Document:

EX-10.8.(a)

 Exhibit 10.8(a) 

FIRST AMENDMENT TO LEASE AGREEMENT 
 THIS FIRST AMENDMENT TO LEASE AGREEMENT (“Amendment”), is made and entered into this 16th day of January, 2006 by and between GUARANTY HOLDINGS COMPANY, LLC, an Indiana limited liability company
(“Landlord”), and EXACTTARGET, INC., a Delaware corporation (“Tenant”) (Landlord and Tenant may jointly be referred to herein as the “Parties”) with reference to the following facts: 

WHEREAS, the Parties executed a Lease Agreement dated March 16, 2005 (the “Lease”), for 29,264
rentable square feet of office space located on the 2nd,
6th, 7th, and 10th floors of the Building: 
 WHEREAS, Landlord provided Tenant an Availability Notice for the third floor of the Building constituting 9,318 rentable square feet (the “Third Floor”) and Tenant has properly given Landlord
its Acceptance Notice; 
 WHEREAS, Tenant desires to exercise its First Right of Refusal pursuant to Section 18.8 of the
Lease and add the Third Floor to the Leased Premises and Landlord desires to lease the Third Floor to Tenant pursuant to the terms of this Amendment and the Lease; and 
 WHEREAS, the Parties intend that capitalized terms in this Amendment shall have the meanings given to them in the Lease, except for those terms defined herein or capitalized solely due to the dictates of
grammar. 
 AGREEMENT 
 NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, and in consideration of the covenants contained herein, the Parties agree to amend the
Lease as follows: 
     1. Section 1.2.B. The definition of “Leased Premises” shall be amended as
follows: 
  

	 	a.	Delete “twenty-nine thousand two hundred sixty-four (29,264)” and insert “thirty eight thousand five hundred eighty-two (38,582)”

  

	 	b.	 Following
“(2nd)” insert “Third (3rd),” 

 

	 	c.	Following “210,” insert “300” and 

  

	 	d.	Following “C-4” insert “C-5” and Exhibit C-5 attached to this Amendment shall be incorporated into the Lease.

     2. Section 1.2.C. The definition of “Commencement Date” shall be deleted and
replaced with the following: 
 “Commencement Date” shall be July 15, 2005.

     3. Section 1.2.C. A definition for “Third Floor Refusal Space Commencement Date” is
hereby added to Section 1.2.C. as follows: 

  
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 “Third Floor Refusal Space Commencement Date” shall mean the date the Third
Floor Tenant Improvements are Substantially Completed and the Third Floor of the Leased Premises are delivered to Tenant by Landlord in the manner required by this Amendment and the Lease. 
     4. Section 1.2.D. Effective on the Third Floor Refusal Space Commencement Date, the definition of “Base Rent” shall be amended to replace “Exhibit
F” with “Exhibit F-1” attached to this Amendment and incorporated into the Lease. 
     5.
Section 1.2.D. Effective on the Third Floor Refusal Space Commencement Date, the definition of “Tenant’s Proportionate Share” shall be amended as follows: 

 

	 	a.	Replace “(99,845)” with “(99,647)”, 

  

	 	b.	Delete “As of the Effective Date, Tenant’s Proportionate Share is 29.3094%” and replace with “Tenant’s Proportionate Share shall be equal to
29.3677% beginning July 15, 2005 until the Third Floor Refusal Space Commencement Date, and shall increase to 38.7187% on the Third Floor Refusal Space Commencement Date until the expiration of the Original Term.” 

    6. Section 1.2.D. The definition of “Tenant Improvements” is hereby deleted and replaced in its entirety by
the following: 
 “Tenant Improvements” shall mean Landlord’s improvements to the Leased Premises, as the
same shall be constructed by Landlord pursuant to the Lower Level Plans and the Upper Level Plans (each, as defined in Exhibit D), as required by Exhibit D, and the Third Floor Tenant Improvements (as defined in Exhibit D-1) as
required by Exhibit D-1 to be attached hereto after their completion and incorporated by reference herein. 
     7.
Landlord shall perform (or cause to be performed) the Third Floor Tenant Improvements. Landlord shall cause the performance of the Third Floor Tenant Improvements by well trained, adequately supervised workers, in a good and workmanlike manner, free
from material and workmanship defects in material compliance with the construction documents and all applicable laws. Notwithstanding anything to the contrary in the Lease or this Amendment. Tenant’s acceptance of possession of the Third Floor
shall not waive this warranty of the Third Floor Tenant Improvements and Landlord shall promptly remedy all material violations of said warranty, at its sole cost and expense, which shall not be an Operating Expense under the Lease. 

    8. Landlord shall complete the Third Floor Tenant Improvements at a cost of up to $260,904 (9,318 * $28.00) (the “Third
Floor Improvement Allowance”). Tenant shall be responsible for costs in excess of the Third Floor Improvement Allowance.” 

    9. Landlord shall use commercially reasonable efforts to cause the Third Floor Tenant Improvements to be Substantially Completed
on or before April 1, 2006. 
     10. Landlord, at Landlord’s sole cost and expense, shall obtain all permits,
approvals and consents of governmental authorities that are required for the performance of the Third Floor Tenant Improvements, if any. The cost for such permits, approvals and consents shall not be included in the Third Floor Improvement
Allowance. 

  
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     10. Landlord shall prepare the Third Floor for construction, including, but not
limited to, all demolition and waste removal, at its sole cost and expense. Such costs shall not be included in the Third Floor Improvement Allowance. 
     11. Landlord shall notify Tenant when Landlord reasonably anticipates having Substantially Completed the Third Floor Tenant Improvements (the “Completion Notice”).
Within ten (10) days of receipt of the Completion Notice, Landlord, or Landlord’s representative and Tenant or Tenant’s representative shall inspect the Third Floor Tenant Improvements and prepare the punchlist. Landlord shall
diligently complete the punchlist within 30 days after the preparation thereof or as soon thereafter as reasonably practicable. 

    12. Section 16.4(a)(iii). Exercise of Tenant’s Termination Rights. Effective on the Third Floor Refusal Space
Commencement Date. Section 16.4(a)(iii) shall be amended after “Exhibit H” by inserting “and Exhibit I (collectively referred to as the “Termination Payment”)”. 

    13. Section 18.10 Relocation Allowance. Tenant shall not be entitled to any benefits under Section 18.10
for the Third Floor. 
 IN WITNESS WHEREOF, Landlord and Tenant have caused this Amendment to be executed by their duly
authorized officers and agents as of the day, month and year first above written. Except as otherwise provided herein, the Lease shall remain unchanged and in full force and effect. 

 

									
	 TENANT

EXACTTARGET, INC.
	 		 	 LANDLORD

GUARANTY HOLDINGS COMPANY, LLC

					
	By: 	 	/s/    Scott Dorsey	 		 	By: 	 	/s/    Michael B. McMains
		 	 Scott Dorsey, President
	 		 		 	Michael B. McMains, Managing Member

  
 3EX-10.8.(b)

 Exhibit 10.8(b) 

SECOND AMENDMENT TO LEASE AGREEMENT 
 THIS SECOND AMENDMENT TO LEASE AGREEMENT (“Amendment”), is made and entered into this 26th day of April, 2007, by and between GUARANTY HOLDINGS COMPANY, LLC, an Indiana limited liability company
(“Landlord”), and EXACTTARGET, INC., a Delaware corporation (“Tenant”) (Landlord and Tenant may jointly be referred to herein as the “Parties”) with reference to the following facts: 

WHEREAS, the Parties executed a Lease Agreement dated March 16, 2005 for 29,264 rentable square feet of office
space located on the 2nd, 6th, 7th, and 10th floors of the Building as amended by a Lease Addendum dated March 16, 2005 concerning the construction of a roof
top deck and a First Amendment to Lease dated January 16, 2006 adding the third floor of the Building to Tenant’s Lease for a total of 38,582 rentable square feet (the Lease Agreement, as amended by the Lease Addendum and the First
Amendment to Lease shall be referred to herein as the “Lease”); 
 WHEREAS, Tenant provided a
request for an additional floor within the Building pursuant to Section 16.3 of the Lease and Landlord desires to make space available to Tenant for expansion consisting of 9,318 rentable square feet on the ninth floor of the Building (the
“Ninth (9th) Floor Growth Space”) and
Tenant desires to accept the Ninth (9th) Floor Growth
Space pursuant to the terms and conditions of this Amendment and the Lease; 
 WHEREAS, Tenant desires to
exercise its First Right of Refusal pursuant to Section 18.8 of the Lease and add a portion of the Fourth
(4th) Floor containing 5,040 rentable square feet to
the Leased Premises (the “Fourth (4th) Floor
Refusal Space”) and Landlord desires to lease the Fourth (4th) Floor Refusal Space containing 5,040 rentable square feet to Tenant pursuant to the terms of this Amendment and the Lease; and 

WHEREAS, the Parties intend that capitalized terms in this Amendment shall have the meanings given to them in the Lease, except for those
terms defined herein or capitalized solely due to the dictates of grammar. 
 AGREEMENT 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, and in consideration of
the covenants contained herein, the Parties agree to amend the Lease as follows: 
 1. Section 1.2.B. The definition
of “Leased Premises” shall be amended as follows: 
  

	 	a.	Delete “thirty eight thousand five hundred eighty-two (38,582)” and insert “fifty-two thousand nine hundred forty (52,940)”

  

	 	b.	 Following “(3rd)” insert “a portion of the Fourth (4th),” and following “(7th)” insert “Ninth (9th),” 

  

	 	c.	Following “300,” insert “450” and following “700” insert “900”. 

 

	 	d.	Following “C-5” insert “C-6” & “C-7” and Exhibits C-6 and C-7 attached to this Amendment shall be
incorporated into the Lease. 

 2. Section 1.2.D. The definition of “Base Rent” shall be
amended to replace “Exhibit F-1” with “Exhibit F- 2” attached to this Amendment and incorporated into the Lease. 

  
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 3. Section 1.2.D. The definition of “Tenant’s Proportionate
Share” shall be amended as follows: 
  

	 	a.	Replace “(99,647)” with “(99,664)”. 

  

	 	b.	Delete “Tenant’s Proportionate Share shall be equal to 29.3677% beginning July 15, 2005 until and including February 28, 2006, and shall increase to
38.7187% beginning March 1, 2006 until the expiration of the Original Term.” and replace with “Tenant’s Proportionate Share shall be equal to 38.7187% beginning March 1, 2006 until and including May 31, 2007, and shall
increase to 53.1185% beginning June 1, 2007 until the expiration of the Original Term.” 

 4. Tenant shall complete the work required to improve the Fourth
(4th) Floor Refusal Space. Landlord shall be required
to provide an allowance of up to $113,400 (the “Fourth Floor Improvement Allowance”) for Tenants use to improve the Fourth (4th) Floor Refusal Space. Tenant shall be responsible for all costs in excess of the Fourth Floor Improvement Allowance.

 5. Tenant accepts the Ninth (9th) Floor Growth Space in as is condition. All costs to improve the Ninth (9th) Floor Growth Space are the responsibility of the Tenant.

 6. Section 18.9 Use of Brokers. The following shall be added to Section 18.9 and
shall apply only to the Fourth (4th) Floor Refusal Space
and the Ninth (9th) Floor Growth Space as noted
herein: 
 “The parties represent and warrant that they have dealt with no broker, finder or other person with respect
hereto or the transaction contemplated hereby other than David Buchanan of Mansur Real Estate Services. Inc. (“Landlord’s Representative”). Landlord shall be responsible for payment of any commissions that are due and payable to
Landlord’s Representative in connection with the transaction contemplated by this Lease. Each party further represents and warrants to the other party that, insofar as it knows, no broker or other person is entitled to any commission or fee in
any such connection. Each party shall indemnify and hold harmless the other party against any loss, liability, damage or claim incurred by reason of any commission or fee alleged to be payable to anyone because of any act, omission or statement of
the indemnifying party. Such indemnity obligation shall be deemed to include payment of reasonable attorneys’ fees and court costs incurred in defending any such claim.” 

6. Section 18.10 Relocation Allowance. Tenant shall not be entitled to any benefits under
Section 18.10 for the Fourth (4th) Floor Refusal
Space or the Ninth (9th) Floor Growth Space.

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Amendment to be executed by their duly authorized officers and
agents as of the day, month and year first above written. Except as otherwise provided herein, the Lease shall remain unchanged and in full force and effect. 
  

									
	 TENANT

EXACTTARGET, INC.
	 		 	 LANDLORD

GUARANTY HOLDINGS COMPANY, LLC

					
	By: 	 	/s/    Scott Dorsey	 		 	By:	 	/s/    Michael B. McMains
		 	Scott Dorsey, CEO	 		 	Printed: 	 	Michael B. McMains
		 		 		 	Title:	 	Managing Member

  
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