
metes and bounds as follows:

BEGINNING at a concrete monument (old), said monument being the southwest comer of the herein
described tract, a comer to the State of Tennessee Law Enforcement Academy as evidenced in Book
1713, page 90, Register’s Office for Davidson County, Tennessee, and in the east right of way of
Lebanon Pike;

THENCE with the east right of way of Lebanon Pike for the next 7 calls: (1) North 21 degrees 16
minutes 10 seconds East, 414.90 feet to a concrete monument (old); (2) North 22 degrees 16 minutes
10 seconds East 520.26 feet to an iron pin; (3) North 23 degrees 54 minutes 30 seconds East, 332.34
feet to an iron pin (old); (4) North 34 degrees 02 minutes 40 seconds East, 107.91 feet to a
concrete monument (old); (5) North 61 degrees 02 minutes 50 seconds West, 4.72 feet to a concrete
monument (old); (6) North 37 degrees 28 minutes 40 seconds East, 231.14 feet to a concrete monument
(old); (7) North 48 degrees 27 minutes 00 seconds East, 338.87 feet to an iron pin (old), said pin
being a corner to Trinet Trust as evidenced in Book 7379, page 10, said Register’s Office;

THENCE with the line of Trinet for the next 7 calls: (1) South 68 degrees 01 minutes 00 seconds
East, 372.55 feet to an iron pin (old); (2) South 21 degrees 56 minutes 20 seconds West, 526.90
feet to a concrete monument (old); (3) South 67 degrees 53 minutes 50 seconds East, 60.00 feet to
an iron pin (old); (4) South 22 degrees 06 minutes 10 seconds West, 400.3 feet to an iron pin
(old); (5) North 67 degrees 53 minutes 50 seconds West, 60.00 feet to a concrete monument (old);
(6) South 22 degrees 06 minutes 10 seconds West, 200.01 feet to an iron pin (old); (7) South 34
degrees 33 minutes 40 seconds West, 736.78 feet to an iron pin (old), said pin being the line of
aforementioned State of Tennessee Law Enforcement Academy;

THENCE with the line of the Academy for the next 2 calls: (1) North 83 degrees 45 minutes 40
seconds West, 199.93 feet to an iron pin (old); and (2) North 67 degrees 50 minutes 00 seconds
West, 258.07 feet to the point of beginning and containing 24.15 acres, more or less.

INCLUDED IN THE ABOVE DESCRIPTION, BUT SPECIFICALLY EXCLUDED THEREFROM is the property conveyed to
Nashville Educare as evidenced in Book 5287, page 175, said Register’s Office, and shown as Lot 1
on the Plat of Donelson Hospital, of record in Book 4885, page 153, said Register’s Office.

BEING the same property conveyed to Donelson Corporate Centre, Limited Partnership, by Deed of
Record in Book 10938, page 694, said Register’s Office.

	 	 	 
	Common Address:

	 	3055 Lebanon Road, Nashville, Tennessee

 

 

Schedule B

Description of Leases

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	Location/
	 	 	 	 	 	 	 	 	Property
	Lessor	 	Lessee	 	Dated	 	Modification	 	Address
	Donelson Corporate 

Centre, Limited 

Partnership

	 	Envoy Corporation
	 	June 26, 2000
	 	Amended on
September 29, 2000
	 	55,710 rentable
square feet (18,011
in Building One;
and 37,699 sq. ft
in Building Three)
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	Building One and
Three are located
on real property
described on
Exhibit A
	 
	 	 	 	 	 	 	 	 
	***Donelson 

Corporate Centre, 

Limited Partnership

	 	Envoy, LLC, as
successor in
interest to Envoy
Corporation
	 	June ___, 2008
	 	 	 	164,116 rentable
square feet (41,893
in building One;
122,223 sq. ft. in
Building Three)
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	Building One and
Three are located
on real property
described on
Exhibit A

 

			
	***	 	Note that upon satisfaction of the closing conditions, this Lease shall amend and restate the
lease between Donelson Corporate Centre, Limited Partnership and Envoy Corporation, dated June 26,
2000, and amended on September 29, 2000.EX-10.21

Exhibit
10.21

EXECUTION COPY

 

 

AGREEMENT OF LEASE

 

LEVEL 3 COMMUNICATIONS, LLC

LANDLORD

AND

ENVOY CORPORATION

TENANT

 

	 	 	 
	PREMISES:

	 	APPROXIMATELY 20,077 SQUARE FEET OF

DATA CENTER SPACE AND 13,114 SQUARE

FEET OF UNIMPROVED SPACE

3993 CROWFARN DRIVE

MEMPHIS, TENNESSEE
	 
	 	 
	DATED:

	 	as of June 26, 2006

 

 

 

     AGREEMENT OF LEASE, (as the same may be amended or modified, this “Lease”) dated as of June
26, 2006, between LEVEL 3 COMMUNICATIONS, LLC, a Delaware limited liability company with an address
at 1025 Eldorado Boulevard, Broomfield, Colorado 80021 (“Landlord”), and Envoy Corporation, a
Delaware corporation with an office at c/o WebMD Corporation, 669 River Drive, Elmwood Park, NJ
07407 (“Tenant”).

W I T N E S S E T H:

     The parties hereto, for themselves, their legal representatives, successors and assigns,
covenant and agree as follows.

ARTICLE 1

DEFINITIONS; INTERPRETATION

     Section 1.1 For all purposes of this Lease, the following terms shall have the following
meanings:

	 	 	 
	Additional Rent:

	 	Any and all sums, other than Fixed Rent, payable by Tenant to
Landlord under this Lease.
	 
	 	 
	Affiliate:

	 	With respect to any Person, any other Person that, directly or
indirectly, through one or more intermediaries, Controls, is
Controlled by, or is under common Control with, such first
Person.
	 
	 	 
	Alterations:

	 	Alterations, installations, improvements, additions or other
physical changes (other than decorations, movable fixtures and
equipment) in or about the Premises or elsewhere in the Building.
	 
	 	 
	Base Rate:

	 	The annual rate of interest publicly announced from time to time
by Citibank, N.A., New York, New York (or any successor thereto)
as its “base rate”, or such other term as may be used by
Citibank, N.A. from time to time for the rate presently referred
to as its base rate.
	 
	 	 
	Building:

	 	All the buildings, equipment, parking facilities and other
improvements and appurtenances of every kind and description now
located or hereafter erected, constructed or placed upon the land
and any and all alterations, renewals, replacements, additions
and substitutions thereto, presently known by the address of 3993
Crowfarn Drive, Memphis, Tennessee.
	 
	 	 
	Building Systems:

	 	The mechanical, electrical, heating, ventilating, air
conditioning, elevator, plumbing, sanitary, life-safety, fire
sprinkler and other service systems of the Building, but shall
not include the Premises Equipment or systems installed in the
Premises or elsewhere in the Building by Tenant.

2

 

	 	 	 
	Business Days:

	 	All days, excluding Saturdays, Sundays, and all days observed by
either the State of Tennessee, the United States of America or by
the labor unions servicing the Building as legal holidays.
	 
	 	 
	Commencement Date:

	 	The Delivery Date.
	 
	 	 
	Control:

	 	As to any Entity: (a) the ownership, directly or indirectly, of
more than fifty percent (50%) of the Ownership Interests of such
entity, and (b) the possession, directly or indirectly, of the
power to direct or cause the direction of the management and
policies of such Entity, whether through the ownership of
Ownership Interests, by statute, or by contract.
	 
	 	 
	Default Rate:

	 	The lesser of (i) a rate per annum equal to four (4) percentage
points above the Base Rate, or (ii) the maximum rate of interest
permitted under applicable Laws.
	 
	 	 
	Delivery Date:

	 	The date Landlord delivers possession of the Premises to Tenant
and Tenant receives a Certificate of Occupancy permitting Envoy
Corporation to use the Premises if required by Law; provided that
if Tenant is unable to obtain such Certificate of Occupancy
within ninety (90) days after the execution and delivery of this
Lease, Tenant may terminate this Lease by giving notice to
Landlord of such termination within such ninety (90) day period.
If Tenant fails to provide such notice within such ninety (90)
period, Tenant shall be deemed to have waived such right to
terminate this Lease by reason of such inability to obtain a
Certificate of Occupancy and this Lease shall continue in full
force and effect without such condition.
	 
	 	 
	Entity:

	 	A corporation, limited liability company, limited partnership,
limited liability partnership, general partnership, business
trust, foundation, or any other legal entity in which legal or
equitable ownership interests may be owned and transferred.
	 
	 	 
	Environmental Laws:

	 	All Laws now or hereafter in effect relating to the environment,
health, safety or Hazardous Materials.
	 
	 	 
	Expiration Date:

	 	The last day of the month in which the tenth (10th) anniversary
of the Rent Commencement Date occurs.
	 
	 	 
	Fixed Rent:

	 	Defined in Section 2.1.
	 
	 	 
	Governmental 

Authority:

	 	Any of the United States of America, the State of Tennessee, the
City of Memphis, any political subdivision thereof and any
agency, department, commission, board, bureau, owners association
or instrumentality of any of the foregoing, now existing or
hereafter created, having jurisdiction over the Real Property or
any portion thereof or the vaults, curbs, sidewalks, streets and
areas adjacent thereto.

3

 

	 	 	 
	Hazardous Materials:

	 	Any substances, materials or wastes regulated by any Governmental
Authority or deemed or defined as a “hazardous substance”,
“hazardous material”, “toxic substance”, “toxic pollutant”,
“contaminant”, “pollutant”, “solid waste”, “hazardous waste” or
words of similar import under applicable Laws, including oil and
petroleum products, natural or synthetic gas, polychlorinated
biphenyls, mold, asbestos in any form, urea formaldehyde, radon
gas, or the emission of non-ionizing radiation, microwave
radiation or electromagnetic fields at levels in excess of those
(if any) specified by any Governmental Authority as being safe
for exposure to persons or which may cause a health hazard or
danger to property, or the emission of any form of ionizing
radiation.
	 
	 	 
	HVAC:

	 	Heat, ventilation and air-conditioning.
	 
	 	 
	Initial Alterations:

	 	Defined in Section 5.3.
	 
	 	 
	Landlord’s Broker:

	 	Commercial Advisors, LLC
	 
	 	 
	Landlord’s Work:

	 	Defined in Section 5.2.
	 
	 	 
	Laws:

	 	All present and future laws, rules, orders, ordinances,
regulations, statutes, requirements, codes, executive orders,
rules of common law, and any judicial interpretations thereof,
extraordinary as well as ordinary, of all Governmental
Authorities, including the Americans with Disabilities Act (42
U.S.C. §12,101 et seq.) and any law of like import, and all
rules, regulations and government orders with respect thereto,
and of any applicable fire rating bureau, or other body
exercising similar functions, of general applicability or
affecting the Real Property or the maintenance, use or occupation
thereof, or any street or sidewalk comprising a part of or in
front thereof or any vault in or under the Building.
	 
	 	 
	Mortgage:

	 	Any mortgage, trust indenture, credit agreement or the like which
may now or hereafter affect the Real Property, Building, Premises
Equipment or any Superior Lease and the leasehold interest
created thereby, and all renewals, extensions, supplements,
amendments, modifications, consolidations and replacements
thereof or thereto, substitutions therefor, and advances made
thereunder.
	 
	 	 
	Mortgagee:

	 	Any mortgagee, trustee or other holder of a Mortgage.
	 
	 	 
	Ownership Interests:

	 	As to any Entity, the outstanding voting stock, membership
interests, partnership interests or other legal or equitable
ownership interests of any kind, however characterized, in such
Entity.
	 
	 	 
	Permitted Alterations:

	 	Defined in Section 4.1.

4

 

	 	 	 
	Permitted Use:

	 	The use of the Premises by Tenant for communications purposes and
facilities, including the installation, operation, assembly and
maintenance of communication, electronic, optronic, switching and
transmission equipment, including servers, and facilities in
connection with Tenant’s communications business (including
colocation of communications equipment as permitted under Section
14.1(b)) and related communications and information and data,
voice, video and other transmission services, for disaster
recovery, business continuity, call center and/or for executive
and general offices use, and for no other purpose.
	 
	 	 
	Person:

	 	Any Entity, estate, trust, unincorporated association,
tenancy-in-common, or any Governmental Authority.
	 
	 	 
	Plans:

	 	Defined in Section 4.2(b).
	 
	 	 
	Premises:

	 	Collectively, the following rentable areas of the Building: (i)
a portion of the Building containing a total of approximately
20,077 Rentable Square Feet on the 1st floor and as depicted on
Exhibit A-1 (“Data Center Space”), (ii) a portion of the Building
containing approximately 13,114 Rentable Square Feet on the 1st
floor and as depicted on the attached Exhibit A-2 (“Unimproved
Space”), and (iii) the Support Space (see Section 10.6 for
description) as depicted on the attached Exhibit E.
	 
	 	 
	Premises Area:

	 	The Rentable Square Foot area of the Premises, consisting of
approximately 33,191 Rentable Square Feet, as the Premises Area
may be increased or decreased from time to time pursuant to this
Lease.
	 
	 	 
	Premises Equipment:

	 	Defined in Section 3.4.
	 
	 	 
	Real Property:

	 	The Building, together with the plot of land upon which it stands.
	 
	 	 
	Rent:

	 	Collectively, Fixed Rent and Additional Rent.
	 
	 	 
	Rent Commencement 

Date:

	 	The day following the date that is six (6) months after the
Delivery Date for the Premises.
	 
	 	 
	Rentable Square Feet:

	 	The deemed rentable area of the Building or any portion thereof,
computed using the standards set forth by the American National
Standards Institute, Inc. and Building Owners and Managers
Association International which are currently employed by
Landlord with respect to the calculation of the deemed Rentable
Square Foot area of the Building; provided, however, that in no
event shall such deemed Rentable Square Footage constitute or
imply any representation or warranty by Landlord as to the actual
size of any floor or other portion of the Building, including the
Premises. In the event Landlord or 

5

 

	 
	 	 	Tenant measures the Premises
to confirm the size of the Premises according to the standards
set forth in this paragraph the parties agree to execute any
documents or amendments reasonably necessary to evidence any
revision to the Premises size, if any.
	 
	Rules and Regulations:

	 	The rules and regulations attached to this Lease as Exhibit B,
and such additional rules and regulations as Landlord may adopt
from time to time.
	 
	 	 
	Substantial 

Completion:

	 	As to any construction performed by any party in the Premises,
including the Initial Alterations, any other Alterations, or
Landlord’s Work, that such work has been completed substantially
in accordance with (i) the provisions of this Lease applicable
thereto, (ii) the plans and specifications for such work, and
(iii) all applicable Laws, except for minor details of
construction, decoration and mechanical adjustments, if any, the
noncompletion of which does not materially interfere with
Tenant’s use of the Premises, or which, in accordance with good
construction practice, should be completed after the completion
of other work to be performed in the Premises.
	 
	 	 
	Superior Lease:

	 	Any ground or underlying lease of the Real Property or any part
thereof, now existing or hereafter entered into by Landlord, and
all renewals, extensions, supplements, amendments and
modifications thereof.
	 
	 	 
	Superior Lessor:

	 	A lessor under a Superior Lease.
	 
	 	 
	Support Space:

	 	Defined in Section 10.6(a).
	 
	 	 
	Tenant’s Alterations:

	 	All Alterations, including the Initial Alterations, in and to the
Premises and elsewhere in the Building which may be made by or on
behalf of Tenant during the Term.
	 
	 	 
	Tenant’s Broker:

	 	Cushman & Wakefield, Inc.
	 
	 	 
	Tenant Party:

	 	Any of Tenant, any Affiliate of Tenant, any subtenant or any
other occupant of the Premises, or any of their respective direct
or indirect partners, officers, shareholders, directors, members,
trustees, beneficiaries, employees, principals, contractors,
licensees, invitees, servants, agents or representatives.
	 
	 	 
	Tenant’s Property:

	 	Tenant’s fixtures and movable partitions, telephone and other
communications equipment, computer systems, furniture, trade
fixtures, furnishings, and other items of personal property which
are owned by Tenant Party and are removable without material
damage to the Premises or Building.

6

 

	 	 	 
	Term:

	 	The term of this Lease, which shall commence on the Commencement
Date and shall expire on the Expiration Date, as the Term may be
extended pursuant to this Agreement.

     Section 1.2 All of the Exhibits attached to this Lease are incorporated in and made a part of
this Lease, but in the event of any conflict or inconsistency between the provisions of this Lease
and the Exhibits, the provisions of this Lease shall control. As used in this Lease: (a) the
word “or” is not exclusive and the word “including” is not limiting, (b) references to a law
include any rule or regulation issued under the law and any amendment to the law, rule or
regulation, (c) whenever the words “include”, “includes”, or “including” appear, they shall be
deemed to be followed by the words “without limitation”, (d) personal pronouns shall be deemed to
include the other genders and the singular to include the plural, (e) all references to notices to
be given by or to a party shall, unless otherwise expressly stated, be deemed to refer to written
notices, and (f) all Article and Section references shall, unless otherwise expressly stated, be
deemed references to the Articles and Sections of this Lease. Wherever a period of time is stated
in this Lease as commencing or ending on specified dates, such period of time shall be deemed (i)
inclusive of such stated commencement and ending dates, and (ii) to commence at 12:00 A.M. local
time for the Premises on such stated commencement date and to end at 11:59 P.M. local time for the
Premises on such stated ending date. The captions used in this Lease are inserted only as a
matter of convenience and for reference and in no way define, limit or describe the scope of this
Lease nor the intent of any provision hereof.

ARTICLE 2

DEMISE, PREMISES, TERM, RENT, GUARANTY

     Section 2.1 Landlord hereby leases to Tenant, and Tenant hereby hires from Landlord, the
Premises, for the Term to commence on the Commencement Date and to end on the Expiration Date, at
an annual rent (“Fixed Rent”) initially equal to: (i) for Data Center Space, Twenty-One and no/100
Dollars ($21.00) per Rentable Square Foot of the Data Center Space area, plus (ii) for the
Unimproved Space, Five and no/100 Dollars ($5.00) per Rentable Square Foot of the Unimproved Area.
It is expressly understood and agreed by the parties that the initial Fixed Rent for the Data
Center Space area shall be calculated using 20,077 Rentable Square Feet and the Unimproved Space
area shall be calculated using 13,144 Rentable Square Feet subject to revisions as set forth in the
definition of Rentable Square Feet herein. Fixed Rent shall be increased on each anniversary of
the Commencement Date by an amount equal to one and three-quarters percent (1.75%) of the Fixed
Rent then payable, so that increases in Fixed Rent shall be cumulative and compounded at the rate
of one and three-quarters percent (1.75%) per annum over the Term. By way of illustration, Fixed
Rent, on a per Rentable Square Foot basis, rounded to the nearest cent, will increase as follows:
(i) for Data Center Space,

	 	 	 	 	 
	 	 	Fixed Rent per
	Date	 	Rentable Square Foot
	Rent Commencement Date
	 	$	21.00	 
	1st anniversary of the Commencement Date
	 	 	21.37	 
	2nd anniversary of the Commencement Date
	 	 	21.74	 
	3rd anniversary of the Commencement Date
	 	 	22.12	 

7

 

	 	 	 	 	 
	 	 	Fixed Rent per
	Date	 	Rentable Square Foot
	4th anniversary of the Commencement Date
	 	 	22.51	 
	5th anniversary of the Commencement Date
	 	 	22.90	 
	6th anniversary of the Commencement Date
	 	 	23.30	 
	7th anniversary of the Commencement Date
	 	 	23.71	 
	8th anniversary of the Commencement Date
	 	 	24.13	 
	9th anniversary of the Commencement Date
	 	 	24.55	 

And (ii) for Unimproved Space:

	 	 	 	 	 
	 	 	Fixed Rent per
	Date	 	Rentable Square Foot
	Rent Commencement Date
	 	$	5.00	 
	1st anniversary of the Commencement Date
	 	 	5.09	 
	2nd anniversary of the Commencement Date
	 	 	5.18	 
	3rd anniversary of the Commencement Date
	 	 	5.27	 
	4th anniversary of the Commencement Date
	 	 	5.36	 
	5th anniversary of the Commencement Date
	 	 	5.45	 
	6th anniversary of the Commencement Date
	 	 	5.55	 
	7th anniversary of the Commencement Date
	 	 	5.65	 
	8th anniversary of the Commencement Date
	 	 	5.74	 
	9th anniversary of the Commencement Date
	 	 	5.85	 

which Tenant agrees to pay to Landlord, without notice or demand, in lawful money of the United
States, in monthly installments in advance on the first (1st) day of each calendar month during the
Term following the Rent Commencement Date (each such date, a “Payment Date”), at the office of
Landlord or such other place as Landlord may designate, without any set-off, offset, abatement or
deduction whatsoever, except as otherwise expressly set forth herein. Fixed Rent and Additional
Rent shall be payable by check or by wire transfer of immediately available funds.

     Section 2.2 Notwithstanding anything to the contrary contained herein, simultaneously with the
execution and delivery of this Lease, Tenant shall: (i) pay to Landlord the sum of Forty Thousand
Five Hundred Ninety-Eight and 92/100 Dollars ($40,598.92) representing the installment of Fixed
Rent for the Premises for the first (1st) full calendar month of the Term after the Rent
Commencement Date for the Premises and (ii) pay to Landlord the
sum of Two Hundred Ninety-Five Thousand and no/100 Dollars ($295,000.00) representing the
Security Deposit as set forth in Article 30. If the Rent Commencement Date is not the first day of
a month, then on or before such Rent Commencement Date, Tenant shall pay Fixed Rent for the period
from such Rent Commencement Date through the last day of the month in which such Rent Commencement
Date occurs.

8

 

          Section 2.3 Landlord and Tenant intend and agree that this Lease shall be a “modified gross
lease” and that all taxes and operating expenses shall be paid by Landlord, except as otherwise set
forth herein. All expenses directly associated with Tenant’s use and occupancy of the Premises,
including, but not limited to utility service, telephone service, interior maintenance and
environmental maintenance to the Premises (except to the extent caused by the gross negligence of a
Landlord Party) and all associated Alterations, Tenant Property and Premises Equipment shall be
paid solely by Tenant. Rent and all other sums payable hereunder shall be paid by Tenant without
notice, demand, counterclaim, setoff, deduction or defense and without abatement, suspension,
deferment, diminution or reduction, except as otherwise expressly set forth herein.

ARTICLE 3

USE AND OCCUPANCY

          Section 3.1 Tenant shall use and occupy the Premises for the Permitted Use and for no other
purpose. Tenant shall not use or occupy or permit the use or occupancy of any part of the Premises
in any manner not permitted hereunder, or which would adversely affect (a) the functioning of the
Building Systems or Premises Equipment, (b) the use or enjoyment of any part of the Building by any
other tenant or other occupant, or (c) the exterior appearance of the Building.

          Section 3.2 Landlord shall not be subject to any liability for any delay or failure in
delivering possession of the Premises or any portion thereof to Tenant on any specific date, and
the validity of this Lease shall not be impaired under such circumstances, nor shall the same be
construed to extend the term of this Lease, except that Fixed Rent and Additional Rent shall be
abated until possession of the Premises or portion thereof shall be delivered to Tenant.

          Section 3.3 Landlord shall provide Tenant the parking spaces designated on Exhibit F at no
additional charge by Landlord. Further, Landlord agrees that if required to operate Tenant’s
business and reasonable alternatives do not exist, Tenant may convert the grassy area behind the
Building and shown on Exhibit F to additional parking and utilize same, without additional charge
therefor except that Tenant will pay the cost of conversion and maintenance of such area and will,
upon the request of Landlord, convert same back to a grassy area upon the expiration or earlier
termination of this Lease. Landlord hereby grants to Tenant, at no additional charge to Tenant,
the right to use in common with Landlord and any other person claiming by or under Landlord the
existing loading dock in the Building and loading dock gates, doors and related equipment.

          Section 3.4 Landlord agrees to make available or cause to be made available to Tenant without
warranty other than as expressly set forth herein, the use of the equipment, fixtures and conduit
for the Premises only as specifically set forth in Exhibit D (“Premises Equipment”) throughout the
Term or until the earlier expiration of this Lease; provided, however, Tenant agrees, subject to
any right of Tenant to upgrade or replace same, to consistently and routinely throughout the Term
maintain and service the non-structural portions of all such Premises Equipment pursuant to
applicable manufacturer standards and requirements as determined in Landlord’s reasonable
discretion, reasonable wear and tear and casualty damage excepted. Prior to the Commencement Date,
Tenant shall enter into full service maintenance

9

 

contracts covering certain portions of the Premises Equipment (as identified in Exhibit D) and
shall provide Landlord copies of all such contracts pursuant to the provisions in Section 25. In
no event shall Landlord be deemed to have reviewed, approved or otherwise consented to such
maintenance contracts and Tenant agrees that its maintenance obligations as set forth herein shall
not be affected or otherwise changed by such maintenance contracts. Any trade fixtures and Tenant
Property installed by Tenant during the Term shall remain the property of Tenant and may be removed
by Tenant at any time. Landlord agrees that Tenant shall have the right to use the existing
equipment and systems currently located in and/or exclusively servicing the Premises during the
Term of the Lease in accordance with the terms of this Lease.

ARTICLE 4

ALTERATIONS

          Section 4.1 (a) Tenant shall not make any Alterations without Landlord’s prior written
consent in each instance, which consent must be granted or denied in Landlord’s reasonable
discretion; provided, however, that Tenant shall provide Landlord with no less than ten (10)
Business Days’ notice of the making of all Alterations, but no consent of Landlord is needed for
Alterations proposed to be made by Tenant to adapt the Premises for the Permitted Use or at any
other time during the Term of this Lease provided that such Alterations (i) are not Structural
Alterations, (ii) do not adversely affect any part of the Building other than the Premises, the
generator and/or the cooling tower servicing the Premises and (iii) do not adversely affect any
service required to be furnished by Landlord to Tenant or to any other tenant or occupant of the
Building. In addition and notwithstanding anything in this Lease to the contrary, Landlord hereby
agrees that Tenant may perform those Alterations (the “Permitted Alterations”) described on EXHIBIT
G attached hereto, and no further consent of Landlord shall be required for such Permitted
Alterations, except that if any of such Permitted Alterations constitute Structural Alterations,
Landlord shall have the right to approve the plans therefor, as provided herein. For purposes of
this Article 4, “Structural Alterations” means Alterations which affect the structural elements of
the walls, floors, ceiling or columns of the Building or any components of the exterior of the
Building or affect the Building Systems or services in a manner which would adversely affect the
provision of services to other Building tenants.

          (b) Landlord acknowledges and agrees that the following shall not constitute Alterations for
the purposes of this Article 4: (i) installation, relocation, removal or replacement of
communications equipment in the normal course of Tenant’s business which are located wholly within
the Premises, not permanently affixed to the Building, and removable without material damage to the
Premises and the Building, (ii) repairs and replacements to the generator, cooling tower and other
equipment exclusively serving the Premises regardless of where same is located; and (iii) changing
of wall coverings, carpeting or paint, provided that Tenant shall give Landlord prior notice of the
performance of such work in the Premises.

          Section 4.2 (a) Prior to making any Alterations, Tenant shall at its expense (i) if such
Alterations are of the type as to which Plans (as hereinafter defined) are customarily prepared,
submit to Landlord Plans (including designation of construction worker and vehicle access points
and staging areas) therefor and, if for a Structural Alteration, such plans shall be in form
reasonably satisfactory to Landlord and shall be subject to Landlord’s written approval which shall
not be unreasonably withheld or delayed, (ii) if such Alterations require a filing with

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any Governmental Authority or require the consent of such authority, then such Plans shall (A)
be prepared and certified by a registered architect or licensed engineer, and (B) comply with all
Laws to the extent necessary for such governmental filing or consent, (iii) obtain all required
permits, approvals and certificates, (iv) furnish to Landlord certificates of insurance which
evidence worker’s compensation coverage (covering all persons to be employed by Tenant, and all
contractors and subcontractors supplying materials or performing work in connection with such
Alterations), commercial general liability insurance (including property damage coverage),
comprehensive form automobile liability insurance all such aforesaid insurance coverage shall be in
accordance with the limits and other requirements of Article 11 and Builder’s Risk or comparable
coverage (issued on a completed value basis) and which name Landlord and its employees and agents,
any Superior Lessor and any Mortgagee as to which Tenant has been notified as additional insureds,
and (v) furnish to Landlord recordable waivers of liens from all contractors, subcontractors and
materialmen in form and substance acceptable to Landlord. All Tenant Alterations shall be
performed by Tenant at Tenant’s sole cost and expense (A) in a good and workmanlike manner using
materials of good quality, (B) in compliance with all applicable Laws, and (C) in accordance with
the plans and specifications previously approved by Landlord to the extent required. Tenant shall
at its cost and expense obtain all approvals, consents and permits from every Governmental
Authority having or claiming jurisdiction prior to, during and upon completion of any Alterations.
Tenant shall promptly reimburse Landlord, as Additional Rent within thirty (30) days after demand,
for (I) all actual and reasonable out-of-pocket costs and expenses incurred by Landlord in
connection with Landlord’s review of Tenant’s plans and specifications, and (II) all reasonable
actual costs and expenses incurred by Landlord in connection with the provision of Building
personnel during the performance of any Alterations required by trade union policy or required by
Tenant, to facilitate Tenant’s Alterations. The costs and expenses described in the preceding
sentence shall not include the regular salaries and benefits of Landlord’s employees at the
Building, but shall include all overtime and other labor costs incurred by Landlord in connection
with Tenant’s Alterations which would not have been incurred by Landlord but for the performance of
such Alterations.

          (b) To the extent Landlord’s approval is required therefor, Landlord agrees to respond to any
written request for approval of Plans for any Alterations within ten (10) Business Days after
receipt by Landlord of complete and detailed architectural, structural, mechanical and engineering
plans and specifications as required therefor (collectively, the “Plans”). In addition, Landlord
agrees to respond to any resubmission of the Plans within five (5) Business Days after written
resubmission, unless substantial revisions are required to the Plans, in which event Landlord shall
respond to Tenant within a reasonable time thereafter. In the event that Landlord disapproves of
all or any portion of the Plans, Landlord shall notify Tenant of the grounds for such disapproval
with reasonable specificity.

          (c) Without limitation of the provisions of Section 4.2(b), if Landlord’s approval is required
therefor and if requested by Tenant, Landlord will grant conditional approval of preliminary plans,
conceptual design drawings or written descriptions of Alterations proposed to be made by Tenant at
any stage of the design process prior to the submission of final plans and specifications by
Tenant, provided that Landlord shall retain the right to disapprove any such final plans and
specifications if, subsequent to any such preliminary approval, material changes are made in the
type or nature of the Alteration described in the plans, drawings or descriptions previously
approved by Landlord, or additional work, equipment or materials are

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added which had not previously been considered and approved by Landlord in connection with
such Alteration.

          (d) Upon completion of any Alterations, Tenant, at its expense, shall promptly obtain
certificates of final approval of such Alterations as may be required by any Governmental
Authority, and shall furnish Landlord with copies thereof, together with “as-built” plans and
specifications for such Alterations prepared on an Autocad Computer Assisted Drafting and Design
System, Version 12 or later (or such other system or medium as Landlord may accept), in Landlord’s
sole discretion. Landlord will cooperate with Tenant at no cost to Landlord in making any
necessary filings required by reason of Tenant’s Alterations.

          Section 4.3 All Tenant’s Alterations not removed by Tenant shall become the property of
Landlord upon the expiration or sooner termination of this Lease as set forth herein. Upon the
Expiration Date or earlier termination of the Term or any renewal thereof (a) Tenant shall remove
Tenant’s Property from the Premises, and (b) unless Landlord at the time of granting consent to any
Structural Alterations, advises Tenant that certain items of Tenant’s Structural Alterations shall
be removed from the Premises, Tenant shall not be required to remove any of Tenant’s Structural
Alterations from the Premises. Subject to Tenant’s restoration requirements as set forth in this
Lease, Tenant shall not be required to remove any of Tenant’s non-Structural Alterations from the
Premises, Building or land. Tenant shall repair all damage caused by any removal of Tenant’s
Property and Tenant’s Alterations and restore the Premises (as to the specific area affected by
such removal) to the condition which it existed immediately prior to Tenant’s occupancy in a good
and workmanlike manner (reasonable wear and tear and casualty damage excepted). Any of Tenant’s
Structural Alterations (but only as to which items removal is required pursuant to the terms
hereof) and Tenant’s Property not so removed by Tenant at or prior to the Expiration Date or
earlier termination of the Term shall be deemed abandoned and may, at the election of Landlord,
either be retained as Landlord’s property or be removed from the Premises and disposed of by
Landlord (and any damage caused thereby repaired) at Tenant’s cost and without accountability to
Tenant. The provisions of this Section 4.3 shall survive the expiration or earlier termination of
this Lease.

          Section 4.4 If, because of any act or omission of Tenant or any Tenant Party, any mechanic’s
lien, U.C.C. financing statement or other lien, charge or order for the payment of money shall be
filed against Landlord, or against all or any portion of the Premises, the Premises Equipment,
Tenant’s Alterations, the Building or the Real Property (exclusive of Tenant’s Property), Tenant
shall, at its own cost and expense, cause the same to be discharged of record, by bonding or
otherwise, within thirty (30) days after notice of the filing thereof, and Tenant shall indemnify,
defend and save Landlord harmless against and from all costs, expenses, liabilities, suits,
penalties, claims and demands (including reasonable attorneys’ fees and disbursements) resulting
therefrom. Notice is hereby given that Landlord shall not be liable for any work performed or to
be performed at the Real Property or any part thereof for Tenant or any subtenant, or for any
materials furnished or to be furnished at the Real Property or any part thereof for Tenant or any
subtenant upon credit, and that no mechanic’s or other lien for such work or materials shall attach
to or affect the estate or interest of Landlord in and to the Real Property or any part thereof.
Landlord shall have the right to post and keep posted on the Premises any notices which Landlord
may be required to post for the protection of Landlord, the Real Property or any part thereof from
any lien. Neither Tenant nor any Tenant Party shall have

12

 

any power to do any act or make any contract which may create any lien, mortgage or other
encumbrance upon the reversionary or other estate of Landlord or of any interest of Landlord in or
to the Premises or the Real Property. Nothing herein shall permit Tenant or any Tenant Party to do
or cause to be done any work or labor or any materials to be supplied for the account of Landlord,
and all of the same shall be solely for Tenant’s account and at Tenant’s risk and expense except
where Tenant is exercising rights of self help or curing Landlord defaults as otherwise permitted
in this Lease.

          Section 4.5 Tenant shall not, at any time prior to or during the Term, directly or indirectly
employ, or permit the employment of, any contractor, mechanic or laborer in the Premises, whether
in connection with any Alteration or otherwise, if in Landlord’s reasonable judgment such
employment will interfere or cause any conflict with other contractors, mechanics, or laborers
engaged in the construction, maintenance or operation of the Building by Landlord, Tenant or
others, or the use and enjoyment of other tenants or occupants of the Building. However, the
foregoing shall not be deemed to require Tenant to use union contractors unless required under
applicable Laws or if the use of non-union labor would violate the provisions of this Section 4.5.

          Section 4.6 Notwithstanding anything in Section 4.3 or elsewhere in this Lease to the
contrary, upon the expiration or sooner termination of this Lease, Tenant must deliver the
Premises, Premises Equipment and the other equipment therein (other than Tenant’s trade fixtures
and the UPS System equipment that will be disconnected by Tenant) back to Landlord in a condition
of equal or greater quality, condition and utility as same were in on the Commencement Date
reasonable wear and tear and damage for which Tenant is not liable hereunder excepted.

ARTICLE 5

CONDITION OF THE PREMISES AND PREMISES EQUIPMENT

          Section 5.1 Tenant has examined the Premises and Premises Equipment and agrees to accept
possession of the Premises and Premises Equipment in their “AS IS” condition without warranty,
either express or implied, on the Delivery Date, and further agrees that Landlord shall have no
obligation to perform any work, supply any materials, incur any expenses or make any installations
in order to prepare the Premises and Premises Equipment for Tenant’s occupancy. Notwithstanding
anything herein to the contrary, Landlord represents that (x) the Premises will be vacant and free
of rights of others on the Delivery Date, (y) the prior lease of the Premises was validly
terminated and (z) Tenant shall not be required to discharge any liens against the Premises,
Building or Premises Equipment existing as of the Delivery Date and/or created or caused by any
prior tenant or occupant of the Premises or Building (collectively, a “Prior Lien”). Further, if
the holder of any Prior Lien seeks to foreclose on such Prior Lien, or replevy or otherwise remove
any property from within or servicing the Premises, Landlord shall discharge such Prior Lien, but
Landlord shall not be required to remove or discharge such Prior Lien prior to such action by the
holder of a Prior Lien.

          Section 5.2 Landlord shall not perform any work at or with respect to the Premises and
Premises Equipment and shall not have any obligation to perform any such work

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regarding the Premises and Premises Equipment, unless otherwise set forth in this Lease
(“Landlord’s Work”).

          Section 5.3 Landlord acknowledges that Tenant may intend to perform certain Alterations in
order to prepare the Premises for Tenant’s occupancy (collectively, the “Initial Alterations”),
which shall comply with the provisions set forth in Article 4 and all applicable Laws.

ARTICLE 6

REPAIRS; FLOOR LOAD

          Section 6.1 Landlord shall maintain and repair, in a good and workmanlike manner, the
structural elements of the Building, including but not limited to, the roofs, foundations, and
curtain walls thereof, the Building Systems serving the Building up to the point of connection to
the Premises, and shall perform all maintenance and repairs of exterior of the Building, all common
areas, landscaping surrounding the Building and its drives, walks and, except as expressly provided
herein, parking areas and to keep and maintain the parking areas, drives, entrances and sidewalks
clean and free of any unsafe conditions, including, holes, ice and debris. Tenant, at Tenant’s
expense, shall take good care of the Premises, Premises Equipment, Tenant’s Property, Tenant’s
Alterations and the fixtures, systems, equipment and appurtenances therein, and make all
non-structural repairs thereto as and when needed to preserve them in good working order and
condition, except for reasonable wear and tear, obsolescence, damage for which Tenant is not
responsible pursuant to the provisions of Articles 11 and 12 and that for which Landlord is
responsible pursuant to this Lease. Notwithstanding the foregoing, subject to Section 11.3 hereof,
all damage or injury to the Premises, Premises Equipment or to any other part of the Building, or
to its fixtures, equipment and appurtenances, caused by or resulting from or Alterations made by
Tenant or any Tenant Party shall be repaired at Tenant’s expense, (a) by Tenant to the reasonable
satisfaction of Landlord, if the required repairs are non-structural, do not affect any Building
System and may be performed entirely within the Premises or any portion of the Building not
occupied by any other tenant or occupant, or (b) in all other instances, by Landlord. Tenant also
shall repair all damage to the Building, Premises and the Premises Equipment caused by the making
of any Alterations by Tenant or by the moving of Tenant’s Property. All such repairs by Tenant
shall be of good quality materials and workmanship at least equal to the original work or
construction. If Tenant fails after thirty (30) days notice to proceed with due diligence to make
repairs required to be made by Tenant, Landlord may make such repairs at the expense of Tenant, and
Tenant shall pay the costs and expenses thereof incurred by Landlord, with interest at the Default
Rate, as Additional Rent within thirty (30) days after rendition of a bill or statement therefor.

          Section 6.2 Tenant shall not place a load upon any floor of the Premises exceeding the floor
load per square foot which such floor was designed to carry and which is allowed by Laws.

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ARTICLE 7

INTENTIONALLY OMITTED.

ARTICLE 8

LAWS

          Section 8.1 Tenant, at its sole expense, shall comply with all Laws applicable to the use and
occupancy of the Premises by Tenant, and make all non-structural repairs or Alterations required
thereby, whether ordinary or extraordinary, unless otherwise expressly provided herein. Tenant
shall not knowingly do or permit to be done any act or thing upon the Premises which will
invalidate or be in conflict with Landlord’s insurance policies, and shall not knowingly do or
permit anything to be done in or upon the Premises, or use the Premises in a manner, or bring or
keep anything therein, which shall increase the rates for casualty or liability insurance
applicable to the Building. If, as a result of any negligence or willful misconduct by Tenant or
any Tenant Party or by reason of Tenant’s failure to comply with the provisions of this Article 8,
the insurance rates for the Building shall be increased, then Tenant shall desist from doing or
permitting to be done any such act or thing and shall reimburse Landlord, as Additional Rent
hereunder, for that part of all insurance premiums thereafter paid by Landlord which shall have
been charged because of such aforesaid act, omission or failure by Tenant, and shall make such
reimbursement within thirty (30) days after demand by Landlord. Notwithstanding the foregoing, if
insurance rates rise by reason of Tenant’s specific and unique use of the Premises for the
Permitted Use (other than general office use, as a data center or disaster recovery center), Tenant
shall pay such increase in insurance rates, but shall not be required to desist from such use.

          Section 8.2 (a) If required under applicable Laws, Tenant, at its sole cost and expense,
shall obtain an amended certificate of occupancy for the Premises upon completion of Tenant’s
initial buildout of the Premises, and shall obtain all other permits, licenses and approvals
pertaining to Tenant’s buildout, use and occupancy of the Premises from all appropriate
Governmental Authorities required for the lawful conduct of the Permitted Uses in the Premises
(collectively, the “Permits”), and shall provide copies of such amended certificate of occupancy
and each Permit to Landlord promptly after issuance by the appropriate Governmental Authority.
Tenant shall at all times maintain and comply with the terms and conditions of all Permits, and
Tenant acknowledges that Landlord has made no representations or warranties in connection
therewith, and that the inability of Tenant to obtain any Permit required under applicable Laws or
desired by Tenant shall have no effect on the continued validity and enforceability of this Lease
or of Tenant’s rights and obligations hereunder. Landlord agrees to cooperate with Tenant in all
reasonable respects in connection with the obtaining of the Permits, provided that Landlord shall
not be obligated to incur any cost or expense, including attorneys’ fees and disbursements, or
suffer or incur any liability, in connection therewith. Notwithstanding the foregoing, if Tenant
is unable to use the Premises for any of the Permitted Uses by reason of any restriction of
applicable Laws, Tenant may, upon notice to Landlord, terminate this Lease within ninety (90) days
after the full execution of this Lease and delivery of same to Tenant in which event, Landlord
shall return to Tenant all amounts paid or deposited hereunder.

          (b) Tenant will (i) keep the Permits in full force and effect, (ii) pay all fees and charges
imposed by any Governmental Authority in connection with the Permits, (iii)

15

 

comply with all of the terms and conditions imposed in connection with or as a condition of
the issuance of any of the Permits, and (iv) make the Permits available for inspection by Landlord
upon request. Tenant will keep on file and make available to Landlord for inspection all reports
or communications from all Governmental Authorities with respect to the Premises.

          (c) Tenant shall not at any time use or occupy the Premises in violation of the certificate of
occupancy at such time issued for the Premises or for the Building, and in the event that any
Governmental Authority shall contend or declare by notice, violation, order or in any other manner
whatsoever that the Premises are being used in violation of such certificate of occupancy, Tenant
shall, upon notice from Landlord or any Governmental Authority, immediately discontinue such use of
the Premises. Failure by Tenant to discontinue such use after such notice shall constitute an
Event of Default under this Lease.

          Section 8.3 Tenant, at its expense, shall comply with all Environmental Laws and with any
directive of any Governmental Authority which shall impose any violation, order or duty upon
Landlord or Tenant under any Environmental Laws with respect to the Premises or the use or
occupation thereof. Tenant’s obligations hereunder with respect to Hazardous Materials shall
extend only to those matters directly or indirectly based on, or arising or resulting from (a) the
actual or alleged presence of Hazardous Materials on the Premises or in the Building which is
caused or actively permitted by Tenant, and (b) any Environmental Claim (defined below) relating in
any way to Tenant’s operation or use of the Premises or the Building.

          Section 8.4 Tenant shall provide Landlord with copies of all communications and related
materials regarding the Premises which Tenant shall receive from or send to (a) any Governmental
Authority relating in any way to any Environmental Laws, or (b) any Person with respect to any
claim based upon any Environmental Laws or relating in any way to Hazardous Materials (any such
claim, an “Environmental Claim”). Landlord or its agents may perform an environmental inspection
of the Premises at any time during the Term, upon prior notice to Tenant except in an emergency.

          Section 8.5 Notwithstanding the foregoing, Landlord represents and warrants to Tenant that, to
the best knowledge of Landlord, the Building, Land and Premises do not contain any Hazardous
Materials in violation of any applicable Laws. Further, if any Hazardous Materials are found to
exist in the Premises that have not been introduced to the Premises by Tenant and which are
required to be removed or otherwise abated pursuant to applicable Laws, Tenant will notify Landlord
in writing thereof and, if Landlord has not commenced the removal and/or abatement within sixty
(60) days after such notice, and is not thereafter diligently causing the removal and/or abatement
of same, Tenant may, in compliance with all applicable Laws, remove or abate same, and Tenant may
offset the costs thereof against the Rent otherwise payable hereunder until Tenant has been repaid
in full therefor.

          Section 8.6 Tenant may, at its expense (and if necessary, in the name of but without expense
to Landlord) contest, by appropriate proceedings prosecuted diligently and in good faith, the
validity, or applicability to the Premises, of any Environmental Laws, and Landlord shall cooperate
with Tenant in such proceedings, provided that:

16

 

          (a) Landlord shall not, in Landlord’s reasonable judgment, be subject to criminal penalty or
to prosecution for a crime nor shall the Premises or any part thereof be subject to being condemned
or vacated, by reason of non-compliance or otherwise by reason of such contest:

          (b) Tenant shall defend, indemnify and hold harmless Landlord against all liability, loss or
damage which Landlord shall suffer by reason of such non-compliance or contest, including
reasonable attorney’s fees and other expenses reasonably incurred by Landlord;

          (c) Tenant shall keep Landlord advised as to the status of such proceedings.

ARTICLE 9

SUBORDINATION AND NON-DISTURBANCE; ESTOPPEL CERTIFICATES

          Section 9.1 Subject to the provisions of Section 9.4, this Lease and all rights of Tenant
hereunder, are and shall be subject and subordinate in all respects to all Mortgages and Superior
Leases. This Section 9.1 shall be self-operative and no further instrument of subordination shall
be required. In confirmation of such subordination, Tenant shall promptly execute and deliver any
reasonable instrument that Landlord or any Superior Lessor or Mortgagee may reasonably request to
evidence such subordination.

          Section 9.2 In the event of any act or omission of Landlord which would give Tenant the right,
immediately or after lapse of a period of time, to cancel or terminate this Lease, or to claim a
partial or total eviction, Tenant shall not exercise such right (a) until it has given written
notice of such act or omission to each Mortgagee and Superior Lessor whose name and address shall
previously have been furnished to Tenant by notice or pursuant to a Non-Disturbance Agreement that
requires such notice to be so given, and (b) unless such act or omission shall be one which is not
capable of being remedied by Landlord or such Mortgagee or Superior Lessor within a reasonable
period of time or in the event of emergent circumstances, until a reasonable period for remedying
such act or omission shall have elapsed following the giving of such notice and following the time
when such Mortgagee or Superior Lessor shall have become entitled under such Mortgage or Superior
Lease, as the case may be, to remedy the same (which reasonable period shall in no event be less
than the period to which Landlord would be entitled under this Lease or otherwise, after similar
notice, to effect such remedy), provided such Mortgagee or Superior Lessor shall with due diligence
give Tenant written notice of its intention to remedy such act or omission, and such Mortgagee or
Superior Lessor shall commence and thereafter continue with reasonable diligence to remedy such act
or omission. If more than one Mortgagee or Superior Lessor shall become entitled to any additional
cure period under this Section 9.2, such cure periods shall run concurrently, not consecutively.

          Section 9.3 If a Mortgagee or Superior Lessor or any designee or nominee thereof shall succeed
to the rights of Landlord under this Lease, whether through possession or foreclosure action or
delivery of a new lease or deed, then at the request of such party so succeeding to Landlord’s
rights (“Successor Landlord”) and upon Successor Landlord’s written agreement to accept Tenant’s
attornment, Tenant shall attorn to and recognize Successor Landlord as Tenant’s landlord under this
Lease, and shall promptly execute and deliver any

17

 

instrument that Successor Landlord may reasonably request to evidence such attornment,
provided that same does not increase Tenant’s obligations hereunder or diminish its rights
hereunder; and provided further that Tenant is provided with a Non-Disturbance Agreement. Upon
such attornment this Lease shall continue in full force and effect as, or as if it were, a direct
lease between Successor Landlord and Tenant upon all of the terms, conditions and covenants as are
set forth in this Lease and shall be applicable after such attornment.

          Section 9.4 Notwithstanding the foregoing provisions of this Article 9, as a condition to
Tenant’s agreement hereunder to subordinate Tenant’s interest in this Lease to any Mortgages or
Superior Leases, Landlord shall obtain from each Mortgagee and Superior Lessor an agreement, in
recordable form and in form reasonably satisfactory to Tenant from such Mortgagee or Superior
Lessor, pursuant to which such Mortgagee or Superior Lessor shall agree that if and so long as no
Event of Default hereunder shall have occurred and be continuing, the leasehold estate granted to
Tenant and the rights of Tenant pursuant to this Lease to quiet and peaceful possession of the
Premises and the Premises Equipment shall not be terminated, modified, affected or disturbed by any
action which such Mortgagee or Superior Lessor may take to foreclose any such Mortgage or Superior
Lease, and that any successor landlord shall recognize this Lease as being in full force and effect
as if it were a direct lease between such successor landlord and Tenant upon all of the terms,
covenants, conditions and options granted to Tenant under this Lease, except as otherwise provided
in Section 9.3 (any such agreement, a “Non-Disturbance Agreement”). Further, if Landlord places a
blanket non-mortgage lien on its assets, including any portion of the Premises or Premises
Equipment, Landlord shall use commercially reasonable efforts to obtain from the holder of such
lien, a Non-Disturbance Agreement such that Tenant may continue to use such property covered by
such blanket lien and constituting part of the Premises or Premises Equipment as if same were a
direct lease between Tenant and the holder of such lien in accordance with the provisions of
Section 9.3 and this Section 9.4 and as if such holder was a Successor Landlord. Tenant agrees to
execute, acknowledge and deliver to Landlord any Non-Disturbance Agreement in form satisfactory to
Tenant promptly after delivery by Landlord or any Mortgagee or Superior Lessor. Landlord
represents and warrants to Tenant that there is no Mortgage or Superior Lease on or affecting the
Building as of the execution of this Lease and there will not exist a Mortgage or Superior Lease on
or affecting the Building as of the Delivery Date.

          Section 9.5 Each party agrees, at any time and from time to time, as requested by the other
party, upon not less than fifteen (15) Business Days’ notice, to execute and deliver to the other a
written statement executed and acknowledged by such party (a) stating that this Lease is then in
full force and effect and has not been modified (or if modified, setting forth all modifications),
(b) setting forth the then annual Fixed Rent, (c) setting forth the date to which the Fixed Rent
and Additional Rent have been paid, (d) stating whether or not, to the best knowledge of the
signatory, the other party is in default under this Lease, and if so, setting forth the specific
nature of all such defaults, (e) stating the amount of the security deposit, if any, held by
Landlord, (f) stating whether there are any subleases affecting the Premises, (g) stating the
address of the signatory to which all notices and communications under the Lease shall be sent, the
Rent Commencement Date and the Expiration Date, and (i) as to any other matters reasonably
requested by the party requesting such certificate. The parties acknowledge that any statement
delivered pursuant to this Section 9.5 may be relied upon by others with whom the party requesting
such certificate may be dealing, including any purchaser or owner of the Real

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Property or the Building, or of Landlord’s interest in the Real Property or the Building or
any Superior Lease, or by any Mortgagee or Superior Lessor.

ARTICLE 10

SERVICES.

          Section 10.1 ELECTRICITY. (a) Tenant shall be solely responsible, at Tenant’s cost and
expense, for the installation of all required electrical switches and all risers, feeders,
transformers and other electrical facilities and equipment required in order to deliver electricity
(“Electrical Capacity”) to the Premises and to distribute it therein. All such installations shall
comply with Article 4 herein. The Electrical Capacity shall be provided directly to Tenant by the
public utility or other electricity provider furnishing electricity service to the Building from
time to time (the “Electricity Provider”), and Tenant shall be solely responsible for the payment
of all utility bills and charges in connection therewith, including all sales and other taxes and
surcharges.

          (b) Tenant agrees that the usage of electric power in the Premises will not (i) exceed the
capacity of the electrical systems serving the Premises, or (ii) adversely affect the quality of
the electrical power in the Building (for example, through the creation of harmonics, backflow,
backfeed or similar conditions), and upon notice from Landlord, Tenant will promptly cease any
electrical usage in the Premises that exceeds such capacity or gives rise to any such condition.
Except to the extent caused by Landlord’s gross negligence or intentional wrongdoing, Landlord
shall not in any way be liable or responsible to Tenant for any loss, damage or expense which
Tenant may sustain or incur as a result of the unavailability of or interruption in the supply of
electric current to the Premises or a change in the quantity or character or nature of such current
and such change, interruption or unavailability shall not constitute an actual or constructive
eviction, in whole or in part, or entitle Tenant to any abatement or diminution of rent, or relieve
Tenant from any of its obligations under this Lease, or impose any liability upon Landlord or its
agents, by reason of inconvenience or annoyance to Tenant, or injury to or interruption of Tenant’s
business, or otherwise.

          Section 10.2 HEAT, VENTILATION AND AIR-CONDITIONING. Landlord shall have no obligation to
provide heat, ventilation, air-conditioning, or other services to the Premises unless otherwise
specifically set forth in this Lease.

          Section 10.3 CLEANING AND RUBBISH REMOVAL. Tenant shall, at Tenant’s sole cost, provide
cleaning services at and for the Premises.

          Section 10.4 WATER. Landlord shall have no obligation to provide any water or other services
to the Premises unless otherwise specifically set forth in this Lease.

          Section 10.5 NO WARRANTY OF LANDLORD. Landlord does not warrant that any of the services to
be provided by Landlord to Tenant hereunder, or any other services which Landlord may supply to the
Building or Premises (a) will be adequate for Tenant’s particular purposes or as to any other
particular need of Tenant or (b) will be free from interruption, and Tenant acknowledges that any
one or more such services may be interrupted or suspended by reason of Unavoidable Delays. In
addition, Landlord reserves the right to stop,

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interrupt or reduce service of the Building Systems by reason of Unavoidable Delays, or upon
notice to Tenant and scheduling with Tenant for repairs, additions, alterations, replacements or
improvements which are, in the judgment of Landlord, necessary to be made, until said repairs,
alterations, replacements or improvements shall have been completed. Any such interruption or
discontinuance of service, or the exercise of such right by Landlord to suspend or interrupt such
service shall not (i) constitute an actual or constructive eviction, or disturbance of Tenant’s use
and possession of the Premises, in whole or in part, (ii) entitle Tenant to any compensation or to
any abatement or diminution of Fixed Rent or Additional Rent (except as provided below), (iii)
relieve Tenant from any of its obligations under this Lease, or (iv) impose any responsibility or
liability upon Landlord or its agents by reason of inconvenience or annoyance to Tenant, or injury
to or interruption of Tenant’s business, or otherwise except to the extent caused by Landlord’s
gross negligence or intentional wrongdoing. Landlord shall give Tenant prior notice of such
repairs, alterations, additions, replacements or improvements and will (unless an emergency)
coordinate same with Tenant; provided, however, that the failure to give such notice shall not
impose any liability on Landlord. Landlord shall use reasonable efforts to minimize interference
with Tenant’s access to and use and occupancy of the Premises in making any repairs, alterations,
additions, replacements or improvements; provided, however, that Landlord shall have no obligation
to employ contractors or labor at “overtime” or other premium pay rates or to incur any other
“overtime” costs or additional expenses whatsoever. Notwithstanding the foregoing or anything else
in this Lease to the contrary, Tenant may require that Landlord use overtime labor so long as
Tenant reimburses Landlord for the incremental cost thereof. Landlord shall not be required to
furnish any services except as expressly provided in this Article 10.

          Section 10.6 SUPPORT SPACE

          (a) Landlord hereby grants to Tenant, for Tenant’s own use and not for resale purposes, and
without additional charge therefor, a license of an area or areas (i) outside the Building on the
ground level area as specifically set forth on Exhibit C and (ii) inside the Building solely for
the use of existing conduit as specifically set forth in Exhibit E, for the placement of the
Premises Equipment and Tenant’s Alterations as allowed pursuant to Article 4, (collectively the
“Support Space”) and Landlord agrees that such license may not be terminated unless and until this
Lease is terminated. In connection therewith, Landlord shall make available to Tenant reasonable
complete and unrestricted access at all times to the Support Space for the upgrade, maintenance,
repair, operation and use of the Premises Equipment and Tenant’s Alterations. If any of the
Premises Equipment or Tenant’s Alterations generates noise levels (individually or in conjunction
with other equipment located in, or adjacent to the Building) likely, in Landlord’s reasonable
judgment, to disturb other tenants or occupants of the Building or surrounding buildings, then
Tenant shall install sound attenuated acoustic enclosures satisfactory to Landlord, or take other
sound reduction measures reasonably satisfactory to Landlord, in order to eliminate such noise or
reduce such noise to levels deemed acceptable by Landlord in its sole judgment. Landlord does not
represent or warrant the Premises Equipment complies with the Laws. Notwithstanding anything in
this Section 10.6 to the contrary, the Support Space shall be deemed a part of the Premises and
shall be governed by all the respective terms and conditions of the Premises set forth in this
Agreement, but no additional rental payment shall be payable with respect thereto.

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          (b) Landlord retains the right to use the portions of the Building adjacent to the Support
Space, and the area above the Support Space, for any purpose whatsoever, provided such use shall
not materially interfere with the functioning of the Premises Equipment or Tenant’s use or
operation of the Premises, the Premises Equipment or Tenant’s Alterations. Tenant shall have
reasonable access to the Premises Equipment and Tenant’s Alterations at all times, and Landlord
shall not interfere with the use of the Premises Equipment or Tenant’s Alterations so as to cause
the operation thereof to be materially interrupted or impaired; provided, however, Tenant complies
with the maintenance and operation of the Premises Equipment as set forth in Section 3.4. Tenant
shall use and operate the Premises Equipment and Tenant’s Alterations so as not to cause any
material interference to Landlord’s use of the roof or other portions of the Building, or damage to
or interference with the operation of the Building or the Building Systems. If any of the Premises
Equipment or Tenant’s Alterations interferes with any equipment installed by Landlord or any other
tenant in the Building, or interferes with the operation of the Building or the Building Systems,
then Tenant, at its sole cost and expense, shall take all steps necessary to eliminate such
interference, and if Tenant shall fail to eliminate such interference, Tenant shall relocate the
applicable Premises Equipment or Tenant’s Alterations to another area in, on or adjacent to the
Building reasonably designated by Landlord. In the event Tenant fails, within thirty (30) days
after notice, to relocate the applicable Premises Equipment or Tenant’s Alterations or if same
can’t be relocated within thirty (30) days, if Tenant fails to commence action to relocate the
applicable Premises Equipment or Tenant’s Alterations within thirty (30) days and fails to
diligently pursue the relocation of same, Landlord may do so, and Tenant shall promptly reimburse
Landlord for any costs and expenses incurred by Landlord in connection therewith.

          (c) Landlord shall not have any obligations with respect to the Premises Equipment, Tenant
Equipment or compliance with any Laws (including the obtaining of any required permits or licenses,
or the maintenance thereof) relating thereto, nor shall Landlord be responsible for any damage that
may be caused to Tenant, the Premises Equipment, or the Tenant Equipment by any other tenant or
occupant of the Building, except to the extent caused by Landlord’s gross negligence or intentional
wrongdoing.

          (d) Tenant shall (i) be solely responsible for any damage caused as a result of the use of the
Premises Equipment or Tenant Equipment by Tenant or any Tenant Party, except to the extent caused
by Landlord’s gross negligence or intentionally wrongful acts (ii) promptly pay any tax, license,
permit or other fees or charges imposed pursuant to any Laws relating to the installation,
maintenance or use of the Premises Equipment by Tenant or Tenant’s Alterations, and (iii) promptly
and diligently perform all reasonably necessary repairs or replacements to, or maintenance of, the
Premises Equipment and Tenant’s Alterations subject to normal wear and tear, obsolescence and
casualty damage, provided, however, that if Tenant’s failure after thirty (30) days’ notice from
Landlord to so repair, replace or maintain the Premises Equipment or Tenant’s Alterations
jeopardizes in any way Landlord’s or any other tenant’s property located in, on or adjacent to the
Building, Landlord may, at Landlord’s option, elect to perform such repairs, replacements or
maintenance at Tenant’s sole cost and expense, only if Tenant is initially required to perform such
repairs, replacements or maintenance pursuant to this Lease. Landlord shall give Tenant thirty
(30) days’ prior notice of its election to perform such repairs, except in an emergency. Tenant
shall obtain and keep in full force and effect all permits, approvals and

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certificates required for the Premises Equipment and Tenant’s Alterations under applicable
Laws, at Tenant’s sole cost and expense.

          (e) The rights granted to Tenant in this Section 10.6 shall continue until and automatically
terminate and expire upon the expiration or earlier termination of this Lease and such termination
shall be self-operative and no further instrument shall be required to effect such termination.
Upon request by Landlord following the expiration or sooner termination of this Lease, Tenant, at
Tenant’s sole cost and expense, shall promptly execute and deliver to Landlord, in recordable form,
any certificate or other document reasonably required by Landlord confirming the termination of
Tenant’s rights to use the Support Space. The rights granted to Tenant in this Section 10.6 shall
not be assignable or otherwise transferred by Tenant separately from this Lease.

          Section 10.7 ANTENNA EQUIPMENT

          (a) Landlord will grant to Tenant without additional rental or other charge, for Tenant’s own
use and not for resale purposes, the right to use a portion of the Support Space on the roof of the
Building depicted on Exhibit E-1, at a location specifically designated by Landlord from time to
time, for the construction, installation, operation and use by Tenant of antenna masts for the
installation of cellular communications antennae or satellite dishes, for use in conjunction with
Tenant’s equipment and facilities in the Premises, together with related cabling, mountings and
supports for the foregoing (collectively, the “Antenna Equipment”), at a location or locations
reasonably designated by Landlord, taking into account any reasonable “line of sight” requirements
of Tenant.

          (b) All of the provisions of this Lease shall apply to the installation, use and maintenance
of the Antenna Equipment, including all provisions relating to compliance with Laws (including all
FCC rules and regulations), insurance, indemnity, repairs and maintenance. The license granted to
Tenant in this Section 10.7 shall not be assignable by Tenant separately from this Lease. The
Antenna Equipment shall be treated for all purposes of this Lease as Tenant’s Property.

          (c) Supplementing the provisions of Section 10.7(b), if the Antenna Equipment interferes with
any equipment installed by Landlord or any tenant in the Building, or interferes with the operation
of the Building or the Building Systems, or if Landlord shall reasonably determine that the
operation thereof (i) may cause a health hazard or danger to property, or (ii) may reasonably not
be in accordance with governmental or quasi-governmental standards for non-ionizing radiation for
occupational or general public health levels, then Tenant, at its sole cost and expense, shall take
all steps necessary to eliminate such condition, and if Tenant shall fail to eliminate such
condition, Tenant shall relocate the Antenna Equipment to another area on the roof of the Building
reasonably designated by Landlord, as provided in Section 10.7(b).

          (d) Landlord makes no representation that the Antenna Equipment will be able to receive or
transmit communication signals without interference or disturbance (whether or not by reason of the
installation or use of similar equipment by others on the roof) and Tenant agrees that Landlord
shall not be liable to Tenant therefor.

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ARTICLE 11

INSURANCE

          Section 11.1 Prior to storage of equipment or occupancy by Tenant of the Premises or Building
and during the Term, Tenant shall procure and maintain the following minimum insurance coverage:
(a) Workers’ Compensation in compliance with all applicable statutes of appropriate jurisdiction
(including Employer’s Liability with limits of $500,000 each accident); (b) Commercial General
Liability with combined single and aggregate limits of $3,000,000 each occurrence (which may
include umbrella liability coverage); and (c) “All Risk” Property insurance covering all of
Tenant’s personal property, Premises Equipment, and Tenant’s Alterations and improvements located
on the Real Property. Tenant shall, prior to the use of the Building or the storage of equipment
on the Real property, provide a Certificate of Insurance to the Landlord setting forth the limits
and coverage in compliance with this paragraph for its Commercial General Liability policy and
naming Landlord (and any underlying property owner, Superior Lessor or superior lien holder as to
which Tenant has been notified) as an additional insured and provide that insurance carried by the
Tenant shall be primary and non-contributory to any other insurance carried by the Landlord. All
policies shall be provided by an insurer (y) with a Best (or comparable) rating requirement of “A-”
or better and (z) who is licensed to write insurance in the state of the Premises. Further,
Tenant’s property casualty insurance policy shall provide that Tenant’s insurer waive all rights of
subrogation against Landlord. Insurance certificates shall contain a statement that the insurance
coverage shall not be cancelled without ten (10) days prior written notice to Landlord for
non-payment of premiums and thirty (30) days prior written notice to Landlord for any other reason.
Tenant shall require any contractor entering the Real Property on its behalf to procure and
maintain the same types, amounts and coverage extensions as required of Tenant above. Any
insurance required in this section shall not limit or restrict the obligations of the Tenant under
the indemnity provisions of this Lease.

          Section 11.2 On or prior to the Delivery Date, Tenant shall deliver to Landlord appropriate
certificates of insurance required to be carried by Tenant pursuant to this Article 11, including
evidence of waivers of subrogation required pursuant to Section 11.1. Evidence of each renewal or
replacement of a policy shall be delivered by Tenant to Landlord upon request from Landlord at
least twenty (20) days prior to the expiration of such policy.

          Section 11.3 From and after the date hereof and during the Term, Landlord shall, at its own
cost and expense, carry the following insurance with respect to the Building: (a) Commercial
general liability insurance in an amount not less than $3,000,000.00 combined single limit for
bodily injury and property damage liability each occurrence; and (b) “All-Risk” property insurance
against loss or damage by fire and other risks in an amount equal to the full replacement value of
the Building. Landlord’s property casualty insurance policy shall provide that Landlord’s insurer
waive all rights of subrogation against Tenant and anyone claiming by, through and under Tenant.

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ARTICLE 12

DESTRUCTION OF THE PREMISES; PROPERTY LOSS OR DAMAGE

          Section 12.1 If the Premises shall be damaged by fire or other casualty, or if the Building
shall be so damaged that Tenant shall be deprived of reasonable access to the Premises or use of
the Premises, Tenant shall give prompt written notice thereof to Landlord, and the damage (i) to
the Building shall be repaired by and at the expense of Landlord so that access to the Premises
shall be substantially the same as existed immediately prior to the damage and all Building Systems
are in good working order and condition as same existed immediately prior to the damage, and (ii)
to the Premises shall be repaired (A) by Landlord as to the core, shell, floor slab, roof, windows,
curtain wall and other structural elements of the Building located in the Premises (the “Base
Building Restoration”), and (B) by Tenant as to all other elements of the Premises, including
Tenant’s Alterations, Tenant’s Alterations and Tenant’s fixtures, equipment and personal property
and the Premises Equipment. Commencing on the date of such fire or other casualty, Fixed Rent and
Additional Rent shall be reduced in the proportion which the area of the part of the Premises which
is neither usable nor used by Tenant bears to the total Premises Area (provided, however, that in
the event that the Premises shall be so damaged so as not to be adequately usable or accessible and
Tenant is unable to adequately conduct its business in the remaining portion of the Premises, then
Fixed Rent and Additional Rent shall be entirely abated), until the earlier to occur of (1) ninety
(90) days after the date the Base Building Restoration shall be substantially completed, or (2) the
date Tenant shall resume full occupancy of the Premises for the conduct of its business. Unless
caused by Landlord’s gross negligence or intentionally wrongful acts or omissions, Landlord shall
have no obligation to repair any damage to, or to replace, any of Tenant’s Alterations, Tenant’s
Property, Tenant’s fixtures, equipment and personal property, or the Premises Equipment.

          Section 12.2 Notwithstanding anything to the contrary set forth in Section 12.1, if the
Building shall be so damaged by fire or other casualty that, in Landlord’s opinion, substantial
alteration, demolition, or reconstruction of the Building shall be required (whether or not the
Premises shall have been damaged or rendered untenantable) and the total cost to repair and rebuild
the Building following such damage would cost fifty percent (50%) or more of the full replacement
cost of the Building (the “Threshold Repair Cost”), then in any of such events, Landlord may, not
later than one hundred twenty (120) days following the date of the damage, give Tenant a notice in
writing terminating this Lease; provided, however, that if the Building was damaged as provided in
this sentence and the cost to repair and rebuild the Building would equal or exceed such Threshold
Repair Cost, and Landlord elects to terminate this Lease, Tenant may, on written notice to Landlord
(the “Continuation Notice”) given within forty five (45) days after Tenant’s receipt of Landlord’s
termination notice, elect to continue this Lease and nullify Landlord’s election to terminate this
Lease in which case this Lease shall continue; provided, however, Tenant shall be solely obligated
for any required Base Building Restoration regarding the Premises. If this Lease is so terminated,
the Term shall expire upon the thirtieth (30th) day after such notice by Landlord is given (the
“Casualty Termination Date”), and Tenant shall vacate the Premises and surrender the same to
Landlord as soon as reasonably practicable thereafter. Upon the termination of this Lease under
the conditions provided for in this Section 12.2, Tenant’s liability for Fixed Rent and Additional
Rent shall cease as of the date of such fire or other casualty, and any prepaid portion of Fixed
Rent or Additional Rent for any period after such date shall be refunded by Landlord to Tenant.
Notwithstanding the foregoing,

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if Landlord terminates this Lease pursuant to this Section 12.2 and Landlord (or its
successor) thereafter rebuilds and repairs the Building within two (2) years after such date of the
termination of this Lease, Landlord (or its successor) shall provide notice thereof to Tenant, and
Tenant shall have the right upon notice to Landlord (or its successor), given within sixty (60)
days of the receipt of such notice from Landlord (or its successor) to reinstate this Lease for the
remaining term of this Lease (including any renewal rights) as to the amount and type of space
demised under this Lease or if less, the amount of space available for third party use as if this
Lease had not been terminated, all upon the terms and provisions and Rent provided in this Lease.
Notwithstanding the foregoing (x) Tenant shall not have the forgoing right to reinstate this Lease
unless Landlord (or its successor) is prepared to offer to a third party at least 15,000 usable
square feet of space in the Building (or replacement thereof) for use as a data center and (y) if
this Lease is reinstated and the space available to Tenant is smaller in size than the Premises
demised hereunder, then the Fixed Rent and Additional Rent (and any other provision of this Lease
that would vary with the size of the space) will be adjusted on a pro-rata basis. This provision
shall survive the expiration or termination of this Lease.

          Section 12.3 (a) If the Premises are damaged by fire or other casualty and are rendered
wholly untenantable thereby, or if the Building shall be so damaged that Tenant shall be deprived
of reasonable access to the Premises, and if Landlord shall not have terminated this Lease pursuant
to Section 12.2, Landlord shall, within seventy-five (75) days following the date of the damage,
cause a contractor or architect selected by Landlord to give notice (the “Restoration Notice”) to
Tenant of the date by which such contractor or architect believes the restoration of the Premises
shall be substantially completed (the “Build Period”). If the Restoration Notice shall indicate
that the restoration shall not be substantially completed on or before the date which shall be one
hundred and fifty (150) days following the date of such damage or destruction or if the same is not
restored within thirty (30) days after the Build Period, Tenant shall have the additional right to
terminate this Lease by giving written notice (the “Termination Notice”) to Landlord not later than
thirty (30) days following receipt of the Restoration Notice or, if applicable, sixty (60) days
after the Build Period. If Tenant gives a Termination Notice, this Lease shall be deemed cancelled
and terminated as of the date of the giving of the Termination Notice as if such date were the
Expiration Date, and Fixed Rent and Additional Rent shall be apportioned and shall be paid or
refunded, as the case may be up to and including the date of such damage or destruction.

          (b) Notwithstanding the provisions of Section 12.3(a), if within the last nine (9) months of
the Term (unless Tenant shall have duly exercised any renewal right expressly provided herein, if
applicable) the Premises shall be totally or substantially damaged or destroyed, either Landlord or
Tenant shall have the right to terminate this Lease by notice to the other not later than thirty
(30) days following the date of such damage or destruction, whereupon this Lease shall be deemed
terminated as provided in Section 12.2.

ARTICLE 13

EMINENT DOMAIN

          Section 13.1 If (a) all of the floor area of the Premises, or so much thereof as shall render
the Premises wholly untenantable, shall be permanently acquired or condemned for any public or
quasi-public use or purpose, or (b) a portion of the Real Property, not including the

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Premises, shall be so acquired or condemned, but by reason of such acquisition or
condemnation, Tenant no longer has means of access to the Premises, then this Lease and the Term
shall end as of the date of the vesting of title with the same effect as if that date were the
Expiration Date. If the parking area or a material portion thereof shall be permanently acquired
or condemned for any public or quasi-public use or purpose such that Tenant has insufficient
parking for its use of the Premises, and if Tenant is unable after using good faith efforts to
obtain substitute sufficient parking for its use of the Premises, Tenant may upon notice to
Landlord, within one hundred twenty (120) days after such taking, terminate this Lease. If Tenant
has insufficient parking by reason of a condemnation or other taking as aforesaid and Tenant finds
suitable replacement parking or other reasonable alternatives thereto (including van or shuttle
services) then provided Tenant does not exercise its right, if any, to terminate this Lease,
Landlord shall reimburse Tenant for the costs of such replacement parking or parking alternatives
up to the net proceeds actually received by Landlord from the condemning authority. In the event
of any termination of this Lease and the Term pursuant to the provisions of this Article 13, Fixed
Rent and Additional Rent shall be apportioned as of the date of sooner termination and any prepaid
portion of Fixed Rent or Additional Rent for any period after such date shall be refunded by
Landlord to Tenant.

          Section 13.2 In the event of any such acquisition or condemnation of all or any part of the
Real Property, Landlord shall be entitled to receive the entire award for any such acquisition or
condemnation. Tenant shall have no claim against Landlord or the condemning authority for the
value of any unexpired portion of the Term, and Tenant hereby expressly assigns to Landlord all of
its right in and to any such award. Nothing contained in this Section 13.2 shall be deemed to
prevent Tenant from making a separate claim in any condemnation proceedings for the then value of
any Tenant’s Property and Alterations included in such taking and for any moving expenses, provided
such award shall be made by the condemning authority in addition to, and shall not result in a
reduction of, the award made by it to Landlord.

          Section 13.3 If only a part of the Real Property shall be so acquired or condemned then,
subject to Section 13.1, this Lease and the Term shall continue in force and effect. If a part of
the Premises shall be so acquired or condemned and this Lease and the Term shall not be terminated,
Landlord, at Landlord’s expense, shall restore that part of the Premises not so acquired or
condemned so as to constitute tenantable Premises. From and after the date of the vesting of
title, Fixed Rent and Additional Rent shall be reduced in the proportion which the area of the part
of the Premises so acquired or condemned bears to the total area of the Premises immediately prior
to such acquisition or condemnation.

ARTICLE 14

ASSIGNMENT AND SUBLETTING

          Section 14.1 (a) Except as otherwise expressly provided herein, Tenant, for itself, its
heirs, distributees, executors, administrators, legal representatives, successors and assigns,
expressly covenants that it shall not assign, mortgage, pledge, encumber, or otherwise transfer
this Lease, nor sublet (nor underlet), nor suffer, nor permit the Premises or any part thereof to
be used or occupied by others (whether for desk space, mailing privileges or otherwise), without
the prior written consent of Landlord in each instance as provided in this Article 14. If this
Lease is assigned, or if the Premises or any part thereof are sublet or occupied

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by anybody other than Tenant, or if this Lease or the Premises are encumbered (whether by
operation of law or otherwise) without Landlord’s consent, then Landlord may, after default by
Tenant, collect rent from the assignee, subtenant or occupant, and apply the net amount collected
to Fixed Rent and Additional Rent, but no assignment, subletting, occupancy or collection shall be
deemed a waiver by Landlord of the provisions hereof, the acceptance by Landlord of the assignee,
subtenant or occupant as a tenant, or a release by Landlord of Tenant from the further performance
by Tenant of its obligations under this Lease, and Tenant shall remain fully liable therefor. The
consent by Landlord to any assignment or subletting shall not in any way be construed to relieve
Tenant from obtaining the express consent in writing of Landlord to any further assignment or
subletting. In no event shall any permitted subtenant assign or encumber its sublease or further
sublet all or any portion of its sublet space, or otherwise suffer or permit the sublet space or
any part thereof to be used or occupied by others, without Landlord’s prior written consent in each
instance which shall not be unreasonably withheld or delayed; provided that no consent of Landlord
shall be required with respect to a further sublet or an assignment of such sublease to an
Affiliate of a permitted subtenant or to an assignment of such sublease to any party that buys
substantially all of the stock or assets of such permitted subtenant. Any assignment, sublease,
mortgage, pledge, encumbrance or transfer in contravention of the provisions of this Article 14
shall be void.

          (b) Landlord acknowledges that the collocation of communications equipment not owned by Tenant
at the Premises shall not constitute an assignment or sublease requiring the consent of Landlord
hereunder. For purposes of this Lease, “colocation” means the installation by Tenant’s customers
or its Affiliates, suppliers or business partners of telecommunications equipment in Tenant’s
facilities therefor or employees or contractors of such parties being located in the Premises, in
the ordinary course of Tenant’s or its Affiliates’ business, for which such parties pay fees based
upon access to such facilities, as distinct from the renting of floor area. In no event shall any
colocation arrangement entered into by Tenant entail the construction of a separate entrance to the
Premises from the Building common corridor for any party thereto other than Tenant or employees or
contractors of such parties being located in the Premises.

          Section 14.2 If Tenant shall, at any time or from time to time, during the Term desire to
assign this Lease or sublet all or part of the Premises, Tenant shall give notice (a “Tenant’s
Notice”) thereof to Landlord, which Tenant’s Notice shall set forth: (a) with respect to an
assignment of this Lease, the date Tenant desires the assignment to be effective and any
consideration Tenant would receive under such assignment, (b) with respect to a sublet of all or a
part of the Premises (i) the dates upon which Tenant desires the sublease term to commence and
expire, (ii) the rental rate and other material business terms upon which Tenant would sublet such
premises, and (iii) a description of the Premises showing the portion to be sublet, the effective
or commencement date of which shall be not less than twenty (20) days after the giving of such
notice, (c) a statement setting forth in reasonable detail the identity of the proposed assignee or
subtenant, the nature of its business and its proposed use of the Premises, (d) an agreement by
Tenant to indemnify Landlord against liability resulting from any claims that may be made against
Landlord by the proposed assignee or subtenant or by any brokers or other Persons claiming a
commission or similar compensation in connection with the proposed assignment or sublease.

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          Section 14.3 Provided that no Event of Default shall have occurred and be continuing under
this Lease as of the time Landlord’s consent is requested by Tenant, Landlord’s consent (which must
be in writing and in form and substance satisfactory to Landlord and Tenant) to the proposed
assignment or sublease shall not be unreasonably withheld or delayed; provided, however, that:

          (a) Tenant shall have complied with the provisions of Section 14.2;

          (b) In Landlord’s judgment, the proposed assignee or subtenant is engaged in a business or
activity, and the Premises, or the relevant part thereof, will be used in a manner, which (i) is in
keeping with the then standards of the Building, and (ii) does not violate the restrictions set
forth in Article 3;

          (c) The proposed assignee or subtenant is a reputable Person and Landlord has been furnished
with reasonable evidence thereof

          (d) In the event Landlord has space in the Building available for lease, then (i) neither the
proposed assignee or subtenant nor any Person which, directly or indirectly, controls, is
controlled by, or is under common control with, the proposed assignee or subtenant, is then an
occupant of any part of the Building, and (ii) the proposed assignee or subtenant is not a Person
(or Affiliate of a Person) with whom Landlord or Landlord’s agent is then, or has been within the
previous six (6) month period, negotiating in connection with rental of comparable space in the
Building;

          (e) The form of the proposed sublease or instrument of assignment shall be reasonably
satisfactory to Landlord and shall comply with the applicable provisions of this Article 14, and
Tenant shall deliver a true and complete original, fully executed counterpart of such sublease or
other instrument to Landlord promptly upon the execution and delivery thereof;

          (f) Tenant and its proposed subtenant or assignee, as the case may be, shall execute and
deliver to Landlord an agreement, in form and substance reasonably satisfactory to Landlord,
setting forth the terms and conditions upon which Landlord shall have granted its consent to such
assignment or subletting, and the agreement of Tenant and such subtenant or assignee, as the case
may be, to be bound by the provisions of this Article 14;

          (g) The amount of the aggregate rent to be paid by the proposed subtenant shall not be less
than the then current market rent per Rentable Square Foot of the Premises based on similar space
(including, but not limited to, the size of such space) offered for rent in similar buildings in
the vicinity of the Building for a similar term and similar uses and with similar services being
offered by the landlord with respect thereto, determined as though the Premises were vacant, and
the rental and other terms and conditions of the sublease shall be substantially the same as those
contained in Tenant’s Notice;

          (h) Tenant shall reimburse Landlord, as Additional Rent upon demand, for its out-of-pocket
costs for (A) the actual costs and expenses incurred by Landlord in connection with the assignment
or sublease, including the actual costs of making investigations as to the acceptability of the
proposed assignee or subtenant and the cost of reviewing plans and specifications proposed to be
made in connection therewith, and (B) Landlord’s actual legal fees

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and disbursements incurred in connection with the granting of any requested consent and the
preparation of Landlord’s written consent to the sublease or assignment;

          (i) Tenant shall not have (i) advertised or publicized in any way the availability of the
Premises without prior notice to Landlord, or (ii) listed the Premises for sublease or assignment
with a broker, agent or otherwise at a rental rate less than the fixed rent and additional rent at
which Landlord is then offering to lease comparable space in the Building with comparable services
being provided by Landlord.

          (j) The proposed occupancy shall not impose an extra burden upon services to be supplied by
Landlord to Tenant, unless Tenant and such proposed subtenant or assignee shall agree with Landlord
in writing to pay the costs of such additional services; and

          (k) The proposed subtenant or assignee shall not be entitled, directly or indirectly, to
diplomatic or sovereign immunity and shall be subject to the service of process in, and the
jurisdiction of the courts of the State of Tennessee.

          Each sublease pursuant to this Section 14.3 shall be subject to all of the covenants, agreements,
terms, provisions and conditions contained in this Lease. Notwithstanding any such sublease to
Landlord or any such sublease to any other subtenant, or any acceptance of Fixed Rent or Additional
Rent by Landlord from any subtenant, Tenant will remain fully liable for the payment of the Fixed
Rent and Additional Rent due and to become due hereunder and for the performance of all the
covenants, agreements, terms, provisions and conditions contained in this Lease on Tenant’s part to
be observed and performed, and for all acts and omissions of any licensee or subtenant or anyone
claiming under or through any subtenant which shall be in violation of any of the obligations of
this Lease, and any such violation shall be deemed to be a violation by Tenant. If Landlord shall
rightfully decline to give its consent to any proposed assignment or sublease in accordance with
the provisions of this Article 14, Tenant shall indemnify, defend and hold harmless Landlord
against and from any and all losses, liabilities, damages, costs, and expenses (including
attorneys’ fees and disbursements) resulting from any claims that may be made against Landlord by
the proposed assignee or subtenant arising from or in connection with such proposed assignment or
subletting, or by any brokers or other Persons (with whom Tenant or its proposed assignee or
subtenant may have dealt) claiming a commission or similar compensation in connection with the
proposed assignment or sublease.

          Section 14.4 With respect to each and every sublease authorized by Landlord under the
provisions of this Lease, it is further agreed that:

          (a) No sublease shall be for a term ending later than one day prior to the Expiration Date of
this Lease;

          (b) No subtenant shall take possession of the Premises or any part thereof, until an executed
counterpart of such sublease has been delivered to Landlord; and

          (c) Each sublease shall be subject and subordinate to this Lease and to the matters to which
this Lease is or shall be subordinate, and each subtenant by entering into a sublease is deemed to
have agreed that in the event of termination, re-entry or dispossession by Landlord under this
Lease, Landlord may, at its option, take over all of the right, title and interest

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of Tenant, as sublandlord, under such sublease, and such subtenant shall, at Landlord’s
option, attorn to Landlord pursuant to the then executory provisions of such sublease, except that
Landlord shall not (i) be liable for any previous act or omission of Tenant under such sublease,
(ii) be subject to any counterclaim, offset or defense, not expressly provided in such sublease,
which theretofore accrued to such subtenant against Tenant, (iii) be bound by any previous
modification of such sublease (unless consented to by Landlord in writing) or by any previous
prepayment of more than one month’s Fixed Rent or of any Additional Rent, or (iv) be obligated to
perform any work in the subleased space or to prepare it for occupancy, and in connection with such
attornment, the subtenant shall execute and deliver to Landlord any instruments Landlord may
reasonably request to evidence and confirm such attornment. Each subtenant or licensee of Tenant
shall be deemed, automatically upon and as a condition of its occupying or using the Premises or
any part thereof, to have agreed to be bound by the terms and conditions set forth in this Article
14. The provisions of this Article 14 shall be self-operative and no further instrument shall be
required to give effect to this provision.

          Section 14.5 (a) If Landlord shall consent to any assignment of this Lease or to any
sublease, or if Tenant shall enter into any other assignment or sublease permitted hereunder,
Tenant shall, in consideration therefor, pay to Landlord, as Additional Rent:

               (i) In the case of an assignment, on the effective date of the assignment, an amount equal to
50% of all sums and other consideration paid to Tenant by the assignee for such assignment, less
(A) all actual, reasonable out-of-pocket costs and expenses of Tenant in entering into the
assignment, such as customary real estate brokerage commissions, reasonable legal fees, and
advertising fees paid to unrelated third parties, (B) all amounts paid for Tenant’s Property and
Tenant’s Alterations remaining in the Premises after the effective date of such assignment, but not
in excess of the then fair market value thereof and (C) the costs of preparing the Premises for the
assignee and for all other tenant concessions given .

               (ii) In the case of a sublease, an amount equal to 100% of all rents, additional charges or
other consideration payable to Tenant under the sublease in excess of the Fixed Rent and Additional
Rent accruing during the term of the sublease in respect of the subleased space at the rate per
Rentable Square Foot payable by Tenant under this Lease, less (A) all actual, reasonable
out-of-pocket expenses incurred by Tenant in entering into the sublease, such as customary real
estate brokerage commissions, legal and architectural fees, and advertising fees paid to unrelated
third parties, (B) all amounts paid on account of the sale or rental of Tenant’s Property and
Tenant’s Alterations remaining in the Premises after the effective date of such sublease, but not
in excess of the then fair market value thereof and (C) all costs of preparing the Premises or
portion thereof for the subtenant and all other tenant concessions given. The sums payable under
this Subsection 14.5(b)(ii) shall be paid by Tenant to Landlord as Additional Rent as and when paid
by the subtenant to Tenant.

          (b) In any instance where Landlord disputes the allocation of the consideration payable to
Tenant in connection with any assignment or subletting, specifically including the fair market
value of Tenant’s Property or Tenant’s Alterations, and/or whether the rental or other
consideration payable under the assignment or sublease is at fair market value, such dispute shall
be decided by arbitration of the issue in Memphis, Tennessee in accordance with the rules and
regulations for commercial matters then prevailing of the American

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Arbitration Association or its successor (the “AAA”) pursuant to a submission effected within
ten (10) Business Days after notice of the dispute of the allocation has been given by Landlord to
Tenant. Provided the rules and regulations of the AAA so permit, (i) the AAA shall, within two (2)
Business Days after such submission or application, select a single arbitrator having at least ten
(10) years’ experience in leasing of commercial properties similar to the Building in the greater
Memphis metropolitan area and who shall be reasonably acceptable to Landlord and Tenant, and (ii)
the arbitrator shall make a determination within three Business Days after the conclusion of the
presentation of Landlord’s and Tenant’s cases, which determination shall be limited to a decision
upon whether Tenant’s allocation of consideration was correct. The arbitrator’s determination
shall be final and binding upon the parties, whether or not a judgment shall be entered in any
court. All actions necessary to implement such decision shall be undertaken as soon as possible,
but in no event later than ten (10) Business Days after the rendering of such decision. The
arbitrator’s determination may be entered in any court having jurisdiction thereof. All fees
payable to the AAA for services rendered in connection with the resolution of the dispute shall be
paid by the unsuccessful party.

          Section 14.6 (a) If Tenant is an Entity, and a majority of the Ownership Interests in Tenant
are not publicly traded on a recognized stock exchange or over-the-counter market, then, subject to
the provisions of Sections 14.6(b) and 14.7, any transfer (by one or more transfers), of a majority
of the Ownership Interests of Tenant shall be deemed an assignment of this Lease for all purposes
of this Article 14. The term “transfer” shall be deemed to include the issuance of new Ownership
Interests resulting in a majority of the Ownership Interests of Tenant being held by Persons which
do not hold a majority of the Ownership Interests of Tenant on the date hereof, except in the case
of a public offering of Ownership Interests on a recognized stock exchange or over-the-counter
market. The transfer of a majority of the Ownership Interests of Tenant through one or more
transfers on a recognized stock exchange or over-the-counter market shall not be deemed an
assignment of this Lease for purposes of this Article 14.

          (b) If Tenant is an Entity, and Tenant is merged or consolidated with another Entity, or if a
majority of the Ownership Interests of Tenant are transferred, or if substantially all of Tenant’s
assets are transferred to another Entity, then such merger, consolidation or transfer of Ownership
Interests or assets shall be deemed an assignment of this Lease for all purposes of this Article
14. Notwithstanding the foregoing, Landlord’s consent shall not be required for such assignment,
and the provisions of Sections 14.2, 14.3, 14.5 and 14.6(a) shall not be applicable thereto, so
long as each of the following conditions have been satisfied: (i) such merger, consolidation or
transfer of Ownership Interests or assets shall have been made for a legitimate independent
business purpose and not for the principal purpose of transferring this Lease, (ii) after giving
effect to such transaction, the successor to Tenant or transferee of substantially all of Tenant’s
assets shall have a Tangible Net Worth (defined below) at least equal to the lesser of (A) the
Tangible Net Worth of Tenant immediately prior to such merger, consolidation or transfer and (B)
$25,000,000, and (iii) proof satisfactory to Landlord of such Tangible Net Worth shall have been
delivered to Landlord at least ten (10) days prior to the effective date of any such transaction.
For purposes of this Article 14, “Tangible Net Worth” means the excess of total assets over total
liabilities, in each case as determined in accordance with generally accepted accounting principles
consistently applied (“GAAP”), excluding, however, from the determination of total assets all
assets which would be classified as intangible assets under GAAP including goodwill, licenses,
patents, trademarks, trade names, copyrights and franchises.

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          (c) A lease takeover agreement shall be deemed an assignment of this Lease for the purposes of
Section 14.1.

          Section 14.7 Provided that no Event of Default shall have occurred and be continuing in the
performance of any of Tenant’s obligations under this Lease, Tenant may, without Landlord’s
consent, (i) permit any Affiliate of Tenant to sublet or use all or part of the Premises for any
Permitted Use, or (ii) assign this Lease to any Affiliate of Tenant. In no event shall any
sublease to an Affiliate be deemed to vest in any such Affiliate any right or interest in this
Lease or the Premises. In no event shall any assignment or sublease to an Affiliate relieve,
release, impair or discharge any of Tenant’s obligations under this Lease.

          Section 14.8 Any assignment or transfer which is deemed an assignment of this Lease, whether
made with Landlord’s consent pursuant to Section 14.1 or without Landlord’s consent to the extent
permitted under Sections 14.6 and 14.7, shall be evidenced by an agreement whereby the assignee
shall assume the obligations of this Lease on the part of Tenant to be performed or observed from
and after the effective date of such assignment or transfer, and whereby the assignee shall agree
that the provisions in Section 14.1 shall, notwithstanding such assignment or transfer, continue to
be binding upon it in respect of all future assignments and transfers and a copy thereof shall be
delivered to Landlord.

          Section 14.9 (a) The joint and several liability of Tenant and any immediate or remote
successor in interest of Tenant and the due performance of the obligations of this Lease on
Tenant’s part to be performed or observed shall not be discharged, released or impaired in any
respect by any agreement or stipulation made by Landlord, or any grantee or assignee of Landlord by
way of mortgage or otherwise or by any waiver or failure of Landlord, or any grantee or assignee of
Landlord by way of mortgage or otherwise, to enforce any of the obligations of this Lease, but no
modification of this Lease made with any immediate or remote successor in interest shall increase
Tenant’s obligations under this Lease.

          (b) The listing of any name other than that of Tenant, whether on the doors of the Premises or
the Building directory, or otherwise, shall not operate to vest any right or interest in this Lease
or in the Premises, nor shall it be deemed to be the consent of Landlord to any assignment or
transfer of this Lease or to any sublease of Premises or to the use or occupancy thereof by others.
Any such listing shall constitute a privilege extended by Landlord, revocable at Landlord’s will
by notice to Tenant, provided that Landlord shall not unreasonably revoke such privilege as to any
Affiliate of Tenant, or any subtenant of Tenant or assignee of this Lease approved by Landlord
pursuant to this Article 14.

ARTICLE 15

ACCESS TO PREMISES

          Section 15.1 (a) Tenant shall permit Landlord, Landlord’s agents and public utilities
servicing the Building to erect, use and maintain ducts, pipes and conduits in and through the
Premises provided same are concealed within existing floors, ceilings and walls and do not reduce
the usable area of the Premises and provided Tenant receives prior reasonable notice and provided
further that any installation shall be made while Tenant is present. Subject to scheduling with
Tenant, Landlord or Landlord’s agents shall have the right to enter the

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Premises at all reasonable times upon reasonable prior notice and (except no such prior notice
shall be required in case of emergency), in the company of a representative of Tenant (except in an
emergency), provided that Tenant has provided a representative at the designated time stated by
Landlord, to reasonably examine the same, to show them to prospective purchasers, Mortgagees,
Superior Lessors or, during the last twelve (12) months of the Term, lessees of the Building and
their respective agents and representatives or prospective tenants of the Premises. Landlord shall
have the right, upon notice to Tenant as provided in the preceding sentence and scheduling with
Tenant, to make such repairs, alterations, improvements or additions to the Premises (i) as
Landlord may deem reasonably necessary or desirable to the Premises or to any other portion of the
Building, or (ii) which Landlord may elect to perform following Tenant’s failure to make repairs or
perform any work which Tenant is obligated to make or perform under this Lease after notice to
Tenant and the expiration of any applicable cure period, or (iii) for the purpose of complying with
Laws, and Landlord shall be allowed to take all material into and upon the Premises that may be
required therefor without the same constituting an eviction or constructive eviction of Tenant in
whole or in part and Fixed Rent and Additional Rent will not be abated while said repairs,
alterations, improvements or additions are being made, by reason of loss or interruption of
business of Tenant, or otherwise. Landlord will use commercially reasonable effort to not
interfere with or materially disrupt Tenant’s operations at the Premises and will adhere to or
comply with Tenant’s reasonable security requirements.

          (b) Tenant shall have access to the Premises 24 hours per day, 365 days per year, subject to
Landlord’s reasonable security requirements and procedures in effect from time to time. Subject to
Article 4, Tenant may install a security system (such as a card access system, palm reader system,
retinal scanner, or video telephone system) at the entrance to the Premises of a type and
manufacture selected by Tenant and approved by Landlord, and compatible with and tied into the
Building management system, at Tenant’s sole cost and expense.

          Section 15.2 If after notice is given by Landlord to Tenant as required herein, Tenant shall
not be present when for any reason entry into the Premises shall be necessary, Landlord or
Landlord’s agents may enter the same without rendering Landlord or such agents liable therefor (if
during such entry Landlord or Landlord’s agents shall accord reasonable care to Tenant’s Property),
and without in any manner affecting this Lease. Nothing herein contained, however, shall be deemed
or construed to impose upon Landlord any obligation, responsibility or liability whatsoever for the
care, supervision or repair of the Building or any part thereof, other than as herein provided.

          Section 15.3 Subject to the other provisions of this Lease, Landlord shall have the right from
time to time and upon reasonable prior notice to and scheduling with Tenant to alter the Building
and, without the same constituting an actual or constructive eviction and without incurring any
liability to Tenant therefor except for Landlord gross negligence or intentional wrongdoing, to
change the arrangement or location of entrances or passageways, doors and doorways, and corridors,
elevators, stairs, toilets, or other public parts of the Building and to change the name, number or
designation by which the Building is commonly known provided same does not affect Tenant’s
operations at the Building, including the Support Space, adequate parking or access to the
Premises, Building or the Real Property. All parts (except surfaces facing the interior of the
Premises) of all walls, windows and doors bounding the Premises (including exterior Building walls,
exterior core corridor walls, exterior doors and

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entrances other than doors and entrances solely servicing the Premises), all balconies,
terraces and roofs adjacent to the Premises, all space in or adjacent to the Premises used for
shafts, stacks, stairways, chutes, pipes, conduits, ducts, fan rooms, heating, air cooling (other
than Tenant’s HVAC System), plumbing and other mechanical facilities, service closets and other
Building facilities are not part of the Premises, and, subject to the other provisions of this
Lease, Landlord shall have the use thereof, as well as access thereto through the Premises for the
purposes of installation, operation, maintenance, alteration and repair.

ARTICLE 16

DEFAULT

          Section 16.1 Each of the following events shall be an “Event of Default” hereunder:

          (a) if Tenant defaults in the payment when due of any installment of Fixed Rent or Additional
Rent, and such default continues for a period of five (5) business days after notice thereof from
Landlord; provided, however, that if Tenant shall default in the timely payment of Fixed Rent or
Additional Rent, and any such default shall occur more than two times in any period of twelve (12)
consecutive months, then, notwithstanding that such defaults shall have each been cured within the
applicable period provided above, upon any further similar default, Landlord may serve a fifteen
(15) days’ notice of termination upon Tenant without affording to Tenant an opportunity to cure
such further default; or

          (b) if Tenant’s interest in this Lease is transferred in violation of Article 14 and not cured
within thirty (30) days of such transfer; or

          (c) (i) if Tenant or any Guarantor admits in writing its inability to pay its debts as they
become due; or

               (ii) if Tenant or any Guarantor commences or institutes any case, proceeding or other action
(A) seeking relief as a debtor, or to adjudicate it a bankrupt or insolvent, or seeking
reorganization, arrangement, adjustment, winding-up, liquidation, dissolution, composition or other
relief with respect to it or its debts under any existing or future law of any jurisdiction,
domestic or foreign, relating to bankruptcy, insolvency, reorganization or relief of debtors, or
(B) seeking appointment of a receiver, trustee, custodian or other similar official for it or for
all or any substantial part of its property; or

               (iii) if Tenant or any Guarantor makes a general assignment for the benefit of creditors; or

               (iv) if any case, proceeding or other action is commenced or instituted against Tenant or any
Guarantor (A) seeking to have an order for relief entered against it as debtor or to adjudicate it
a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, winding-up,
liquidation, dissolution, composition or other relief with respect to it or its debts under any
existing or future law of any jurisdiction, domestic or foreign, relating to bankruptcy,
insolvency, reorganization or relief of debtors, or (B) seeking appointment of a receiver, trustee,
custodian or other similar official for it or for all or any substantial part of its property,
which either (1) results in any such entry of an order for relief, adjudication of

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bankruptcy or insolvency or such an appointment or the issuance or entry of any other order
having a similar effect, or (2) remains undismissed for a period of ninety (90) days; or

               (v) if any case, proceeding or other action is commenced or instituted against Tenant or any
Guarantor seeking issuance of a warrant of attachment, execution, distraint or similar process
against all or any substantial part of its property which results in the entry of an order for any
such relief which has not been vacated, discharged, or stayed or bonded pending appeal within
ninety (90) days from the entry thereof; or

               (vi) if Tenant or any Guarantor takes any action in furtherance of, or indicating its consent
to, approval of, or acquiescence in, any of the acts set forth in Subsections 16.1(c)(ii), (iii),
(iv) or (v); or

               (vii) if a trustee, receiver or other custodian is appointed for any substantial part of the
assets of Tenant or any Guarantor, which appointment is not vacated or effectively stayed within
sixty (60) days, or if any such vacating or stay does not thereafter remain in effect; or

          (d) if Tenant defaults in the observance or performance of any other term, covenant or
condition of this Lease on Tenant’s part to be observed or performed and Tenant fails to remedy
such default within thirty (30) days after notice by Landlord to Tenant of such default, or, if
such default is of such a nature that it cannot be completely remedied within said period of thirty
(30) days, if Tenant fails to commence to remedy such default within such thirty-day period, or
fails thereafter to diligently prosecute to completion all steps necessary to remedy such default;
or

          Section 16.2 If an Event of Default occurs, Landlord may at any time thereafter give written
notice to Tenant stating that Tenant’s rights of possession of the Premises shall expire and
terminate on the date specified in such notice, which date shall not be less than seven (7) days
after the giving of such notice. If Landlord gives such notice, Tenant’s rights of possession of
the Premises shall expire and terminate as if the date set forth in such notice were the Expiration
Date and Tenant immediately shall quit and surrender the Premises, but Tenant shall remain liable
as hereinafter provided. Anything contained herein to the contrary notwithstanding, if such
termination shall be stayed by order of any court having jurisdiction over any proceeding described
in Section 16.1(c), or by federal or state statute, then, following the expiration of any such
stay, or if the trustee appointed in any such proceeding, Tenant or Tenant as debtor-in-possession
shall fail to assume Tenant’s obligations under this Lease within the period prescribed therefor by
law or within one hundred twenty (120) days after entry of the order for relief or as may be
allowed by the court, or if said trustee, Tenant or Tenant as debtor-in-possession shall fail to
provide adequate protection of Landlord’s right, title and interest in and to the Premises or
adequate assurance of the complete and continuous future performance of Tenant’s obligations under
this Lease, Landlord, to the extent permitted by law or by leave of the court having jurisdiction
over such proceeding, shall have the right, at its election, to terminate this Lease on seven (7)
days’ notice to Tenant, Tenant as debtor-in-possession or said trustee and upon the expiration of
said seven (7) day period this Lease shall cease and expire as set forth above and Tenant, Tenant
as debtor-in-possession or said trustee shall immediately quit and surrender the Premises as
aforesaid.

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          Section 16.3 If, at any time, (a) Tenant shall comprise two (2) or more Persons, (b) Tenant’s
obligations under this Lease shall have been guaranteed by any Person other than Tenant, or (c)
Tenant’s interest in this Lease shall have been assigned, the word “Tenant,” as used in Section
16.1(c), shall be deemed to mean any one or more of the Persons primarily or secondarily liable for
Tenant’s obligations under this Lease. Any monies received by Landlord from or on behalf of Tenant
during the pendency of any proceeding of the types referred to in Section 16.1(c) shall be deemed
paid as compensation for the use and occupation of the Premises and the acceptance of any such
compensation by Landlord shall not be deemed an acceptance of Fixed Rent and/or Additional Rent or
a waiver on the part of Landlord of any rights under this Lease provided, however, any such
payments will be credited to Tenant so as to avoid any overpayments.

ARTICLE 17

REMEDIES AND DAMAGES

          Section 17.1 (a) If an Event of Default shall occur, and Tenant’s rights of possession of the
Premises shall expire and come to an end as provided in Article 16:

               (i) Tenant shall quit and peacefully surrender the Premises to Landlord, and Landlord and its
agents may immediately, or at any time after the date upon which this Lease and the Term shall
expire and come to an end, re-enter the Premises or any part thereof, without notice, either by
summary proceedings, or by any other applicable action or proceeding, or by legal force or other
legal means (without being liable to indictment, prosecution or damages therefor), and may
repossess the Premises and dispossess Tenant and any other Persons from the Premises and remove any
and all of their property and effects from the Premises; and

               (ii) Landlord, at Landlord’s option, may relet the whole or any part or parts of the Premises
from time to time, either in the name of Landlord or otherwise, to such tenant or tenants, for such
term or terms ending before, on or after the Expiration Date, at such rental or rentals and upon
such other conditions, which may include reasonable market concessions and free rent periods, as
Landlord, in its sole discretion, may determine; provided, however, that Landlord shall have no
obligation to relet the Premises or any part thereof and shall in no event be liable for refusal or
failure to relet the Premises or any part thereof, or, in the event of any such reletting, for
refusal or failure to collect any rent due upon any such reletting, and no such refusal or failure
shall operate to relieve Tenant of any liability under this Lease or otherwise affect any such
liability, and Landlord, at Landlord’s option, may make such repairs, replacements, alterations,
additions, improvements, decorations and other physical changes in and to the Premises as Landlord,
in its sole discretion, considers advisable or necessary in connection with any such reletting or
proposed reletting, without relieving Tenant of any liability under this Lease or otherwise
affecting any such liability.

          (b) Tenant, on its own behalf and on behalf of all Persons claiming through or under Tenant,
including all creditors, does further hereby waive any and all rights which Tenant and all such
Persons might otherwise have under any present or future law to redeem the Premises, or to re-enter
or repossess the Premises, or to restore the operation of this Lease, after
Tenant shall have been dispossessed by a judgment or by warrant of any court or judge. The

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words “re-enter,” “re-entry” and “re-entered” as used in this Lease shall not be deemed to be
restricted to their technical legal meanings. In the event of a breach or threatened breach by
Tenant, or any Persons claiming through or under Tenant, of any term, covenant or condition of this
Lease, Landlord shall have the right to enjoin such breach and the right to invoke any other remedy
allowed by law or in equity as if re-entry, summary proceedings and other special remedies were not
provided in this Lease for such breach. The rights to invoke the remedies set forth in this Lease
are cumulative and shall not preclude Landlord from invoking any other remedy allowed at law or in
equity.

          Section 17.2 (a) If Tenant’s rights of possession of the Premises shall expire and come to an
end as provided in Article 16, or by or under any summary proceeding or any other action or
proceeding, or if Landlord shall re-enter the Premises as provided in Section 17.1, or by or under
any summary proceeding or any other action or proceeding, then, in any of such events:

               (i) Tenant shall pay to Landlord all Fixed Rent and Additional Rent payable under this Lease
by Tenant to Landlord to the date upon which this Lease and the Term shall have expired and come to
an end or to the date of re-entry upon the Premises by Landlord, as the case may be;

               (ii) Tenant also shall be liable for and shall pay to Landlord, as damages, any deficiency
(the “Deficiency”) between (A) Fixed Rent and Additional Rent for the period which otherwise would
have constituted the unexpired portion of the Term (conclusively presuming the Additional Rent for
each year thereof to be the same as was payable for the year immediately preceding such termination
or re-entry), and (B) the net amount, if any, of rents collected under any reletting effected
pursuant to the provisions of Subsection 17.1(a)(ii) for any part of such period (first deducting
from the rents collected under any such reletting all of Landlord’s reasonable expenses in
connection with the termination of this Lease, Landlord’s re-entry upon the Premises and with such
reletting including all repossession costs, brokerage commissions, reasonable legal expenses,
reasonable attorneys’ fees and disbursements, alteration costs and other expenses of preparing the
Premises for such reletting). Tenant shall pay the Deficiency in monthly installments on the days
specified in this Lease for payment of installments of Fixed Rent, and Landlord shall be entitled
to recover from Tenant each monthly Deficiency as the same shall arise. No suit to collect the
amount of the Deficiency for any month shall prejudice Landlord’s right to collect the Deficiency
for any subsequent month by a similar proceeding; and

               (iii) whether or not Landlord shall have collected any monthly Deficiency as aforesaid,
Landlord shall be entitled to recover from Tenant, and Tenant shall pay to Landlord, on demand, in
lieu of any further Deficiency as and for liquidated and agreed final damages, a sum equal (A) to
the amount by which the Fixed Rent and Additional Rent for the period which otherwise would have
constituted the unexpired portion of the Term (conclusively presuming the Additional Rent for each
year thereof to be the same as was payable for the year immediately preceding such termination or
re-entry) exceeds (B) the then fair and reasonable rental value of the Premises, including
Additional Rent for the same period, both discounted to present value at the rate of six percent
(6%) per annum less (C) the aggregate amount of
Deficiencies previously collected by Landlord pursuant to the provisions of Subsection

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17.2(a)(ii) for the same period. If, before presentation of proof of such liquidated damages to
any court, commission or tribunal, Landlord shall have relet the Premises or any part thereof for
the period which otherwise would have constituted the unexpired portion of the Term, or any part
thereof, the amount of net rents collected in connection with such reletting shall be deemed, prima
facie, to be the fair and reasonable rental value for the part or the whole of the Premises so
relet during the term of the reletting.

          (b) If Landlord shall relet the Premises, or any part thereof, together with other space in
the Building or if Landlord relets the Premises for a period that extends beyond the scheduled
Expiration Date hereunder, the net rents collected under any such reletting and the expenses of any
such reletting shall be equitably apportioned for the purposes of this Section 17.2. Tenant shall
in no event be entitled to any rents collected or payable under any reletting, whether or not such
rents shall exceed the Fixed Rent reserved in this Lease. Nothing contained in Article 16 or this
Article 17 shall be deemed to limit or preclude the recovery by Landlord from Tenant of the maximum
amount allowed to be obtained as damages by any statute or rule of law, or of any sums or damages
to which Landlord may be entitled in addition to the damages set forth in this Section 17.2.

ARTICLE 18

FEES AND EXPENSES

          Section 18.1 If an Event of Default shall occur under this Lease or if Tenant shall knowingly
do or permit to be done any act or thing upon the Premises which would cause Landlord to be in
default under any Superior Lease or Mortgage, or if Tenant shall fail to comply with its
obligations under this Lease by reason thereof and the preservation of property or the safety of
any tenant, occupant or other person is threatened thereby, Landlord may, after reasonable prior
notice to Tenant except in an emergency, perform the same for the account of Tenant or make any
expenditure or incur any obligation for the payment of money for the account of Tenant. All
amounts expended by Landlord in connection with the foregoing, including reasonable attorneys’ fees
and disbursements in instituting, prosecuting or defending any action or proceeding or recovering
possession, and the cost thereof, with interest thereon at the Default Rate, shall be deemed to be
Additional Rent hereunder and shall be paid by Tenant to Landlord within ten (10) days of rendition
of any bill or statement to Tenant therefor.

          Section 18.2 If Tenant shall fail to pay any installment of Fixed Rent and/or Additional Rent
when due, Tenant shall pay to Landlord, in addition to such installment of Fixed Rent and/or
Additional Rent, as the case may be, as a late charge and as Additional Rent, a sum equal to
interest at the Default Rate on the amount unpaid, computed from the date such payment was due to
and including the date of payment.

          Section 18.3 In the case of any dispute among the parties, the prevailing party shall be
entitled to reimbursement for its reasonable costs, including reasonable attorneys’ fees, incurred
in any such dispute, through and including all levels of appeal and post judgment proceedings.

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ARTICLE 19

NO REPRESENTATIONS BY LANDLORD

Except as otherwise set forth herein, Landlord and Landlord’s agents have made no warranties,
representations, statements or promises with respect to (a) the rentable and usable areas of the
Premises or the Building, (b) the amount of any current or future operating expenses or taxes, (c)
the compliance with applicable Laws of the Premises, Premises Equipment or the Building, or (d) the
suitability of the Premises or the Premises Equipment for any particular use or purpose. No
rights, easements or licenses are acquired by Tenant under this Lease, by implication or otherwise,
except as expressly set forth herein. This Lease (including any Exhibits referred to herein and
all supplementary agreements provided for herein) contains the entire agreement between the parties
and all understandings and agreements previously made between Landlord and Tenant are merged in
this Lease, which alone fully and completely expresses their agreement. Tenant is entering into
this Lease after full investigation, and is not relying upon any statement or representation made
by Landlord not embodied in this Lease.

ARTICLE 20

END OF TERM

          Section 20.1 Upon the expiration or other termination of this Lease, Tenant shall quit and
surrender to Landlord the Premises, Premises Equipment, and Tenant’s Alterations (as identified by
Landlord pursuant to Section 4.3), vacant, broom clean, in good order and condition, ordinary wear
and tear and damage for which Tenant is not responsible under the terms of this Lease excepted, and
Tenant shall remove all of Tenant’s Property from the Premises and this obligation shall survive
the expiration or sooner termination of the Term. If the last day of the Term or any renewal
thereof falls on a day that is not a Business Day, this Lease shall expire on the Business Day
immediately following. Tenant expressly waives, for itself and for any Person claiming through or
under Tenant, any rights which Tenant or any such Person may have under any Law in connection with
any holdover summary proceedings which Landlord may institute to enforce the foregoing provisions
of this Article 20.

          Section 20.2 Tenant acknowledges that Tenant or any Tenant Party remaining in possession of
the Premises after the expiration or earlier termination of this Lease would create an unusual
hardship for Landlord and for any prospective tenant. Tenant therefor covenants that if for any
reason Tenant or any Tenant Party shall fail to vacate and surrender possession of the Premises or
any part thereof on or before the expiration or earlier termination of this Lease and the Term,
then Tenant’s continued possession of the Premises shall be as a holdover tenant, during which
time, without prejudice and in addition to any other rights and remedies Landlord may have under
this Lease or applicable Laws, Tenant shall pay to Landlord for each month and for each portion of
any month during which Tenant holds over, an amount equal to the greater of (a) one and one half
(1.50) times the Fixed Rent and Additional Rent payable under this Lease for the last full calendar
month of the Term, or (b) one and one half (1.50) times the fair market rental value of the
Premises for such month (as determined by Landlord based upon the then most recent arms length
leases of comparable space in the Building). The provisions of this Section 20.2 shall not in any
way be deemed to (A) permit Tenant to remain in possession of the Premises after the Expiration
Date or sooner termination of this Lease, or (B) imply any right of Tenant to use or occupy the
Premises upon expiration or termination of this Lease and the Term,

39

 

and no acceptance by Landlord of payments from Tenant after the Expiration Date or sooner
termination of the Term shall be deemed to be other than on account of the amount to be paid by
Tenant in accordance with the provisions of this Article 20. Tenant’s obligations under this
Article 20 shall survive the expiration or earlier termination of this Lease.

ARTICLE 21

QUIET ENJOYMENT

          Provided no Event of Default has occurred and is continuing, Tenant may peaceably and quietly
enjoy the Premises without hindrance by Landlord or any Person subject, nevertheless, to the terms
and conditions of this Lease.

ARTICLE 22

NO WAIVER; NON-LIABILITY

          Section 22.1 No act or thing done by Landlord or Landlord’s agents during the Term shall be
deemed an acceptance of a surrender of the Premises, and no agreement to accept such surrender
shall be valid unless in writing and signed by Landlord. No employee of Landlord or of Landlord’s
agents shall have any power to accept the keys of the Premises prior to the termination of this
Lease. The delivery of keys to any employee of Landlord or of Landlord’s agents shall not operate
as a termination of this Lease or a surrender of the Premises. Neither Landlord nor its agents
shall be liable for the loss of or damage to any property of Tenant by theft or otherwise except
where caused by Landlord’s gross negligence or intentional wrongdoing.

          Section 22.2 The failure of Landlord or Tenant to seek redress for violation of, or to insist
upon the strict performance of, any covenant or condition of this Lease, or any of the Rules and
Regulations set forth or hereafter adopted by Landlord, shall not prevent a subsequent act, which
would have originally constituted a violation, from having all of the force and effect of an
original violation. The receipt by Landlord or payment by Tenant of Fixed Rent and/or Additional
Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of
such breach. The failure of Landlord to enforce any of the Rules and Regulations set forth, or
hereafter adopted, against Tenant or any other tenant in the Building shall not be deemed a waiver
of any such Rules and Regulations. Landlord shall not enforce the Rules and Regulations against
Tenant in a discriminatory manner. No provision of this Lease shall be deemed to have been waived
by Landlord or Tenant, unless such waiver be in writing signed by Landlord or Tenant, as the case
may be. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly Fixed Rent
or any Additional Rent shall be deemed to be other than on account of the next installment of Fixed
Rent or Additional Rent, as the case may be, or as Landlord may elect to apply same, nor shall any
endorsement or statement on any check or any letter accompanying any check or payment as Fixed Rent
or Additional Rent be deemed an accord and satisfaction, and Landlord may accept such check or
payment without prejudice to Landlord’s right to recover the balance of such Fixed Rent or
Additional Rent or pursue any other remedy in this Lease provided. Any executory agreement
hereafter made shall be ineffective to change, modify, discharge or effect an abandonment of this
Lease in whole or in part unless such executory agreement is in writing and signed by the party
against whom enforcement of the change, modification, discharge or abandonment is sought. All
references in

40

 

this Lease to the consent or approval of Landlord shall be deemed to mean the written consent
or approval of Landlord and no consent or approval of Landlord shall be effective for any purpose
unless such consent or approval is set forth in a written instrument executed by Landlord.

          Section 22.3 (a) Subject to the provisions of Section 11.2 and except for Landlord’s gross
negligence or intentional wrongdoing, neither Landlord nor its agents shall be liable for any
injury or damage to persons or property or interruption of Tenant’s business resulting from fire,
explosion, falling plaster, steam, gas, electricity, water, rain or snow or leaks from any part of
the Building or from the pipes, appliances or plumbing works or from the roof, street or subsurface
or from any other place or by dampness or by any other cause of whatsoever nature; nor shall
Landlord or its agents be liable for any such damage caused by other tenants or persons in the
Building or caused by construction of any private, public or quasi-public work; nor shall Landlord
be liable for any latent defect in the Premises or in the Building (except that Landlord shall be
required to repair the same to the extent provided in Article 6, Article 12 and Article 13).
Nothing in the foregoing shall affect any right of Landlord to the indemnity from Tenant to which
Landlord may be entitled under Article 28 in order to recoup for payments made to compensate for
losses of third parties.

          (b) If, at any time or from time to time, any windows of the Premises are temporarily closed,
darkened or bricked-up for any reason whatsoever, or any of such windows are permanently closed,
darkened or bricked-up if required by any Law or related to any construction upon property adjacent
to the Real Property by parties other than Landlord, Landlord shall not be liable for any damage
Tenant may sustain thereby and Tenant shall not be entitled to any compensation therefor nor
abatement of Fixed Rent or Additional Rent nor shall the same release Tenant from its obligations
hereunder nor constitute an eviction or constructive eviction of Tenant from the Premises.

ARTICLE 23

WAIVER OF TRIAL BY JURY

The respective parties hereto shall and they hereby do waive trial by jury in any action,
proceeding or counterclaim brought by either of the parties hereto against the other (except for
personal injury or property damage) on any matters whatsoever arising out of or in any way
connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of
the Premises, or for the enforcement of any remedy under any statute, emergency or otherwise. If
Landlord commences any summary proceeding against Tenant, Tenant will not interpose any
counterclaim of whatever nature or description in any such proceeding (unless failure to impose
such counterclaim would preclude Tenant from asserting in a separate action the claim which is the
subject of such counterclaim), and will not seek to consolidate such proceeding with any other
action which may have been or will be brought in any other court by Tenant.

ARTICLE 24

INABILITY TO PERFORM

          This Lease and the obligation of Tenant to pay Fixed Rent and Additional Rent hereunder and
the obligation of Landlord and Tenant to perform all of the other covenants and

41

 

agreements hereunder on the part of Tenant or Landlord to be performed will not be affected,
impaired or excused because Landlord or Tenant is unable to fulfill any of its obligations under
this Lease expressly or impliedly to be performed by Landlord or Tenant, as the case may be, or
because Landlord or Tenant is unable to make, or is delayed in making any repairs, additions,
alterations, improvements or decorations or is unable to supply or is delayed in supplying any
equipment or fixtures, if Landlord or Tenant is prevented or delayed from so doing by reason of
strikes or labor troubles, or by any cause whatsoever beyond Landlord’s or Tenant’s control,
including accident, governmental preemption in connection with a national emergency or by reason of
any Laws or by reason of the conditions of supply and demand which have been or are affected by war
or other emergency (“Unavoidable Delays”).

ARTICLE 25

BILLS AND NOTICES

          Except as otherwise expressly provided in this Lease, any bills, statements, consents,
notices, demands, requests or other communications given or required to be given under this Lease
shall be in writing and shall be deemed sufficiently given or rendered if delivered by hand
(against a signed receipt), sent by a nationally recognized overnight courier service, or sent by
registered or certified mail (return receipt requested) and addressed:

	 	 	 	 	 
	 

	 	if to Landlord, as follows:
	 	Level 3 Communications, LLC
	 

	 	 	 	1025 Eldorado Boulevard
	 

	 	 	 	Broomfield, Colorado 80021
	 

	 	 	 	Attention: Vice President of Real Estate
	 
	 	 	 	 
	 

	 	with a copy to:
	 	Level 3 Communications, LLC
	 

	 	 	 	1025 Eldorado Boulevard
	 

	 	 	 	Broomfield, Colorado 80021
	 

	 	 	 	Attention: General Counsel
	 
	 	 	 	 
	 

	 	if to Tenant, as follows:
	 	Envoy Corporation
	 

	 	 	 	c/o Emdeon Corporation
	 

	 	 	 	669 River Drive
	 

	 	 	 	Elmwood Park, NJ 07407
	 

	 	 	 	Attention: General Counsel
	 
	 	 	 	 
	 

	 	With a copy to:
	 	Envoy Corporation
	 

	 	 	 	26 Century Boulevard
	 

	 	 	 	Suite 601
	 

	 	 	 	Nashville, TN 37214
	 

	 	 	 	Attn: Chief Legal Officer

Any such bill, statement, consent, notice, demand, request or other communication given as provided
in this Article 25 shall be deemed to have been rendered or given (i) on the date when it shall
have been received, or (ii) on the date when delivery shall have been refused. Any such address of
Landlord or Tenant may be changed by notice to the other party as set forth herein.

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ARTICLE 26

RULES AND REGULATIONS

          Landlord reserves the right, from time to time, to adopt additional reasonable and
non-discriminatory Rules and Regulations and to amend the Rules and Regulations then in effect,
provided same do not increase Tenant’s obligations hereunder or interfere with the operation of
Tenant’s business Tenant and all Tenant Parties shall comply with the Rules and Regulations, as so
supplemented or amended after notice thereof to Tenant. Nothing contained in this Lease shall be
construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations or
terms, covenants or conditions in any other lease against any other tenant, and Landlord shall not
be liable to Tenant for violation of the same by any other tenant, its employees, agents, visitors
or licensees. If there shall be any inconsistencies between this Lease and the Rules and
Regulations, the provisions of this Lease shall prevail.

ARTICLE 27

BROKER

          Section 27.1 Landlord and Tenant represent and warrant to each other that it has not dealt
with any broker in connection with this Lease other than Commercial Advisors LLC and Cushman and
Wakefield, Inc. (collectively, the “Brokers”) and that to the best of its knowledge and belief, no
other broker, finder or similar Person procured or negotiated this Lease or is entitled to any fee
or commission in connection herewith.

          Section 27.2 Tenant shall indemnify, defend, protect and hold Landlord harmless from and
against any and all losses, liabilities, damages, claims, judgments, fines, suits, demands, costs,
interest and expenses of any kind or nature (including reasonable attorneys’ fees and
disbursements) which Landlord may incur by reason of any claim of or liability to any broker,
finder or like agent (other than Brokers) arising out of any dealings claimed to have occurred
between the Tenant and the claimant in connection with this Lease, or the above representation by
Tenant being false. The provisions of this Article 27 shall survive the expiration or earlier
termination of the Term.

          Section 27.3 Landlord agrees to pay for all commissions or finders fees payable to Brokers in
connection with this transaction pursuant to a separate agreement between Landlord and Landlord’s
Broker.

          Section 27.4 Landlord agrees to indemnify, defend and hold Tenant harmless from and against
all claims for brokerage commissions or finders fees by any person claiming to have been retained
by Landlord in connection with this transaction.

ARTICLE 28

INDEMNITY

          Section 28.1 Tenant shall not do or permit any act or thing to be done upon the Premises which
may subject Landlord to any liability or responsibility for injury, damages to persons or property
or to any liability by reason of any violation of law or of any Law, but shall exercise such
control over the Premises as to fully protect Landlord against any such liability. Subject to the
provisions of Sections 11.2 and 11.3, Tenant shall defend, indemnify and save

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harmless Landlord from and against (a) all claims of whatever nature against Landlord arising
from any act, omission, negligence or willful misconduct of Tenant or any Tenant Party, (b) all
claims against Landlord arising from any accident, injury or damage whatsoever caused to any person
or to the property of any person and occurring during the Term in or about the Premises, (c) all
claims against Landlord arising from any accident, injury or damage occurring outside of the
Premises but anywhere within or about the Real Property, where such accident, injury or damage
results or is claimed to have resulted from an act, omission or negligence of Tenant or any Tenant
Party, and (d) any breach, violation or nonperformance of any covenant, condition or agreement in
this Lease set forth and contained on the part of Tenant to be fulfilled, kept, observed and
performed. This indemnity and hold harmless agreement shall include indemnity from and against any
and all liability, fines, suits, demands, costs and expenses of any kind or nature (including
reasonable attorneys’ fees and disbursements) incurred in or in connection with any such claim or
proceeding brought thereon, and the defense thereof.

          Section 28.2 Subject to Sections 11.2 and 11.3, Landlord shall defend, indemnify and save
harmless Tenant from and against (a) all claims of whatever nature against Tenant arising from any
act, omission, negligence or willful misconduct of Landlord, any Affiliate of Landlord, any of
their respective direct or indirect partners, officers, shareholders, directors, members, trustees,
beneficiaries, employees, principals, contractors, licensees, invitees, servants, agents or
representatives (collectively, “Landlord Party”) and (b) any breach, violation or nonperformance of
any covenant, condition or agreement in this Lease set forth and contained on the part of Landlord
to be fulfilled, kept, observed and performed. This indemnity and hold harmless agreement shall
include indemnity from and against any and all liability, fines, suits, demands, costs and expenses
of any kind or nature (including reasonable attorneys’ fees and disbursements) incurred in or in
connection with any such claim or proceeding brought thereon, and the defense thereof.

          Section 28.3 Tenant agrees to defend, indemnify and hold harmless Landlord and any partner,
shareholder, director, officer, principal, employee or agent, directly and indirectly, of Landlord,
from and against all obligations (including removal and remedial actions), losses, claims, suits,
judgments, liabilities, penalties, damages (including consequential and punitive damages), costs
and expenses (including reasonable attorneys’ and consultants’ fees and expenses) of any kind or
nature whatsoever that may at any time be incurred by, imposed on or asserted against Landlord or
any such party directly or indirectly based on, or arising or resulting from (a) the actual or
alleged presence of Hazardous Materials on the Premises or in the Building which is caused or
permitted by Tenant, and (b) any Environmental Claim caused by Tenant’s operation or use of the
Premises, Premises Equipment, Tenant’s Alterations or the Building. The provisions of this Article
28 shall survive the expiration or sooner termination of this Lease.

ARTICLE 29

SECURITY DEPOSIT

          Section 29.1 Tenant has deposited the Security Deposit with Landlord as security for the full
and faithful performance of every provision of this Lease to be performed by Tenant through the
Term and all renewals thereto. If an Event of Default shall have occurred with respect to any
provision of this Lease, including but not limited to the provisions relating to

44

 

the payment of Fixed Rent and Additional Rent, Landlord may use, apply or retain all or any
part of this Security Deposit for the payment of any Fixed or Additional Rent or any other sum as
to which Tenant is in default or for the payment of any other amount which Landlord may spend or
become obligated to spend by reason of such Event of Default, or to compensate Landlord for any
other loss, cost or damage which Landlord may suffer by reason of such Event of Default to the
extent permitted under this Lease. Landlord shall give Tenant notice contemporaneously with such
use or application of any portion of the Security Deposit. Tenant shall, within ten (10) Business
Days after the giving of such notice, deposit with Landlord cash (or other suitable collateral such
as an additional letter of credit) in an amount sufficient to restore the Security Deposit to the
amount then required pursuant to the terms of this Article 29 and Tenant’s failure to do so shall
be a breach of this Lease. Landlord shall not, unless otherwise required by Laws, pay interest to
Tenant on the Security Deposit, and if Landlord is required to maintain the Security Deposit in an
interest bearing account, Landlord will retain the maximum amount permitted under Laws as a
bookkeeping and administrative charge. Tenant shall not assign or encumber any part of the
Security Deposit, and no assignment or encumbrance by Tenant of all of any part of the Security
Deposit shall be binding upon Landlord, whether made prior to, during, or after the Term. Landlord
shall not be required to exhaust its remedies against Tenant or against the Security Deposit before
having recourse to any other form of security held by Landlord and recourse by Landlord to any
Security Deposit shall not affect any remedies of Landlord which are provided in this Lease or
which are available to Landlord in law or in equity. If Tenant shall fully and faithfully perform
every covenant and provision of this Lease to be performed and observed by Tenant, the Security
Deposit or any balance thereof shall be returned to Tenant reasonably promptly after the expiration
or sooner termination (other than a termination pursuant to Article 17) of the Term and Tenant’s
surrender to Landlord of the Premises, but in no event later than sixty (60) days after such
expiration or termination. In the event the Building is sold, Landlord shall transfer the Security
Deposit to the new owner and Landlord shall thereupon be released by Tenant from all liability for
the return of said Security Deposit; and Tenant agrees to look to the new owner solely for the
return of the Security Deposit. A lease of the entire Building shall be deemed a transfer within
the meaning of the foregoing sentence. Landlord shall notify or cause Tenant to be notified in the
event of any transfer of the Building.

          Section 29.2 Landlord agrees to reduce the Security Deposit as set forth below. Landlord
shall have no obligation to reduce and Tenant shall have no right to request a reduction in the
Security Deposit unless all of the following conditions have been satisfied on the date of the
scheduled reduction to the Security Deposit:

          (a) No Event of Default shall have occurred and be continuing under this Lease; and

          (b) there shall not have occurred any material adverse change in the financial condition of
Tenant from the condition described in the financial statements submitted by Tenant to Landlord in
connection with this Lease.

Notwithstanding the foregoing, if an Event of Default existed on the date of the scheduled
reduction of the Security Deposit and Tenant subsequently cures said Event of Default without
Landlord having terminated this Lease, Tenant shall then be entitled to an immediate reduction

45

 

of said Security Deposit at the time of said cure by Tenant by the amount as to which said Security
Deposit would have been reduced had such Event of Default not existed.

          Section 29.3 (a) Subject to the terms in Section 29.2, the Security Deposit shall be reduced
from the original Two Hundred Ninety-Five Thousand and no/100 Dollars ($295,000.00):

               (i) on the first day of December 2006, the Security Deposit shall be reduced by Seventy-Two
Thousand Four Hundred Forty-Six and 80/100 Dollars ($72,446.80) and such amount shall be credited
towards the monthly Rent for December 2006 and January 2007;

               (ii) on the first day of December 2007, the Security Deposit shall be reduced by Seventy-Two
Thousand Four Hundred Forty-Six and 80/100 Dollars ($72,446.80) and such amount shall be credited
towards the monthly Rent for December 2006 and January 2008; and

               (iii) on the first day of December 2008, the Security Deposit shall be reduced by Seventy-Two
Thousand Four Hundred Forty-Six and 80/100 Dollars ($72,446.80) and such amount shall be credited
towards the monthly Rent for December 2008 and January 2009.

          (b) Notwithstanding anything herein to the contrary, the Security Deposit shall not be reduced
below Seventy-Seven Thousand Six Hundred Fifty-Nine and 60/100 Dollars ($77,659.60) through the
Term and all renewals of this Lease.

ARTICLE 30

RENEWAL OPTION

          Section 30.1 Tenant shall have the right, at its option (the “First Renewal Option”), to renew
the initial term of this Lease, for the entire Premises and Premises Equipment, for an initial
renewal term (the “First Renewal Term”) commencing on the day following the Expiration Date (the
“First Renewal Term Commencement Date”) and expiring on the fifth (5th) anniversary of the
Expiration Date (the “First Renewal Term Expiration Date”). Tenant shall have no right to exercise
the First Renewal Option unless all of the following conditions have been satisfied on the date of
the First Renewal Notice (as defined below) and on the First Renewal Term Commencement Date:

          (a) No Event of Default shall have occurred and be continuing under this Lease;

          (b) There shall not have occurred any material adverse change in the financial condition of
Tenant from the condition described in the financial statements submitted by Tenant to Landlord in
connection with this Lease, as determined by Landlord in Landlord’s reasonable discretion; and

46

 

          (c) Original Tenant (or a permitted assignee, successor or transferee), and its Affiliates
shall occupy not less than seventy-five percent (75%) of the then-existing Premises Area.

          Section 30.2 If Tenant elects to renew this Lease for the First Renewal Term, Tenant shall
give Landlord notice thereof (the “First Renewal Notice”) not more than eighteen (18) months and
not less than twelve (12) months prior to the Expiration Date, and time shall be of the essence
with respect to the giving of the First Renewal Notice. If Tenant shall send the First Renewal
Notice within the time and in the manner herein provided, this Lease shall be deemed renewed for
the First Renewal Term upon the terms, covenants and conditions in this Lease contained, with the
exception of Fixed Rent.

          Section 30.3 Fixed Rent for the First Renewal Term shall be determined as of the date which is
twelve (12) months prior to the Expiration Date and shall be one hundred percent (100%) of the Fair
Market Rental Value ( as hereinafter defined) of the Premises (as determined separately for the
Data Center Space and the Unimproved Space) for the First Renewal Term (the “First Renewal Term
FMV”), plus an annual increase equivalent to that then payable under new leases of comparable space
in the Building and in comparable buildings in the greater Memphis metropolitan area for the
Permitted Use, separately for the Data Center Space and the Unimproved Space. For the purposes
hereof “Fair Market Rental Value” shall mean the amount a willing landlord would accept and a
willing Tenant would pay to rent the Premises based on comparable rentals in the Memphis Area of
similar facilities and taking into account all relevant factors, including the fact that Tenant may
not be receiving concessions otherwise available to other tenants. If the parties cannot agree on
the Fair Market Rental Value same shall be determined as provided in Section 30.4 of this Lease.
In addition, in determining Fair Market Rental Value, Alterations made by Tenant and equipment
additions, upgrades and replacements shall not be considered, and the Fair Market Rental Value of
the Premises shall be determined as if the Premises were in the condition same were in on the
Commencement Date.

          Section 30.4 Within twenty (20) days after the giving by Tenant of the First Renewal Notice,
Landlord will notify Tenant of the amount of the Fixed Rent for the First Renewal Term (the “First
Renewal Rental Notice”), which shall set forth Landlord’s calculation of the First Renewal Term
FMV, as determined separately for the Data Center Space and Unimproved Space. In the event that
Tenant shall dispute Landlord’s calculation of the First Renewal Term FMV, such dispute shall be
submitted to arbitration and shall be determined by a single arbitrator in the manner set forth in
Section 30.5.

          Section 30.5 (a) If Tenant shall dispute Landlord’s calculation of the First Renewal Term FMV
as set forth in the First Renewal Rental Notice, such dispute shall be submitted to arbitration and
shall be determined by a single arbitrator appointed in accordance with the American Arbitration
Association Real Estate Valuation Arbitration Proceeding Rules. Such arbitrator shall be impartial
and shall have not less than ten (10) years’ experience in the greater Memphis metropolitan area in
a calling related to the leasing of commercial space in buildings comparable to the Building, and
the fees of such arbitrator shall be shared equally by Landlord and Tenant.

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          (b) Within fifteen (15) days following the appointment of such arbitrator, each party shall
attend a hearing before such arbitrator wherein each party shall submit a report setting forth its
determination of the First Renewal Term FMV, together with such information on comparable rentals,
or such other evidence, as such party shall deem relevant.

          (c) The arbitrator shall, within fifteen (15) days following such hearing and submission of
evidence, render his or her decision by selecting the determination of First Renewal Term FMV
submitted by either Landlord or Tenant which, in the judgment of the arbitrator, most nearly
reflects the First Renewal Term FMV. It is expressly understood that the decision of such
arbitrator shall be final and binding upon the parties hereto.

          (d) For purposes of the determination of the First Renewal Term FMV, whether by estimate of
Landlord or by arbitration, Landlord or such arbitrator shall take into account the then current
rentals or occupancy fees and tenant concessions for the renting of or granting of use or occupancy
rights for comparable space in the Building and in comparable buildings in the greater Memphis
metropolitan area for the Permitted Use, and shall take into account all relevant factors, but
shall not take into account the value of Tenant’s removable technical installations at the Premises
and the Building. The determination of the First Renewal Term FMV shall be based on the
assumptions and criteria stated in this Article 30, and the arbitrator shall not have the power to
add to, modify or change any of the provisions of this Lease. After a determination has been made
of the First Renewal Term FMV, the parties shall execute and deliver to each other an agreement
setting forth the Fixed Rent therefor as so determined.

          (e) If the final determination of Fixed Rent for the Premises for the First Renewal Term shall
not be made on or before the First Renewal Term Commencement Date in accordance with the provisions
of this Article 30, then pending such final determination, Tenant shall pay as Fixed Rent for the
Premises for the First Renewal Term the amount of Fixed Rent as set forth by Landlord in the First
Renewal Rental Notice. If, based upon the final determination of such Fixed Rent as provided
herein, the payments made by Tenant on account of Fixed Rent were (i) less than Fixed Rent as
finally determined in accordance with the provisions hereof, Tenant shall pay to Landlord the
amount of such deficiency within thirty (30) days after demand therefor, or (ii) greater than Fixed
Rent as finally determined in accordance with the provisions hereof, Landlord shall, at Landlord’s
option, either credit the amount of such excess against the next installments of Fixed Rent due
under this Lease, and/or refund the amount of such excess to Tenant.

          Section 30.6 Tenant shall have the right, at its option (the “Second Renewal Option”), to
renew the First Renewal Term of this Lease, for the entire Premises and the Premises Equipment, for
a second renewal term (the “Second Renewal Term”) commencing on the day following the First Renewal
Term Expiration Date (the “Second Renewal Term Commencement Date”) and expiring on the fifth (5th)
anniversary of the First Renewal Term Expiration Date (the “Second Renewal Term Expiration Date”).
Tenant shall have no right to exercise the Second Renewal Option unless all of the following
conditions have been satisfied on the date of the Second Renewal Notice (as defined below) and on
the Second Renewal Term Commencement Date:

48

 

          (a) No Event of Default shall have occurred and be continuing under this Lease;

          (b) There shall not have occurred any material adverse change in the financial condition of
Tenant from the condition described in the financial statements submitted by Tenant to Landlord in
connection with this Lease, as determined by Landlord in Landlord’s sole discretion; and

          (c) Original Tenant (or a permitted assignee, successor or transferee), and its Affiliates
shall occupy not less than seventy-five percent (75%) of the then-existing Premises Area.

          Section 30.7 If Tenant elects to renew this Lease for the Second Renewal Term, Tenant shall
give notice to Landlord thereof (the “Second Renewal Notice”), not more than eighteen (18) months
and not less than twelve (12) months prior to the First Renewal Term Expiration Date, and time
shall be of the essence with respect to the giving of the Second Renewal Notice. If Tenant shall
send the Second Renewal Notice within the time and in the manner herein provided, this Lease shall
be deemed renewed for the Second Renewal Term upon the terms, covenants and conditions in this
Lease contained, with the exception of Fixed Rent.

          Section 30.8 Fixed Rent for the Second Renewal Term shall be determined as of the date which
is twelve (12) months prior to the First Renewal Term Expiration Date and shall be one hundred
percent (100%) of the Fair Market Rental Value of the Premises (as determined separately for the
Data Center Space and the Unimproved Space) for the Second Renewal Term (the “Second Renewal Term
FMV”), determined in accordance with Section 30.9, plus an amount equal to the annual increase in
Fixed Rent during the First Renewal Term, as determined pursuant to Section 30.3. During the
Second Renewal Term, Fixed Rent for the Premises shall increase on each anniversary of the Second
Renewal Term Commencement Date at an annual rate of increase equivalent to that then payable under
new leases of comparable space in the Building and in comparable buildings in the greater Memphis
metropolitan area for the Permitted Use, separately for the Data Center Space and the Unimproved
Space.

          Section 30.9 Within twenty (20) days after the giving by Tenant of a Second Renewal Notice,
Landlord will notify Tenant of the amount of the Fixed Rent for the Second Renewal Term (the
“Second Renewal Rental Notice”), which shall set forth Landlord’s calculation of the Second Renewal
Term FMV, as determined separately for the Data Center Space and the Unimproved Space. In the
event that Tenant shall dispute Landlord’s calculation of the Second Renewal Term FMV, such dispute
shall be submitted to arbitration and shall be determined by a single arbitrator in the manner set
forth in Section 30.5.

ARTICLE 31

MISCELLANEOUS

          Section 31.1 (a) The obligations of Landlord under this Lease shall not be binding upon
Landlord named herein after the sale, conveyance, assignment or transfer by such Landlord (or upon
any subsequent landlord after the sale, conveyance, assignment or transfer by such subsequent
landlord) of its interest in the Building or the Real Property, as the case may be

49

 

provided any such subsequent landlord assumes all of Landlord’s obligations hereunder, and in
the event of any such sale, conveyance, assignment or transfer, Landlord shall be and hereby is
entirely freed and relieved of all covenants and obligations of Landlord hereunder, and the
transferee of Landlord’s interest in the Building or the Real Property, as the case may be, shall
be deemed to have assumed all obligations under this Lease. Prior to any such sale, conveyance,
assignment or transfer, the liability of Landlord for Landlord’s obligations under this Lease shall
be limited to Landlord’s interest in the Real Property and Tenant shall not look to any other
property or assets of Landlord or the property or assets of any of the Exculpated Parties (defined
below) in seeking either to enforce Landlord’s obligations under this Lease or to satisfy a
judgment for Landlord’s failure to perform such obligations.

          (b) Notwithstanding anything set forth in this Lease to the contrary, Tenant shall look solely
to Landlord to enforce Landlord’s obligations hereunder and no partner, shareholder, director,
officer, principal, employee or agent, directly or indirectly, of Landlord (such partner,
shareholder, director, officer, principal, employee and agent of Landlord being referred to herein
collectively as, the “Exculpated Parties”) shall be personally liable for the performance of
Landlord’s obligations under this Lease. Tenant shall not seek any damages against any of the
Exculpated Parties with respect to this Lease, the Premises and the Building, except for their
grossly negligent or intentionally malicious acts.

          Section 31.2 Intentionally Deleted.

          Section 31.3 (a) This Lease may not be changed, modified, terminated or discharged, in whole
or in part, except by a writing, executed by the party against whom enforcement of the change,
modification, termination or discharge is to be sought.

          (b) This Lease shall be governed in all respects by the laws of the State of Tennessee
applicable to agreements executed in and to be performed wholly within the State.

          (c) If any term, covenant, condition or provision of this Lease, or the application thereof to
any person or circumstance, shall ever be held to be invalid or unenforceable, then in each such
event the remainder of this Lease or the application of such term, covenant, condition or provision
to any other person or any other circumstance (other than those as to which it shall be invalid or
unenforceable) shall not be thereby affected, and each term, covenant, condition and provision
hereof shall remain valid and enforceable to the fullest extent permitted by law.

          (d) If at the commencement of, or at any time or times during the Term, the Fixed Rent and
Additional Rent reserved in this Lease shall not be fully collectible by reason of any Law, Tenant
shall enter into such agreements and take such other steps (without additional expense to Tenant)
as Landlord may request and as may be legally permissible to permit Landlord to collect the maximum
rents which may from time to time during the continuance of such legal rent restriction be legally
permissible (and not in excess of the amounts reserved therefor under this Lease). Upon the
termination of such legal rent restriction prior to the expiration of the Term, (i) Fixed Rent and
Additional Rent shall become and thereafter be payable hereunder in accordance with the amounts
reserved in this Lease for the periods following such termination, and (ii) Tenant shall pay to
Landlord, if legally permissible, an

50

 

amount equal to (A) the items of Fixed Rent and Additional Rent which would have been paid
pursuant to this Lease but for such legal rent restriction less (B) the rents paid by Tenant to
Landlord during the period or periods such legal rent restriction was in effect.

          (e) The covenants, conditions and agreements contained in this Lease shall bind and inure to
the benefit of Landlord and Tenant and their respective legal representatives, successors, and,
except as otherwise provided in this Lease, their assigns.

          Section 31.4 Except as expressly provided to the contrary in this Lease, all disputes arising,
directly or indirectly, out of or relating to this Lease, and all actions to enforce this Lease,
shall be dealt with and adjudicated in the state courts of Tennessee or the Federal courts sitting
for Memphis, Tennessee; and for that purpose hereby expressly and irrevocably submits itself to the
jurisdiction of such courts.

          Section 31.5 Tenant hereby irrevocably waives, with respect to itself and its property, any
diplomatic or sovereign immunity of any kind or nature, and any immunity from the jurisdiction of
any court or from any legal process, to which Tenant may be entitled, and agrees not to assert any
claims of any such immunities in any action brought by Landlord under or in connection with this
Lease. Tenant acknowledges that the making of such waivers, and Landlord’s reliance on the
enforceability thereof, is a material inducement to Landlord to enter into this Lease.

          Section 31.6 Tenant shall have no rights to install or otherwise place any sign on the
Building or Real Property without the prior written consent of Landlord, which consent may not be
unreasonably withheld, conditioned or delayed.

          Section 31.7 Except for public or other governmental filings, neither Landlord nor Tenant
shall issue any press releases, or hold any press conferences or other media events, whereby this
Lease or any of the material terms of this Lease shall be made public, without the prior approval
of the other party. Landlord and Tenant agree to keep this Lease and all associated non-public
documents and information confidential and shall not disclose this Lease and all associated
non-public documents and information to any third party (specifically excluding such party’s
employees, agents, legal counsel, consultants, brokers, prospective subtenants, assignees and
lenders and their respective brokers and counsel), except as otherwise required by the Laws or to
enforce such party’s rights hereunder.

          Section 31.8 If Tenant applies for any economic incentives and/or is granted any economic
incentives by reason of Tenant’s presence or growth in the Building or otherwise, and provided that
any economic incentives sought by Tenant would not materially diminish any economic incentives as
to which Landlord is then actively seeking to obtain, Landlord shall cooperate with Tenant in a
commercially reasonable manner, at no cost to Landlord, in executing any necessary documents or
taking any necessary actions in connection therewith, and Landlord agrees that Tenant shall be
entitled to all of the benefits thereof whether same are in the form of real estate tax credits,
sales tax credits or other tax credits or savings, cash grants or otherwise.

          Section 31.9 If Landlord fails to perform any of its obligations hereunder and such failure
continues for twenty (20) days (or an appropriate shorter period in the event of an

51

 

emergency) (or such reasonably longer period if such default cannot be diligently cured by
Landlord within such twenty (20) day period and Landlord is in good faith diligently attempting to
cure same) after written notice thereof by Tenant to Landlord, and if such failure of Landlord to
perform materially interferes with the operation of Tenant’s business at the Premises, Tenant may
(but shall not be obligated to), perform such obligation, in which event the cost of such
performance, together with interest from the date of payment thereof at the Default Rate, shall be
reimbursed by Landlord to Tenant upon demand and if same is not so reimbursed, Tenant may (after
giving Landlord a separate written notice of Tenant’s intent to offset Fixed Rent and Additional
Rent no less than ten (10) Business Days prior to the next due date of Fixed Rent) offset such
amount against the Fixed Rent and Additional Rent due hereunder until fully paid. The performance
by Tenant of such obligation of Landlord shall not constitute a waiver of any right or remedy of
Tenant arising from such failure of Landlord. Notwithstanding anything in this Section 31.9 to the
contrary, in no event shall Tenant take any act or cure any Landlord failure if such act by Tenant
is likely to interfere with the operation of Landlord’s communication business at the Building or
Real Property.

** SIGNATURE PAGES FOLLOW **

52

 

IN WITNESS WHEREOF, Landlord and Tenant have respectively executed this Lease as of the day and
year first above written.

	 	 	 
	LANDLORD:

	 	LEVEL 3 COMMUNICATIONS, LLC
	 
	 	 
	 

	 	By: /s/ Gordon Boyes 

	 

	 	Name: Gordon Boyes
	 

	 	Title: Vice President 

	 	 	 	 	 	 
	STATE OF COLORADO

	 	 	)	 	 
	 

	 	ss.:
	 
	COUNTY OF BROOMFIELD

	 	 	)	 	 

          On
this 28th day of June in the year 2006 before me, the undersigned, a notary
public in and for said State, personally appeared Patrick Lynch of Level 3 Communications, LLC,
personally known to me or proved to me on the basis of satisfactory evidence to be the individual
whose name is subscribed to the within instrument and acknowledged to me that s/he executed the
same in his/her capacity, and that by his/her signature on the instrument, the individual, or the
person upon behalf of which the individual acted, executed the instrument.

                                                      Notary Public

	 	 	 
	(Affix Notarial Stamp)
	 	 
	 
	 	 
	TENANT:

	 	ENVOY CORPORATION
	 
	 	 
	 

	 	By: /s/ David A. Dutkus 

	 

	 	Name: David A. Dutkus
	 

	 	Title: Vice President — Legal and
	 

	 	Assistant Secretary

Tenant’s Federal Tax Identification Number: 58-2573488

	 	 	 	 	 
	STATE OF NEW JERSEY)
	 	 	 	 
	 

	 	ss.:

	COUNTY
OF Bergen

	 	 	)	 

          On
this 26th day of June in the year 2006 before me, the undersigned, a notary
public in and for said State, personally appeared David A. Dutkus, personally known to me or
proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to
the within instrument and acknowledged to me that s/he executed

53

 

the same in his/her capacity, and that by his/her signature on the instrument, the individual,
or the person upon behalf of which the individual acted, executed the instrument.

Notary Public

(Affix Notarial Stamp)

54

 

EXHIBIT A

FLOOR PLAN OF THE PREMISES

The floor plan on the following page is intended solely to identify the general outline of the
Premises, and should not be used for any other purpose. All areas, dimensions and locations are
approximate, and any physical conditions indicated may not exist as shown.

55

 

EXHIBIT B

                    1. The rights of tenants in the entrances, corridors, elevators of the Building are limited to
ingress to and egress from tenants’ premises for tenants and their employees, licenses and
invitees, and no tenant shall use, or permit the use of, the entrances, corridors, or elevators for
any other purpose. No tenant shall invite to such tenant’s premises, or permit the visit of,
persons in such numbers or under such conditions as to interfere with the use and enjoyment of any
of the entrances, corridors and other facilities of the Building by other tenants. Fire exits and
stairways are for emergency use only, and shall not be used for any other purposes by the tenants,
their employees, licensees or invitees. No tenant shall encumber or obstruct, or permit the
encumbrance or obstruction of, any of the sidewalks, entrances, corridors, fire exits or stairways
of the Building. Landlord reserves the right to control and operate the public portions of the
Building and the public facilities, as well as facilities furnished for the common use of tenants,
in such manner as it reasonably deems best for the benefit of tenants generally.

                    2. Tenant’s employees shall not loiter around the hallways, stairways, elevators, front, roof
or any other part of the Building used in common by the occupants thereof.

                    3. Except as otherwise provided in the Lease, Tenant shall not alter the exterior appearance
of the Building by installing signs, advertisements, notices or other graphics on exterior walls.

                    4. Except as specifically provided in the Lease, Tenant shall have no right to
install, repair or replace any satellite dish, antennae or other similar devices on the roof of the
Building without the prior written consent of Landlord. Any such device installed without such
written consent shall be subject to removal, at Tenant’s expense, without notice, at any time.

                    5. No awnings or other projections over or around the windows shall be installed by
any tenant.

                    6. No acids, vapors or other materials shall be discharged or permitted to be
discharged into the waste lines, vents or flues of the Building. The water and service closets and
other plumbing fixtures in or serving any tenant’s premises shall not be used for any purpose other
than the purpose for which they were designed or constructed and no sweepings, rubbish, rags, acids
or other foreign substances shall be deposited therein. All damages resulting from any misuse of
the fixtures shall be borne by the tenant who, or whose servants, employees, agents, visitors or
licensees, shall have caused the same.

                    7. Tenant shall not unreasonably disturb other tenants.

56

 

                    8. All hand trucks used in the Building shall be equipped with rubber tires and side
guards.

                    9. Each tenant shall, at its expense, provide artificial light in the premises demised
to such tenant for Landlord’s agents, contractors and employees while making repairs or
alterations therein.

                    10. Tenants shall not permit any cooking or food odors emanating from their demised
premises to be detectable in any other portions of the Building.

                    11. Tenants shall coordinate entrance door locks with the Building’s master lock
system. Upon vacating the Building, tenants must return keys to storerooms, offices and toilets or
pay replacement costs.

                    12. All entrance doors in each tenant’s premises shall be left locked when the
tenant’s premises are not in use. Entrance doors shall not be left open at any time.

                    13. Tenants shall not keep pets or other vehicles in their premises without prior
written approval by Landlord. Exceptions are made for seeing-eye dogs and conveyances required by
handicapped persons.

                    14. Canvassing, soliciting and peddling of products or services are prohibited in the
Building, and tenants shall cooperate with Landlord in attempting to prevent such acts in the
Building.

                    15. Tenant may refuse admission to the Premises outside of normal hours to any person
not having a pass issued by Tenant or not properly identified, except as otherwise set forth in the
Lease.

                    16. Tenant, at its sole cost and expense, shall cause the Premises to be exterminated
from time to time to the reasonable satisfaction of the Building Management Office, and shall
employ such exterminators therefor as shall be approved by the Building Management Office.

                    17. Tenants shall not serve or permit the serving of alcoholic beverages in the its
premises unless Tenant shall have procured host liquor liability insurance, issued by companies and
in amounts reasonably satisfactory to Landlord, naming Landlord and its managing agent as
additional insureds.

                    18. The Building loading docks may be used only for loading and unloading procedures.
Tenants may not use the loading dock area for parking. Tenants may not place any dumpsters at the
loading docks or any other portion of the Building without the prior written approval of Landlord.

                    19. Tenant’s contractors or vendors may not use any space within the Building outside
the Premises for storage or moving of materials or equipment or for the location of a field office
or facilities for the employees of such contractors or vendors

57

 

without obtaining Landlord’s prior written approval for each such use. Landlord shall have
the right to terminate such use and remove all such contractor’s or vendor’s materials, equipment
and other property from such space, without Landlord being liable to tenant or to such contractor
or vendor, and the cost of such termination and removal shall be paid by Tenant to Landlord.

                    20. The Building reserves the right to restrict the use of certain materials (for
example, Omega sprinkler heads and piping manufactured in The Republic of China) in the Building
based on notifications that declare the materials unsafe.

                    21. Elevators for freight handling service will be operated during Business Hours on
Business Days, unless special arrangement is made with Landlord for operation at other times.

                    22. (a) The loading docks located on first or ground floor of the Building are
designed to accomplish the immediate transfer and movement of freight between the Premises and
trucks. The use of the loading docks by Tenant or any Tenant Party will be confined to such
purpose, under the reasonable direction and control of the representative of Landlord in charge of
such operation.

          (b) No storage or holding of freight on the loading docks awaiting the arrival of trucks, or
awaiting transfer by Tenant from the loading docks to the Premises, will be permitted. No
automobiles of Tenant or any Tenant Party may enter on or be stored in any portion of the Building,
except in areas designated by Landlord.

          (b) Any violation of this rule or disregard of directions issued by Landlord will give
Landlord the right to handle, transfer, remove or store such freight in or to other premises in the
Building. When such handling, transfer, removal or storage is performed by Landlord, and when it
shall be deemed necessary by Landlord to preserve the continuity of common service provided by this
facility, any and all expense will be at Tenant’s sole cost and expense. Landlord will not be
responsible for any loss or damage which any such freight may suffer by such handling, removing or
storage.

                    23. If any electrical or telephone installations made or operated by any occupant of
the Building (including Landlord) shall emit any electromagnetic interference, such party shall
immediately discontinue use of such installations until such electromagnetic interference is
eliminated to Landlord’s satisfaction or if such interfering party is Landlord, then to Tenant’s
satisfaction.

                    24. 31. Landlord reserves the right at any time and from time to time, to rescind,
alter, waive, modify, add to or delete, in whole or in part, any of these Rules and Regulations in
order to protect the comfort, convenience and safety of all tenants at the Building. Tenant shall
not have any rights or claims against Landlord by reason of non-enforcement of these rules and
regulations against any tenant, and such non-enforcement will not constitute a waiver as to Tenant,
but Landlord will not enforce these rules and regulations in a discriminatory manner.

58

 

                    25. If there shall be any inconsistencies between the text of the main body of the
Lease and these Rules and Regulations, the provisions of the Lease shall prevail.

59

 

Exhibit C

FLOOR PLAN OF THE SUPPORT SPACE

The plans on the following pages are intended solely to identify the general outline of the Support
Space, and should not be used for any other purpose. All areas, dimensions and locations are
approximate, and any physical conditions may exist as shown.

60

 

Exhibit D

LIST OF PREMISES EQUIPMENT

61

 

Exhibit E

Conduit for Tenant’s Use

The plans on the following pages are intended solely to identify the general outline of the Support
Space regarding conduit for Tenant’s use, and should not be used for any other purpose. All areas,
dimensions and locations are approximate, and any physical conditions may exist as shown.

62

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page
	ARTICLE 1 DEFINITIONS; INTERPRETATION
	 	 	2	 
	ARTICLE 2 DEMISE, PREMISES, TERM, RENT, GUARANTY
	 	 	7	 
	ARTICLE 3 USE AND OCCUPANCY
	 	 	9	 
	ARTICLE 4 ALTERATIONS
	 	 	10	 
	ARTICLE 5 CONDITION OF THE PREMISES AND PREMISES EQUIPMENT
	 	 	13	 
	ARTICLE 6 REPAIRS; FLOOR LOAD
	 	 	14	 
	ARTICLE 7 INTENTIONALLY OMITTED
	 	 	15	 
	ARTICLE 8 LAWS
	 	 	15	 
	ARTICLE 9 SUBORDINATION AND NON-DISTURBANCE; ESTOPPEL CERTIFICATES
	 	 	17	 
	ARTICLE 10 SERVICES
	 	 	19	 
	ARTICLE 11 INSURANCE
	 	 	23	 
	ARTICLE 12 DESTRUCTION OF THE PREMISES; PROPERTY LOSS OR DAMAGE
	 	 	24	 
	ARTICLE 13 EMINENT DOMAIN
	 	 	25	 
	ARTICLE 14 ASSIGNMENT AND SUBLETTING
	 	 	26	 
	ARTICLE 15 ACCESS TO PREMISES
	 	 	32	 
	ARTICLE 16 DEFAULT
	 	 	34	 
	ARTICLE 17 REMEDIES AND DAMAGES
	 	 	36	 
	ARTICLE 18 FEES AND EXPENSES
	 	 	38	 
	ARTICLE 19 NO REPRESENTATIONS BY LANDLORD
	 	 	39	 
	ARTICLE 20 END OF TERM
	 	 	39	 
	ARTICLE 21 QUIET ENJOYMENT
	 	 	40	 
	ARTICLE 22 NO WAIVER; NON-LIABILITY
	 	 	40	 
	ARTICLE 23 WAIVER OF TRIAL BY JURY
	 	 	41	 
	ARTICLE 24 INABILITY TO PERFORM
	 	 	41	 
	ARTICLE 25 BILLS AND NOTICES
	 	 	42	 
	ARTICLE 26 RULES AND REGULATIONS
	 	 	43	 
	ARTICLE 27 BROKER
	 	 	43	 
	ARTICLE 28 INDEMNITY
	 	 	43	 
	ARTICLE 29 SECURITY DEPOSIT
	 	 	44	 
	ARTICLE 30 RENEWAL OPTION
	 	 	46	 
	ARTICLE 31 MISCELLANEOUS
	 	 	49	 

i

 

	 	 	 	 	 
	 	 	Page
	EXHIBIT A            FLOOR PLAN OF THE PREMISES
	 	 	55	 
	EXHIBIT B            RULES AND REGULATIONS
	 	 	56	 
	EXHIBIT C            FLOOR PLAN OF THE SUPPORT SPACE
	 	 	60	 
	EXHIBIT D            LIST OF PREMISES EQUIPMENT
	 	 	61	 
	EXHIBIT E            CONDUIT FOR TENANT’S USE
	 	 	62	 
	EXHIBIT F            PARKING SPACES
	 	 	F-1	 
	EXHIBIT G            PERMITTED ALTERATIONS
	 	 	G-1

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