Document:

Exhibit 10.3

 

Amendment
Two to Lease Agreement

 

THIS AMENDMENT to
Lease made and entered into the 7th day of November 2005, by
and between Centurion Southwest, LLC as “Landlord”, and Sento Corporation as “Tenant”,
of which this Amendment to Lease is made a part, is hereby amended and
supplemented as follows:

 

WITNESSETH

 

WHEREAS, Landlord
leased certain premises in the Compass Bank Plaza, 505 Marquette Avenue NW, in
the City of Albuquerque, County of Bernalillo, State of New Mexico, to Tenant,
pursuant to that certain Lease dated the 19th of September 2005 and
Amendment One to Lease Agreement dated September 30th 2005 with Sento
Corporation, and scheduled to expire December 31, 2010, the premises being
more particularly described therein;

 

NOW, THEREFOR, in consideration
of these premises and the agreement of each other, Landlord and Tenant agree
that the said lease shall be and the same is hereby further amended as the
above date as follows:

 

1.               Tenant will lease
an additional 7,527 rentable square feet on the 13th floor.

 

2.               Section 1.2 of
the Master Lease shall be restated to:

 

Area of Premises:  45,162 rentable square feet.

 

3.               Section 1.3 of
the Master Lease shall be restated to:

 

Tenant’s Percentage Share: a.) 9.72% in November 2005
b.) 16.20% in December 2005, and c.) 19.44% starting February 2006
(said Percentage Share shall be adjusted in the event the rentable area of the
Building is increased or decreased).

 

Based upon Premises of a.) 22,581 rentable
square feet in November 2005, b.) 37,635 rentable square feet in December 2005,
and c.) 45,162 rentable square feet starting in February 2006 in a
Building of 232,326 rentable square feet.

 

4.               Section 1.4 of
the Master Lease shall be restated to:

 

Commencement Date of Lease:  The latter of the dates per the table below or
substantial completion of Tenant Improvements and receipt of a Certificate of
Occupancy from the local municipal authority.

 

 

	
   

  	
   

  	
  Occupancy Date

  	
   

  
	
   

  	
   

  	
  First Half

  	
   

  	
  Second Half

  	
   

  
	
  Floor 7

  	
   

  	
  2-Nov-05

  	
   

  	
  1-Dec-05

  	
   

  
	
  Floor 13

  	
   

  	
  7-Nov-05

  	
   

  	
  13-Feb-06

  	
   

  
	
  Floor 15

  	
   

  	
  7-Nov-05

  	
   

  	
  19-Dec-05

  	
   

  

 

All terms and conditions of the Master Lease
dated the 19th of September 2005 shall apply, including base
rent, prorated free rent, lease expiration, and a prorated furniture and tenant
improvement allowance.  Proration shall
be applied to the free rent and tenant improvement allowance and furniture
allowance per the following schedule:

 

	
   

  	
   

  	
  Pro-Ration Schedule

  	
   

  
	
   

  	
   

  	
  First Half

  	
   

  	
  Second Half

  	
   

  
	
  Floor 7

  	
   

  	
   

  	
  1.0000

  	
   

  	
  0.9839

  	
   

  
	
  Floor 13

  	
   

  	
   

  	
  0.9960

  	
   

  	
  0.9435

  	
   

  
	
  Floor 15

  	
   

  	
   

  	
  0.9960

  	
   

  	
  0.9718

  	
   

  

 

 

5.               Paragraph 2 from
Amendment One to Lease Agreement is null and void.  The entirety of the 7th floor will
be occupied as specified above.

 

6.               Section 1.6
and 1.7 of the Master Lease shall be restated to:

 

Base Rent: $14.50 per rentable square foot
per year payable in equal monthly installments in the following manner:

 

	
   

  	
   

  	
  Occupancy Date 

  	
   

  	
   

  	
   

  	
  Pro-Rated Days of Free Rent 

  	
   

  	
   

  	
   

  	
  Rent Commencement 

  
	
   

  	
   

  	
  First Half

  	
   

  	
  Second Half

  	
   

  	
   

  	
   

  	
  First Half

  	
   

  	
  Second Half

  	
   

  	
   

  	
   

  	
  First Half

  	
   

  	
  Second Half

  
	
  Floor 7

  	
   

  	
  2-Nov-05

  	
   

  	
  1-Dec-05

  	
   

  	
  Floor 7

  	
   

  	
  75.00

  	
   

  	
  73.79

  	
   

  	
  Floor 7

  	
   

  	
  16-Jan-06

  	
   

  	
  12-Feb-06

  
	
  Floor 13

  	
   

  	
  7-Nov-05

  	
   

  	
  13-Feb-06

  	
   

  	
  Floor 13

  	
   

  	
  74.70

  	
   

  	
  70.77

  	
   

  	
  Floor 13

  	
   

  	
  20-Jan-06

  	
   

  	
  24-Apr-06

  
	
  Floor 15

  	
   

  	
  7-Nov-05

  	
   

  	
  19-Dec-05

  	
   

  	
  Floor 15

  	
   

  	
  74.70

  	
   

  	
  72.88

  	
   

  	
  Floor 15

  	
   

  	
  20-Jan-06

  	
   

  	
  1-Mar-06

  

 

	
   

  	
   

  	
  Nov-05

  	
   

  	
  Dec-05

  	
   

  	
  Jan-06

  	
   

  	
  Feb-06

  	
   

  	
  Mar-06

  	
   

  	
  Apr-06

  	
   

  	
  May-06

  
	
  Floor 7

  	
   

  	
  $

  	
  0.00

  	
   

  	
  $

  	
  0.00

  	
   

  	
  $

  	
  4,244.39

  	
   

  	
  $

  	
  14,035.62

  	
   

  	
  $

  	
  18,190.25

  	
   

  	
  $

  	
  18,190.25

  	
   

  	
  $

  	
  18,190.25

  
	
  Floor 13

  	
   

  	
  $

  	
  0.00

  	
   

  	
  $

  	
  0.00

  	
   

  	
  $

  	
  2,820.22

  	
   

  	
  $

  	
  9,095.13

  	
   

  	
  $

  	
  9,095.13

  	
   

  	
  $

  	
  10,681.88

  	
   

  	
  $

  	
  18,190.25

  
	
  Floor 15

  	
   

  	
  $

  	
  0.00

  	
   

  	
  $

  	
  0.00

  	
   

  	
  $

  	
  2,820.22

  	
   

  	
  $

  	
  9,095.13

  	
   

  	
  $

  	
  18,190.25

  	
   

  	
  $

  	
  18,190.25

  	
   

  	
  $

  	
  18,190.25

  
	
   

  	
   

  	
  $

  	
  0.00

  	
   

  	
  $

  	
  0.00

  	
   

  	
  $

  	
  9,884.84

  	
   

  	
  $

  	
  32,225.87

  	
   

  	
  $

  	
  45,475.63

  	
   

  	
  $

  	
  47,062.38

  	
   

  	
  $

  	
  54,570.75

  

 

	
  Period

  	
   

  	
   

  	
   

  	
  Lease Rate

  
	
  From

  	
  Through

  	
   

  	
  Square Feet

  	
   

  	
  Per SqFt

  	
   

  	
  Monthly

  	
   

  	
  Annually

  
	
  05/01/06 -

  	
   10/31/06

  	
   

  	
  45,162

  	
   

  	
  14.50

  	
   

  	
  54,570.75

  	
   

  	
  654,849.00

  
	
  11/01/06 -

  	
   10/31/07

  	
   

  	
  45,162

  	
   

  	
  14.79

  	
   

  	
  55,662.17

  	
   

  	
  667,945.98

  
	
  11/01/07 -

  	
   10/31/08

  	
   

  	
  45,162

  	
   

  	
  15.09

  	
   

  	
  56,775.41

  	
   

  	
  681,304.90

  
	
  11/01/08 -

  	
   10/31/09

  	
   

  	
  45,162

  	
   

  	
  15.39

  	
   

  	
  57,910.92

  	
   

  	
  694,931.00

  
	
  11/01/09 -

  	
   10/31/10

  	
   

  	
  45,162

  	
   

  	
  15.70

  	
   

  	
  59,069.13

  	
   

  	
  708,829.62

  
	
  11/01/10 -

  	
   12/31/10

  	
   

  	
  45,162

  	
   

  	
  16.01

  	
   

  	
  60,250.52

  	
   

  	
  723,006.21

  

 

Landlord acknowledges $36,380.50 previously
paid to landlord as “First Month’s Rent”, plus $18,190.25 paid as a part of
this lease amendment for a total of $54,570.75 as consideration for first month’s
rent.  This sum shall be taken as a
credit to the months of January, February, and March 2006.  This means that there 

 

 

shall be no rent actually paid in January or
February, and March 2006 rent shall be $33,015.58 and in April actual
rent paid will revert to the schedule above of $47,062.38.

 

7.               Section 1.11
shall be restated to:

 

Parking Spaces:  66 spaces total.  Building parking ratio is 1.4: 1000 rentable
square feet.  Tenant shall be entitled to
additional parking at said ratio on all future expansions.

 

8.               Should Tenant
continue to expand in Compass Bank Plaza per Paragraph 45 “Right of First
Refusal” of the Master Lease, all terms and conditions of the Master Lease
shall apply to these additional premises expansions, including base rent, lease
expiration, prorated free rent, and a prorated furniture and tenant improvement
allowance.

 

	
  LANDLORD:

  	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Centurion Southwest, LLC

  	
   

  	
  Sento Corporation

  
	
  By:

  	
   

  	
   

  	
   

  	
  By: 

  	
  Patrick F. O’Neal

  	
   

  
	
  Its:

  	
   

  	
   

  	
   

  	
  Its:

  	
  President and CEOExhibit
10.4

 

FIRST
AMENDMENT TO LEASE AGREEMENT

 

This FIRST AMENDMENT TO LEASE AGREEMENT (this “Amendment”)
made and entered into on the 16 day of November, 2005, by and between BAY
PACIFIC CORPORATION, hereinafter referred to as “Landlord,” and SENTO CORPORATION
(“Tenant”).  All capitalized terms not
otherwise defined herein shall have the meanings given to such terms in the
lease (as defined below).

 

RECITALS

 

WHEREAS, on April 22, 2005, Landlord and Tenant
entered into a certain Lease Agreement (the “Lease”) providing for the Lease by
Landlord to Tenant of the certain demised Premises (“Leased Premises”)
containing approximately 8,397 gross rentable square feet, located on the 4th
floor of the office building (the “Building”) at 420 East South Temple, Suite
400, Salt Lake City, Utah for the rental and on the terms and conditions more
particularly set forth in said Lease Agreement; and

 

WHEREAS, the parties hereto desire to amend the Lease
in certain respects among other things, Tenant desires to expand the Premises
by an additional 3,655 rentable square feet.

 

NOW, THEREFORE, for and in consideration of the mutual
promises herein contained, the parties hereto agree that the said Lease
Agreement shall be and the same is hereby amended as follows:

 

1.               Article 1.1(a) 
Premises.  That certain floor area containing
approximately 8,397 gross rentable square feet (the “Leased Premises”) on the
4th floor shall be expanded by 3,655 contiguous rentable square feet so the
total square footage for the Leased Premises shall be 12,052 described on
Exhibit A attached hereto by this reference incorporated herein.

 

2.               Article 1.1(d) Parking.  The use of 32 unreserved parking stalls in
the covered parking structure shall be increased by 16 stalls so the total
number of nonexclusive parking stalls shall be 48 (this is a ratio of four (4)
parking stalls per every 1,000 rentable square feet under lease)

 

3.               Article 2.1 Length of Term. 
Article 2.1 of the Lease shall be clarified that the term of the Lease
commenced on July 1, 2005 and shall end on June 30, 2011 for the initially-leased
space and the expansion per this Amendment.

 

4.               Article 3.1 Basic Rental Payments.   Basic Annual Rent as described in Article 3.1
is hereby amended and replaced in its entirety by the following.

 

 

3.1           Basic Annual Rent.  Tenant
agrees to pay to Landlord as basic annual rent (the “Basic Annual Rent”) at
such place as Landlord may designate, without prior demand therefore and
without any deduction or set off whatsoever the following

 

	
  Year

  	
   

  	
  Annual NNN Rate

  Per Sq. Ft. Per Year

  	
   

  	
  Rentable

  Sq. Ft.

  	
   

  	
  Annual Triple Net (NNN) Rent Per Year

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Jan. 1, 2006 - June 30, 2006

  	
   

  	
  $

  	
  10.00

  	
   

  	
  12,052

  	
   

  	
  $

  	
  60,260.00

  	
   

  
	
  July 1, 2006 - June 30, 2007

  	
   

  	
  10.25

  	
   

  	
  12,052

  	
   

  	
  123,533.00

  	
   

  
	
  July 1, 2007 - June 30, 2008

  	
   

  	
  10.51

  	
   

  	
  12,052

  	
   

  	
  126,666.52

  	
   

  
	
  July 1, 2008 - June 30, 2009

  	
   

  	
  10.77

  	
   

  	
  12,052

  	
   

  	
  129,800.04

  	
   

  
	
  July 1, 2009 - June 30, 2010

  	
   

  	
  11.04

  	
   

  	
  12,052

  	
   

  	
  133,054.08

  	
   

  
	
  July 1, 2010 - June 30, 2011

  	
   

  	
  11.31

  	
   

  	
  12,052

  	
   

  	
  136,308.12

  	
   

  
										

 

Said
Basic Annual Rent shall be due and payable in twelve (12) equal monthly
installments with the exception of January 1, 2006 through June 30, 2006 which
shall be payable in six (6) equal installments to be paid in advance on or
before the first day of each calendar month during the term of the Lease.

 

5.               Additional Rent 4.1(c).  Estimated
Costs as defined in Article 4.1(c) shall be changed from $48,282.75 to
$69,299.00.

 

6.               Article 4.1(d).  Tenant’s
Proportionate Share of Basic Costs shall be increased from 5.96% to 8.55%.

 

7.               Tenant Improvements.  Landlord
shall cause to be constructed, Tenant improvements in the Leased Premises as
identified on Exhibit A attached hereto and by this reference made a part
hereof, using agreed upon material in a timely and workmanlike manner
diligently prosecuting until complete. 
Landlord shall provide an allowance to complete such improvements in an
amount not to exceed $54,825.00.  Any
amount exceeding $54,825.00 shall be the responsibility of Tenant.  Any furniture, fixtures, and equipment
provided by Tenant in addition to the aforementioned improvement allowance
shall remain the property of Tenant upon termination of the Lease.

 

8.               Commencement Date.  This Amendment shall take effect and rent
shall commence per the schedule above as the new Article 3.1 of the Lease on
the latter of January 1, 2006 or “Substantial Completion” (per Section 3 of the
Rider to the Lease) of tenant improvements. 
“Substantial Completion” to be defined as the delivery by the
appropriate municipal authority of Temporary Certificates of Occupancy.

 

 

All of the terms,
covenants, provisions and agreements of the said Lease dated April 22, 2005
except as amended herein shall remain in full force and effect.

 

 

IN WITNESS WHEREOF, THIS
AMENDMENT has been executed the day and year first  above written.

 

	
   

  	
  LANDLORD:

  	
   

  	
  BAY PACIFIC CORPORATION

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Its:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  	
   

  	
  SENTO CORPORATION

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Its:

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