Document:

Exhibit 10.15

 

FIFTH AMENDMENT TO LEASE

 

This Fifth Amendment to Lease (“Amendment”) is made and entered into this 15th day of February, 2008, by and between Virginia FP Virginia Center, LLC, a/k/a Virginia Center, LLC, a Virginia limited liability company, and successor-in-interest to Principal Life Insurance Company (“Landlord”), and Services Partners, LLC, a Virginia limited liability company (“Tenant”).

 

W I T N E S S E T H:

 

WHEREAS, Landlord, through its predecessor-in-interest, and Tenant are parties to a Deed of Lease dated August 10, 1999, as amended by the First Lease Amendment, dated October 15, 1999, the Second Lease Amendment, dated March 8, 2000, the Third Lease Amendment, dated August 1, 2000, and the Fourth Lease Amendment, dated June 2, 2003 (collectively the “Lease”), whereby Tenant leases from Landlord certain premises containing approximately seventeen thousand five hundred ten (17,510) rentable square feet (the “Premises”), located at 1029 Technology Park Drive, Glen Allen, Virginia 23059 (the “Building”) for a Term which expires on February 29, 2008 (the “Current Term”); and

 

WHEREAS, Landlord and Tenant wish to amend the Lease by extending the Term by an additional five (5) years and to otherwise modify the Lease.

 

NOW THEREFORE, in consideration of the mutual covenants herein made, Landlord and Tenant hereby enter into this Amendment and agree as follows:

 

1.              RECITALS. The foregoing recitals are incorporated herein by this reference.

 

2.              CAPITALIZED TERMS. Unless otherwise defined herein, all capitalized terms shall have the same meanings as they have been assigned in the Lease.

 

3.              LANDLORD. Landlord is the Landlord (as such term is defined in the Lease) for all purposes under the Lease.

 

4.              TERM. Notwithstanding any provision of the Lease to the contrary, the Term shall be extended by an additional five (5) years (the “Extension Term”) following the expiration of the Current Term. The Extension Term shall commence on March 1, 2008 (the “Extension Term Commencement Date”) and shall expire on February 28, 2013 (the “Extension Term Expiration Date”). Tenant shall have no right to extend the Term of the Lease beyond February 28, 2013, except as specifically provided for in Section 8 herein.

 

5.              PREMISES. Tenant acknowledges that Tenant is currently in possession of the Premises and Tenant agrees to accept the Premises in its “as is” condition for the duration of the Extension Term, except as set forth herein and subject to the terms and conditions

 

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of the Lease, including but not limited to the parties’ respective repair, maintenance and replacement obligations under the Lease.

 

6.              RENT. For the remainder of the Current Term, Tenant shall continue to pay Base Rent in the amounts and upon the terms and conditions set forth in the Lease. During the Extension Term, Tenant shall pay Base Rent in the amounts set forth in the following schedule:

 

	
 
    	
 
    	
Per Square
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Time Period
    	
 
    	
Foot Rate
    	
 
    	
Annual Base Rent
    	
 
    	
Monthly Base Rent
    	
 
    
	
3/1/08 — 2/28/09
    	
 
    	
$
    	
10.45
    	
 
    	
$
    	
182,979.50
    	
 
    	
$
    	
15,248.29
    	
 
    
	
3/1/09 — 2/28/10
    	
 
    	
$
    	
10.76
    	
 
    	
$
    	
188,407.60
    	
 
    	
$
    	
15,700.63
    	
 
    
	
3/1/10 — 2/28/11
    	
 
    	
$
    	
11.08
    	
 
    	
$
    	
194,010.80
    	
 
    	
$
    	
16,167.57
    	
 
    
	
3/1/11 — 2/29/12
    	
 
    	
$
    	
11.41
    	
 
    	
$
    	
199,789.10
    	
 
    	
$
    	
16,649.09
    	
 
    
	
3/1/12 — 2/28/13
    	
 
    	
$
    	
11.75
    	
 
    	
$
    	
205,742.50
    	
 
    	
$
    	
17,145.21
    	
 
    

 

7.              ADDITIONAL RENT. For the remainder of the Current Term and throughout the Extension Term, Tenant shall continue to pay its Proportionate Share of Operating Expenses, Taxes and Assessments, Casualty Insurance obtained by Landlord, and Utility Charges, to the extent such Utility Charges pertain to the Common Facilities or which are not separately metered, pursuant to the Lease, as well as all other Additional Rent specified in the Lease.

 

8.              RENEWAL OPTION. (a) Tenant has the conditional option to extend the Term of the Lease (the “Renewal Option”) for an additional term (the “Option Term”) of five (5) years beyond the Extension Term at the Base Rent set forth in paragraph (b) below and upon the same terms and conditions set forth in the Lease as amended herein (except that there will be no further privilege of extension), provided that the following conditions are met:

 

(i)                                     Tenant notifies Landlord of its election to exercise the Renewal Option granted hereby on or before September 1, 2012;

 

(ii)           at the time of the exercise of such Renewal Option and for the remainder of the Extension Term thereafter, there is no existing default by Tenant which is not remedied within the applicable cure periods set forth in the Lease;

 

(iii)        that the Lease has not terminated prior to the commencement of the Option Term; and

 

(iv)       at the time of the exercise of such Renewal Option and for the remainder of the Extension Term thereafter, the original named Tenant (subject to and except as provided in Section 14 below) is in possession of and occupying the entire Premises [it being the intent of the parties that this Renewal Option is personal to the original named Tenant hereunder (i.e., it does not inure to the benefit of any subsequent Tenant,

 

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subtenant or assignee of the Lease except as provided in Section 14 below) and if such original named Tenant (or an Affiliate of Tenant pursuant to Section 14 below) is no longer in possession of and occupying the entire Premises, then this Renewal Option is void].

 

(b)         During the first year of the Option Term, Tenant shall pay Landlord Base Rent equal to ninety-five percent (95%) of the then current market rate, as determined by Landlord in its sole and absolute discretion. By October 1, 2012, Landlord will provide Tenant with notice of the proposed Base Rent. Tenant shall have ten (10) business days to accept or reject the proposed Base Rent. If the Tenant rejects the proposed Base Rent, the Lease shall terminate on February 28, 2013. If the Tenant accepts the Landlord’s proposed Base Rent, Landlord shall deliver to Tenant a draft of the amendment to the Lease referenced in paragraph (c) below, which amendment shall reflect the exercise of this Renewal Option and include the amount of the proposed Base Rent. During the Option Term, Base Rent shall escalate three percent (3%) per year, beginning on March 1, 2014.

 

(c)          Prior to the commencement of the Option Term, Landlord and Tenant hereby agree to execute a commercially reasonable amendment to the Lease memorializing said extension of the Term. If Tenant fails to timely notify Landlord of its desire to exercise the Renewal Option granted hereby, then Tenant shall be deemed to have conclusively waived its Renewal Option.

 

9.              IMPROVEMENTS. (a) Tenant is already occupying the Premises and accepts the same in its “as-is” condition for the Extension Term, except as expressly provided herein and subject to the terms and conditions of the Lease, including but not limited to the parties’ maintenance, repair and replacement obligations under the Lease. Landlord will, at its sole cost and expense (except as set forth below and without regard to estimated costs set forth on Exhibit “C” or “D”), which costs and expenses shall include all costs for architectural and engineering planning and documents, complete construction of the Premises in accordance with Space Plan 1 (showing new construction), Space Plan 2 (showing demolition work), the Scope of Work, Joyner’s Mechanical HVAC Equipment Survey, and Fiberplus Quote for Richmond Location Access Control, attached hereto as Exhibits “A”, “A-1,” “B,” “C” and “D” respectively and incorporated herein by this reference (collectively, the “Improvements”). As set forth in the Scope of Work, Landlord shall, at its sole cost and expense (except as set forth below and without regard to estimated costs set forth on Exhibit “C” or “D”), replace the HVAC units identified as Unit Numbers 31, 32, and 35 with similarly sized comparable units and perform all work associated with the installation of data, telephone and security systems serving the Premises. Notwithstanding any provision of this Amendment to the contrary, if Tenant requests any changes to the Space Plans, the Scope of Work, the approved drawings and specifications or any additional work (the “Tenant Changes”), Tenant must present Landlord with revised drawings and specifications. As a condition of its approval, Landlord shall require that Tenant pay for the cost of the Tenant Changes. If Landlord approves the Tenant Changes, Landlord will incorporate such changes in the Improvements. The cost of the Tenant Changes shall be deemed additional rent and shall

 

3

 

be paid by Tenant to Landlord within ten (10) days following receipt or refusal of an invoice from Landlord regarding the same.

 

(b)         Landlord’s obligations with respect to improvements and alterations of the Premises shall be limited to the Improvements. Otherwise, Landlord will provide the Premises in its current “as is” condition, except as expressly provided herein and subject to the terms and conditions of the Lease, including but not limited to the parties’ respective maintenance, repair and replacement obligations under the Lease. The Improvements will be constructed using Building standard materials consistent with the materials used in comparable buildings in the Glen Allen, Virginia submarket and shall comply with the Americans with Disabilities Act, as amended, and the regulations issued pursuant thereto.

 

(c)          The parties acknowledge that Landlord’s ability to complete the Improvements is dependant upon Landlord obtaining access to the Premises, which access is subject to the terms of the Lease. Tenant will be responsible for granting Landlord access to the Premises for the purpose of completing the Improvements and will permit Landlord unfettered access to the Premises in order to allow Landlord to complete the Improvements therein. Within a reasonable time period following the execution of this Amendment, Landlord and Tenant shall establish a mutually-acceptable construction schedule for the completion of the Improvements (Landlord and Tenant each agreeing to negotiate in good faith to arrive at such mutually-agreeable construction schedule). Landlord agrees to promptly commence and thereafter diligently pursue completion of construction of the Improvements upon approval of the construction schedule, receipt of permits and approval of the plans. During the construction of the Improvements, Tenant shall not interfere with Landlord or hinder Landlord in any way in its efforts to complete the Improvements. In addition, Tenant shall timely remove all property from the portion of the Premises where work is being performed in order to facilitate Landlord’s ability to complete construction of the Improvements. The parties acknowledge that the completion of the Improvements may interfere with the Tenant’s use of the Premises, and it is hereby expressly agreed that such interference shall not be deemed a constructive eviction of Tenant, nor shall it work an abatement of Base Rent or any other amounts due under the Lease. Landlord shall use commercially reasonable efforts to minimize interference with Tenant’s business operations during the construction of the Improvements, which shall not obligate Landlord to construct the Improvements during non-business hours or on weekends.

 

(d)         “Substantial Completion” shall be deemed to occur when the Improvements specified herein (excluding long lead time items) have been completed in accordance with the Space Plans and the Scope of Work, except for punch-list items which do not substantially interfere with Tenant’s intended use of the Premises. Landlord will notify Tenant of any long lead time items and will allow Tenant to select alternative comparatively priced materials, if Tenant desires.

 

(e)          Tenant shall prepare and submit a punch-list to Landlord within ten (10) business days after Substantial Completion. If Tenant timely submits such punch-list, then

 

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Landlord will use commercially reasonable efforts to repair items required to be repaired within sixty (60) days of receipt of such list (which time shall be extended for delays beyond Landlord’s reasonable control).

 

10.       HVAC. Notwithstanding any provision of the Lease to the contrary, Tenant shall, at its own cost and expense, clean, repair, maintain and replace the HVAC unit(s) serving the Premises, so as to keep it in first class condition and in compliance with the requirements from time to time of all governmental authorities, whether or not it was initially installed at Landlord’s expense. In furtherance of the above, Tenant will obtain a quarterly maintenance, repair and service contract on the HVAC unit(s) serving the Premises, said contract to be on such terms and with such company as shall be approved by Landlord in its reasonable business judgment. Tenant shall have control of the HVAC unit(s) serving the Premises twenty-four (24) hours a day. Notwithstanding the foregoing or any provision of the Lease to the contrary, the cap or limit on Tenant’s financial obligation for the maintenance, repair, and/or replacement of the HVAC system serving the Premises shall not apply to the new HVAC units to be installed as part of the Improvements (units 31, 32, and 35), it being expressly agreed that Tenant shall be solely responsible for the maintenance, repair and replacement of such units. However, the cap/limit shall continue to apply to any HVAC units serving the Premises that are not being replaced. Tenant shall also have the benefit of the manufacturer’s standard twelve (12) month warranty on units 31, 32, and 35.

 

11.       SECURITY/ACCESS. Notwithstanding any provision of the Lease to the contrary, during the Extension Term, Tenant shall have access to the Premises 24 hours a day, 7 days a week, subject to such reasonable security measures as may be implemented by Landlord from time to time.

 

12.       PARKING. In accordance with the Lease, Tenant shall have the right to park on a non-reserved basis in the Building and/or Park parking facilities in common with other tenants of the Building and/or Park. Tenant agrees to cooperate with Landlord and other tenants in use of the parking facilities. Landlord reserves the right in its reasonable discretion to determine whether the parking facilities are properly used or are becoming overburdened and to allocate and assign parking spaces among Tenant and other tenants, and to reconfigure the parking area and modify the existing ingress and egress from the parking areas as Landlord shall reasonably deem appropriate.

 

13.       FORFEITURE OF RENEWAL OPTION. Upon full execution of this Amendment, Paragraph 4 of the Fourth Lease Amendment shall be deleted in its entirety.

 

14.       ASSIGNMENT TO AFFILIATE. Notwithstanding any provision of the Lease to the contrary, including but not limited to Section 8.17, Tenant shall be permitted to assign or sublease its interest under the Lease, including the Renewal Option, without the prior written consent of Landlord, provided that: (i) the assignee or subtenant of such interest is an Affiliate of Tenant (as defined below), (ii) Tenant notifies Landlord in writing of the effective date and terms of such assignment or sublease within thirty (30) days after the effective date thereof, and memorializes the same in an appropriate written

 

5

 

document within thirty (30) days after the effective date of such assignment or sublease, and (iii) if Tenant remains in existence following an assignment, Tenant remains jointly and severally liable with the Affiliate of Tenant for all obligations under the Lease. Tenant and any Affiliate of Tenant shall, at all times, keep the insurance required by the Lease in place. An Affiliate of Tenant shall mean: (i) Masco Corporation, Masco Building Products Corp. or Masco Corporation of Indiana (each a “Masco Company”), (ii) any entity that prior to and following the effective date of the proposed assignment or sublease, directly or indirectly, controls, is controlled by or is under common control with Tenant or a Masco Company; (iii) any entity into which or with which Tenant is merged or consolidated or which is merged or consolidated into or with Tenant; (iv) any entity which acquires all or substantially all of the stock or assets of Tenant; or (v) any entity which acquires a controlling interest in the stock or partnership interests of Tenant. For purposes of this definition, “control” means possessing the power to direct or cause the direction of the management and policies of the entity by the ownership of a majority of the voting securities of the entity.

 

15.       FINANCIAL STATEMENTS. Notwithstanding any provision of the Lease to the contrary, including but not limited to Section 8.18, Landlord agrees that Tenant’s financial statements and information may be provided on a consolidated basis with Tenant’s parent corporation, provided Tenant’s parent corporation is a publicly-traded company.

 

16.       NOTICES TO PARTIES. Notwithstanding the provisions of Section 13.19 or any other provision of the Lease to the contrary, all notices or demands shall be provided to the parties at the following addresses:

 

	
 
    	
 
    	
To Landlord:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Virginia Center, LLC
    
	
 
    	
 
    	
c/o First Potomac Management LLC
    
	
 
    	
 
    	
Attn.: Tim Zulick
    
	
 
    	
 
    	
7600 Wisconsin Avenue, 11th Floor
    
	
 
    	
 
    	
Bethesda, Maryland 20814
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
To Tenant:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Service Partners, LLC
    
	
 
    	
 
    	
1029 Technology Park Drive
    
	
 
    	
 
    	
Glen Allen, Virginia 23059
    
	
 
    	
 
    	
Attention: Sean Cusack, VP and Controller
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
With copy of all substantive notices (such as notice of default),
    
	
 
    	
 
    	
but not routine notices (such as monthly invoices), to:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Masco Corporation
    
	
 
    	
 
    	
21001 Van Born Road
    
	
 
    	
 
    	
Taylor, MI 48180
    
	
 
    	
 
    	
Attention: General Counsel
    

 

6

 

17.       REPRESENTATIONS. Landlord and Tenant hereby acknowledge that the Lease is in full force and effect and Tenant acknowledges that Landlord has met all of its obligations under the Lease and is not currently in default thereunder.

 

18.       RATIFICATION. Unless a term or condition of the Lease is expressly contradicted by the terms of this Amendment or modified hereby, all terms and conditions of the Lease shall remain in full force and effect and continue to bind Landlord and Tenant. In the event that a term of this Amendment is fundamentally inconsistent with a term of the Lease, the terms of this Amendment shall control. The terms of the Lease, as modified hereby, are ratified and affirmed by the parties.

 

19.       ENTIRE AGREEMENT. This Amendment constitutes the entire agreement of the parties with respect to the subject matter addressed herein. No terms, conditions, representations, warranties, promises, or understandings, of any nature whatsoever, express or implied, have been made or relied upon by any party hereto. This Amendment may not be modified, waived, discharged or terminated other than by a writing executed by the parties hereto.

 

20.       BROKERS. Landlord and Tenant each represents and warrants to the other that it has not employed any broker, agent or finder with regard to this Amendment except First Potomac Management LLC and CB Richard Ellis of Virginia, Inc., which brokers will be paid by Landlord pursuant to a separate agreement with Landlord, and each party hereby indemnifies and holds harmless the other for any other claims relating to commissions or brokerage fees arising from a breach of the above warranty.

 

21.       AUTHORITY. The parties hereto: (a) agree to execute any and all documents, and to take any other action, that may be necessary to carry out the express terms and intent of this Amendment; (b) represent that the individuals executing this Amendment on behalf of Landlord and Tenant are duly authorized and empowered to execute this Amendment; and (c) agree that this document shall not be construed against any party due to said party drafting this Amendment. This Amendment may be executed in counterparts.

 

22.       BINDING EFFECT. The terms of this Amendment shall be binding upon the parties hereto and their respective successors and assigns.

 

23.       GOVERNING LAW. The terms of this Amendment shall be construed and enforced in accordance with the laws of the Commonwealth of Virginia, and any action thereon shall be brought in the appropriate Virginia State court, with the parties waiving the rights of removal to Federal Court.

 

[Signature Page Follows]

 

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IN WITNESS WHEREOF, the parties hereto set forth their hands and seals to this Fifth Amendment to Lease on the respective dates set forth below but effective as of the date first set forth above.

 

	
ATTEST/WITNESS: 
    	
 
    	
LANDLORD
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Virginia FP Virginia Center, LLC,
    
	
 
    	
 
    	
a/k/a Virginia Center, LLC,
    
	
 
    	
 
    	
a Virginia limited liability company
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
By: 
    	
First Potomac Realty
    
	
 
    	
 
    	
 
    	
Investment Limited Partnership
    
	
 
    	
 
    	
 
    	
Its Sole Member
    
	
 
    	
 
    	
By: 
    	
First Potomac Realty Trust
    
	
 
    	
 
    	
 
    	
Its General Partner
    
	
 
    	
 
    	
 
    	
 
    
	
[ILLEGIBLE]
    	
 
    	
By: 
    	
/s/ Anthony R. Beck
    
	
 
    	
 
    	
Name:
    	
Anthony R. Beck
    
	
 
    	
 
    	
Title: 
    	
Regional Vice President
    
	
 
    	
 
    	
Date: 
    	
2/20/08
    
	
 
    	
 
    	
 
    	
 
    
	
ATTEST/WITNESS
    	
 
    	
TENANT
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Service Partners, LLC,
    
	
 
    	
 
    	
a Virginia limited liability company
    
	
 
    	
 
    	
 
    	
 
    
	
/s/ Carolyn M. Christian
    	
 
    	
By: 
    	
/s/ Jerry W. Mollien
    
	
Carolyn M. Christian
    	
 
    	
Name:
    	
Jerry W. Mollien
    
	
Assistant Secretary
    	
 
    	
Title: 
    	
Vice President
    
	
 
    	
 
    	
Date: 
    	
February 15, 2008
    
					

 

8

 

EXHIBIT “A”

 

SPACE PLAN 1

 

 

A-1

 

EXHIBIT “A-1”

 

SPACE PLAN 2

 

 

A-2

 

EXHIBIT “B”

 

Scope of Work

 

General Notes:

 

·          This project is known as Service Partners, located at 1029 Technology Park Drive, Glen Allen, VA 23059.

·          This Scope of Work is to be used in conjunction with the Space Plans from First Potomac Management.

·          All excess materials selected by FPM to remain, are to be stored neatly in the vacant suite.

·          All roof penetrations MUST be performed by a vendor approved by FPM.

 

Drywall:

 

·          Drywall clips are required on all new walls to attach the top track to the ceiling system without screwing directly into the ceiling “T’s”. See CD’s for detail.

·          At all demoed walls, remove the walls above the grid as well as below. Do not leave ANY drywall & metal stud(s) abandoned above the ceiling system.

·          Furnish & install blocking (in wall) & grab bars in the restrooms to meet code.

·          Furnish & install blocking (in wall) for all casework as noted on CD’s.

·          Reuse existing doors, frames & hardware whenever possible. If a new door and frame is required, the door should be a solid wood, and both the door & frame should match the existing doors in style and finish.

·          All new solid core flush wood doors are to be factory finished. Field finished doors will not be accepted.

·          Patch all existing walls as required and prepare them to receive the new wall finishes as noted below in the finish notes.

·          Remove, repair and rework existing ceiling system for new lighting layout, sprinkler system, and HVAC as required.

·          Remove the bulkhead, ceiling grid and tiles in the expanded portion of the Server Room. Ceiling height to match the taller ceiling once completed. This may require, but not be limited to, raising all of the; sprinkler heads, HVAC ductwork and electrical equipment. Ceiling system is to be continuous and look uniform once completed.

·          Furnish & install a Detex brand EA-500 stand alone emergency exit alarm with cylinder. Remove deadbolt and replace existing door hardware to create a safe locking system.

·          Coordinate with the sprinkler contractor to determine if a separate closet/room will be required to house the new pre-action system. Include this if it would be required.

·          Furnish & install new window blinds as noted (Note #7).

 

Storefront:

 

·          Abandon in place the doors as noted by the plan note 3. Remove all door hardware and install cylinders on both sides of the door. FPM will have cylinders keyed.

 

Electrical:

 

·          Furnish & install all electrical per CD’s.

·          If there is no electrical plan, assume at a minimum the following:

·                  Each Office to receive;

·                 Three (3) Common electrical outlets.

 

B-1

 

·             One (1) Tel/co box.

·             One (1) Light switch

·                  Three (3) dedicated outlets in the kitchen — break room.

·                  Two (2) dedicated electrical outlets & (2) tel/co for the two copier rooms.

·                  Romex wires are no longer to be used. All new electrical is to be run in MC or Conduit.

·                  If not individually noted on the plans, wire up any & all of the HVAC Unit(s). (If Applicable)

·                  All new wire is to be Copper, aluminum will not be permitted.

·                  All circuits originating from the electrical panel must be in conduit and terminate in a junction box above the ceiling. MC cables may be run from the J Box as needed.

·                  At the conclusion of the project, the new panel directory must be typed, dated & installed in the panel. The old directory sheets must remain in the panel behind the new one.

·                  Where a dedicated outlet is noted, it should be dedicated/isolated. Shared neutral & ground wires will not be acceptable on these outlets.

·                  The only exception to the above note would occur in the Kitchen/Break Room areas. Dedicated outlets in these areas can share both the Neutral & Ground wires per code.

·                  In all instances, only eight (8) electrical outlets may be installed on one circuit.

·                  All electrical devices are to be Ivory in color with a Stainless Steel cover. At a minimum, all new covers should be metallic and match the majority of the suite. Please pose the question for further clarification if needed.

·                  At all new tel/co locations, furnish & install a pull string. If there is an existing box noted for reuse, the old wire may be used as the pull string. Conduit is not required unless there is a code issue.

·                  Wire the new 5 Ton Packaged Unit in the Server Room to the Generator panel.

·                  Relocate all ten (10) existing NEMA plugs to the new wall(s) per tenant. Circuits are to remain in the panels they currently are in.

·                  Relocate the 120V outlets in the walls to be demoed to the new wall(s). Circuits are to remain in the panels they currently are in.

·                  Remove EXIT signs at abandoned exterior doors (Note #3)

 

Mechanical:

 

·                  All new HVAC units are to be Trane Packaged Units, with factory installed disconnect, convenience outlet and smoke detector. Contact Mike Orr at (804) 747-3588 or (804) 304-5047 for the FPM National Agreement pricing.

·                  Rework HVAC grills as required to accommodate the new layout.

·                  Each room is to have at a minimum one supply grill. If the system is a ducted return, each room to have a return in each room as well.

·                  Confirm the gas lines have been separated to feed this tenant only (If Applicable).

·                  Replace the existing 3 Ton Unit feeding the Server Room with a 5 Ton Packaged Unit. The other 5 Ton Unit feeding this room shall remain as is. The new Unit should be wired to the generator panel.

 

Plumbing:

 

·                  All new plumbing fixtures are to be polished chrome Delta fixtures with ADA lever handles.

 

B-2

 

·                  All new Bathrooms, Janitorial Closets & Break Rooms should be fed from one 20 gallon water heater. The heater should be mounted in the ceiling above the mop sink or Break Room sink, whichever is more accessible. The electrical service to this should be a 120 V, 30 Amp double pole breaker. Water heater must be made by State, AO Smith or Bradford White.

·                  Demo all fixtures and associated piping as required for new floor plan. Concrete patches should be at a minimum of 3” and 3,500 psi. If the existing slab is thicker than 3”, contractor should fill concrete to match the existing thickness.

·                  All water lines should be capped off above the ceiling with a valve and a cap for future use.

·                  Furnish & install one waterline to ice maker in the refrigerator. Water line should be installed in the wall with an ice maker box and isolation valve.

·                  All Break Rooms are to have one waterline for a coffeemaker with an isolation valve under the sink.

·                  No saddle valve T’s will be permitted.

·                  Rework and remove all plumbing pipes and drains in the ceiling of the Server Room. There should not be any plumbing overhead once this room is complete.

·                  Furnish & install a new black GE dishwasher in the $500 range.

 

Fire Alarm:

 

·                  Furnish & install a working system with the ability to expand. The new system should be a Notifer or Fire Lite fire panel with System Sensor A/V devices. (If Applicable)

·                  All Audio/Visual (A/V) devices must be System Sensor, ceiling mounted and red.

 

Sprinkler:

 

·                  Modify the existing system per the CD’s and all applicable codes.

·                  All sprinkler piping must be threaded black iron or copper in the tenant suite. No PVC should be used above the ceiling.

·                  PVC may be used underground if allowable by code.

·                  The sprinkler heads must be chrome finished with a metal strut. Trim ring must be chrome, adjustable screw type.

·                  New sprinkler heads must be installed in the center of the ceiling tile.

·                  Remove the wet sprinkler pipes and system in the Server Room.

·                  Furnish & install a complete and working pre-action system in the Server Room. There should not be ANY wet pipes in or over this area once complete.

 

Wall Finishes:

 

·                  Paint only the office walls in the areas where construction has occurred with 1 primer and 2 finish coats.

·                  All walls in all hallways should be replaced with new VWC. Seams should be at the most logical spots. Landlord will use commercially reasonable efforts to match the color and texture of the new VWC to the existing VWC in the hallways.

 

Flooring:

 

·                  Demo the existing carpet & VCT back to bare concrete, flash patch as required per the finish plan.

·                  Remove all vinyl base prior to painting where the finish plan calls for new base.

·                  Furnish & install all floor finishes as follows:

·               Exec Office to have a border and a field carpet.

·               File Room (behind bathrooms) CPT

·               Server Room Anti-static floor covering.

·               Break Room Armstrong VCT.

 

B-3

 

·                Copy Room CPT

·                Two small offices No new CPT. Only new Vinyl Base.

·                “New Copy Room” CPT.

·                  Server room floor should be anti-static tile and grounded out per the manufacturers instructions.

 

Millwork:

 

·                  Furnish & install a new PLAM countertop only on all three walls as shown on the space plans in Copy Room(see note #5)

·                  Furnish & install new upper & lower cabinets with a PLAM top in the Break Room.

·                  Replace the PLAM top in both Bathrooms (Note 6). Cabinets and plumbing to remain.

·                  All vertical surfaces will be one color Nevamar PLAM.

·                  All horizontal surfaces will be one color Nevamar PLAM.

·                  All doors & drawers are to have brushed chrome, metallic, “U” shaped handles.

·                  Account for the new dishwasher to be installed in the casework.

 

- End of List -

 

B-4

 

EXHIBIT “C”

 

Joyner’s Mechanical HVAC Equipment Survey

 

Joyner’s Mechanical, Inc.

 

Unit Inspection List

 

[ILLEGIBLE]

 

Location: SERVICE PARTNERS

1029 TECHNOLOGY PARK

 

Equipment Survey

 

	
UNIT#: 39A 1994 Model (approximately 6 years life   expectancy left.)
    	
 
    	
 
    
	
Make:   YORK
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   B1PA024A06C
    	
 
    	
Okay
    	
 
    	
TOTAL   Cost:
    
	
Serial#:   NACM000664
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:   Downstairs
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#: 38 1993 Model (approximately 6 years life   expectancy left.)
    	
 
    	
 
    
	
Make:   CARRIER
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   48LJD008531
    	
 
    	
Okay
    	
 
    	
TOTAL   Cost:
    
	
Serial#:   3193G01577
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#: 36 1993 Model (approximately 6 years life   expectancy left.)
    	
 
    	
 
    
	
Make:   CARRIER
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   48LJE009-521
    	
 
    	
Has   original compressors, blower has
    	
 
    	
TOTAL   Cost: $811.00
    
	
Serial#:   2793G17362
    	
 
    	
Bearing   noise. Has new heat exchanger.
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#:   35 1990 Model
    	
 
    	
 
    	
 
    	
 
    
	
Make:   YORK
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   B2CH048A46A
    	
 
    	
Has   original compressor and squeals during
    	
 
    	
Replacement   Cost:
    
	
Serial#:   NGXM137061
    	
 
    	
shut   down.
    	
 
    	
$5,719.00
    
	
Repairs
    	
 
    	
Due   to age, replacement is recommended.
    	
 
    	
 
    
	
Serves:
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#: 34 Outdoor Unit 1999 Model (approximately 7   years life expectancy left.)
    	
 
    	
 
    
	
Make:   CARRIER
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   38CKC036810
    	
 
    	
Contactor   needs to be replaced
    	
 
    	
TOTAL   Cost:$233.00
    
	
Serial#:   0699E11887
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:   Computer Room Unit
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#:   33 2007 Model
    	
 
    	
 
    	
 
    	
 
    
	
Make:   Trane
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   WSC048A4R0A26012A
    	
 
    	
Okay
    	
 
    	
TOTAL   Cost:
    
	
Serial#:   708102793L
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:
    	
 
    	
 
    	
 
    	
 
    

 

C-1

 

Joyner’s Mechanical, Inc.

 

Unit Inspection List

 

Location: SERVICE PARTNERS

1029 TECHNOLOGY PARK

 

	
UNIT#:   32 1987 Model
    	
 
    	
 
    	
 
    	
 
    
	
Make:   CARRIER
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   50QH006820
    	
 
    	
Original   compressor and reversing valve.
    	
 
    	
Replacement   Cost:
    
	
Serial#:   0887G62735
    	
 
    	
Compressor   is rusted, accumulator is
    	
 
    	
$7,980.00
    
	
Repairs   Needed:
    	
 
    	
rusted   and the cabinet is rusted. Unit is in
    	
 
    	
 
    
	
Serves:
    	
 
    	
fair   condition for its age.
    	
 
    	
 
    
	
 
    	
 
    	
Due   to age, replacement is recommended.
    	
 
    	
 
    

 

	
UNIT#:   31 1987 Model
    	
 
    	
 
    	
 
    	
 
    
	
Make:   CARRIER
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   50QH006620
    	
 
    	
Original   compressor and reversing valve.
    	
 
    	
Replacement   Cost:
    
	
Serial#:   0887G62739
    	
 
    	
Evaporator   end plates are rusted. Unit is in
    	
 
    	
$7,980.00
    
	
Repairs   Needed:
    	
 
    	
fair   condition for its age.
    	
 
    	
 
    
	
Serves:
    	
 
    	
Due   to age, replacement is recommended.
    	
 
    	
 
    

 

	
UNIT#:   40 2003 Model
    	
 
    	
 
    	
 
    	
 
    
	
Make:   TRANE
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   WSC060A4R0A0X0
    	
 
    	
Okay.   Unit is in good condition.
    	
 
    	
TOTAL   Cost:
    
	
Serial#:   321101228L
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:   Training/Warehouse
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#: 39 2003 Model (approximately 8 years life   expectancy left.)
    	
 
    	
 
    
	
Make:   TRANE
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   WSC090A4R0A12P00
    	
 
    	
Okay
    	
 
    	
TOTAL   Cost:
    
	
Serial#:   328102238L
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#: 35 Computer Room 2003 Model
    	
 
    	
 
    
	
Make:   TRANE
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   TSC060A4R0A1200
    	
 
    	
Need   to troubleshoot refrigeration circuit. 
    	
 
    	
TOTAL   Cost: T & M
    
	
Serial#:   324102165L
    	
 
    	
(charge   maybe low), colls need to be cleaned.
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
Unit   is in good condition
    	
 
    	
 
    
	
Serves:
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#: 8 Air Handler 1999 Model (approximately 7   years life expectancy left.)
    	
 
    	
 
    
	
Make:   Carrier
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   FA4ANF036
    	
 
    	
Okay
    	
 
    	
TOTAL   Cost:
    
	
Serial#:   3599A27544
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:   Computer Room
    	
 
    	
 
    	
 
    	
 
    

 

C-2

 

Joyner’s Mechanical, Inc.

 

Unit Inspection List

 

Location: SERVICE PARTNERS

1029 TECHNOLOGY PARK

 

	
UNIT#: Exhaust Fan (approximately 8 years life   expectancy left.)
    	
 
    	
 
    
	
Make:   GE
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   5KH390N9090
    	
 
    	
Okay
    	
 
    	
TOTAL   Cost:
    
	
Serial#:   PEJ
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#: Exhaust Fan (approximately 8 years life   expectancy left.)
    	
 
    	
 
    
	
Make:
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   XV-94
    	
 
    	
Okay
    	
 
    	
TOTAL   Cost:
    
	
Serial#:
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:
    	
 
    	
 
    	
 
    	
 
    

 

	
UNIT#: Exhaust Fan (approximately 8 years life   expectancy left.)
    	
 
    	
 
    
	
Make:
    	
 
    	
Discrepancies   Noted:
    	
 
    	
 
    
	
Model#:   G80DGEXQD
    	
 
    	
Okay
    	
 
    	
TOTAL   Cost:
    
	
Serial#:   93G09047
    	
 
    	
 
    	
 
    	
 
    
	
Repairs   Needed:
    	
 
    	
 
    	
 
    	
 
    
	
Serves:
    	
 
    	
 
    	
 
    	
 
    

 

C-3

 

EXHIBIT “D”

 

Fiberplus Quote for Richmond Location Access Control

 

 

Date:                  November 2, 2007

To:                             Craig Linn

MASCO / Service Partners

 

From:               Glenn Gootee

 

RE:                           Quote for Richmond Location Access Control

 

FIBERPLUS will Install:

 

1      Material list below to be installed by Fiberplus, 4 hours of training will be provided to the end user The software will be installed on a Service Partner provided computer:

 

	
CA8000
    	
 
    	
8   reader controller
    	
 
    	
1
    
	
KPROX2
    	
 
    	
slim   line prox reader
    	
 
    	
6
    
	
SYSTEM   V
    	
 
    	
Basic   system software
    	
 
    	
1
    
	
USB-SER
    	
 
    	
USB   serial connector
    	
 
    	
1
    
	
HID-C1325
    	
 
    	
Prox   Card 38 Bit Pk/50
    	
 
    	
1
    
	
DS1601
    	
 
    	
request   to exit motion PIR
    	
 
    	
6
    
	
SD-70
    	
 
    	
commercial   recessed contact
    	
 
    	
6
    
	
AL600ULACM
    	
 
    	
UL   listed 6A lock power supply w/interface
    	
 
    	
1
    
	
1280
    	
 
    	
12V   8aH battery
    	
 
    	
2
    
	
TRG1640
    	
 
    	
transformer
    	
 
    	
2
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
Multi-conductor   “Banana Peel” Plenum rated
    	
 
    	
 
    
	
 
    	
 
    	
cable
    	
 
    	
2000
    
	
 
    	
 
    	
 
    	
 
    	
 
    
	
DTK-BU450
    	
 
    	
UPS   for Panels
    	
 
    	
1
    

 

“Due to the rapidly escalating cost of cable and many other telecommunications and construction materials, Fiberplus, Inc. reserves the right to adjust the price of this proposal solely to reflect such cost increases.”

 

FPI reserves the right to adjust the quoted price based on market fluctuations for materials purchased after 30 days from date of acceptance.

 

THIS DOCUMENT IS PROPRIETARY AND SHALL NOT BE REPRODUCED OR DISTRIBUTED WITHOUT PRIOR WRITTEN CONSENT FROM FIBERPLUS, INC.

8221 Hermitage Rd · Richmond, VA 23228 · tel: 804-264-1880 · fax: 804-264-2009

 ·infova@fiberplusinc.com www.fiberplusinc.com

 

D-1

 

	
1
    	
 
    	
Door Work to be provided by Subcontractor, Detailed Scope of work   below:
    

 

Door work

 

	
Qty
    	
 
    	
Description
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Front Door, Side Door One, Side Door Two
    
	
3
    	
 
    	
4900-35-102 1 1/8" B.S. Heavy Duty Deadlatch Dura finish
    
	
 
    	
 
    	
 
    
	
3
    	
 
    	
4591-02-00-313 Push Handle Dura finish
    
	
 
    	
 
    	
 
    
	
3
    	
 
    	
L6507-32D Low Profile Centerlatching
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Back Door 2
    
	
1
    	
 
    	
S6514-32D Electric Strike 24/12 VDC
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Server Room Front Door
    
	
1
    	
 
    	
S6514-32D Electric Strike 24/12 VDC
    
	
 
    	
 
    	
14-S-CS 5" x 14" Stainless Steel Simplex Conversion   Wraparound Plate for 1 3/4" door w/ 2 3/4"
    
	
1
    	
 
    	
Backset
    
	
1
    	
 
    	
AR0015 Grade 2 Brushed Chrome Storeroom Leverset - CS Keyway
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Server Room Back Door
    
	
1
    	
 
    	
S6514-32D Electric Strike 24/12 VDC
    
	
1
    	
 
    	
Grade 2 Brushed Chrome Storeroom Leverset - CS Keyway
    
	
 
    	
 
    	
 
    
	
1.00
    	
 
    	
Labor to install hardware on above doors
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Back Door 1 (Needs Door Repair)
    
	
1
    	
 
    	
SL5783" Full Surface Continuous Hinge
    
	
 
    	
 
    	
 
    
	
1
    	
 
    	
271A36 3 Ft. Threshold 5" x 1/4"
    
	
1
    	
 
    	
57DV36 3 Ft. Vinyl Sweep 7/8" Holder x 7/8" Sweep Dark   Bronze Alum w/ Black Vinyl Insert
    
	
 
    	
 
    	
 
    
	
1
    	
 
    	
Latch Guard SL L.P Lever and Elec. Strike
    
	
 
    	
 
    	
 
    
	
1
    	
 
    	
Grade 2 Brushed Chrome Storeroom Leverset - CS Keyway
    
	
 
    	
 
    	
 
    
	
1
    	
 
    	
S6514 Electric Strike 24/12 VDC
    
	
1.00
    	
 
    	
Labor to install hardware on above doors
    

 

D-2

 

All work to be performed during regular business hours between 7am and 5pm, with minimum interference. All cabling will be labeled, tested, and warranted for one year.

 

FPI is a registered BICSI installer. For verification, please call 1-800-242-7405.

FPI employs a Master General Electrician and is licensed by the State of Virginia, Maryland and several

counties to perform electrical construction and to obtain low voltage communication cabling permits.

FPI is able to supply a Certificate of Insurance if necessary for this project.

 

NOTES:

 

1.              All structure will be provided by others, and will be open and passable.

2.              All work will be performed in accordance with State and Local Codes, EIA/TIA, and BICSI standards.

3.              Marked floor plans showing exact locations to be provided to FiberPlus prior to job starting.

4.              Unless job is to be expedited, FiberPlus will require (72) hours lead time for scheduling.

5.              FiberPlus reserves the right to re-negotiate this contract if downtime is encountered, which is beyond the control of FiberPlus (i.e., delays in construction schedule, limited access to work area, etc.).

6.              Unless provided with a “Sales Tax Exemption” form, sales taxes will apply.

7.              All work to be performed with minimum interference, during regular business hours between 7am and 5pm, unless specified in writing by FiberPlus, Inc.

If these conditions are not present a change order may be necessary.

 

EXCLUSIONS:

 

1.              Permit.

2.              Plywood backboard in closet.

3.              Core drilling.

4.              Power poles.

5.              Cross-connect wiring at MPOP to active lines.

6.              115 Volt electrical requirements.

 

CHANGE ORDERS

 

Changes to the scope of work may become necessary and both parties to this contract have the right to request changes to the original, agreed upon Scope of Work. Changes may take one of two forms.

Where either your point-of-contact or FPI is requesting a change, the request should be made in writing and submitted to the appropriate point-of-contact. If the requested change alters the base contract amount FPI will prepare a Change Order describing the requested change and the Dollar amount of the change. Upon authorization, FPI will perform the work. Where the change is requested in the field by your point-of-contact, the FPI lead technician will prepare a Field Change Order describing the requested change. An authorized signature must be obtained before work can be done. A copy will be given to your point-of-contact and FPI will price the change and include the amount as an adjustment to the base contract. FPI will inform you as to the amount of the change.

 

Labor rates are quoted at standard daytime labor rates. If overtime, weekend or evening rates are requested by the customer, then it will require a change order. If Davis-Bacon or scale labor rates are required, then FiberPlus reserves the right to provide a new quotation. FPI may invoice for change orders separately or in conjunction with the primary invoice(s) at FPI’s option.

 

BILLING SCHEDULE FOR FIXED PRICE PROJECTS:

 

30% at contract signing; 30% at start of project and balance upon completion.

 

PAYMENT:

 

Material will be billed on the first day that material is delivered to the job and is due thirty (30) days from receipt of invoice. Balance of payment is due thirty (30) days net after completion and acceptance of signed work order.

 

D-3

 

Payment Terms: 30 days net after completion and acceptance of signed work order. Accounts outstanding for more than 30 days will bear interest at the rate of 1-1/2 percent per month (18% APR) on the unpaid balance. If collection or legal fees are incurred these will also be billed.

 

	
Material:
    	
 
    	
$
    	
10,055.38
    	
 
    
	
Labor:
    	
 
    	
$
    	
2,866.62
    	
 
    
	
Door Subcontractor:
    	
 
    	
$
    	
4,204.86
    	
 
    
	
Total: Seventeen Thousand, One Hundred Twenty Six   and 86/100 Dollars
    	
 
    	
$
    	
17,126.86
    	
 
    

 

ACCEPTANCE:

 

ACCEPTED. The above prices, specifications and conditions are satisfactory and are hereby accepted. You are authorized to do the work as specified. Payment will be made as outlined above.

 

	
Date of Acceptance
    	
 
    	
 
    	
Very truly yours,
    
	
By
    	
 
    	
 
    	
FiberPlus, Inc.
    
	
 
    	
 
    	
Via- E-mail
    
	
Purchase Order #
    	
 
    	
 
    	
Glenn Gootee
    
	
Proposal Name
    	
 
    	
 
    	
Sales Engineer
    
					

 

D-4Exhibit 10.16

 

SIXTH AMENDMENT TO LEASE

 

This Sixth Amendment to Lease (this “Amendment”) is made and entered into as of this 5th day of February, 2013, by and between Virginia FP Virginia Center, LLC, a/k/a Virginia Center, LLC, a Virginia limited liability company, successor-in-interest to Principal Life Insurance Company (“Landlord”), and Service Partners, LLC, a Virginia limited liability company, incorrectly identified in the Fifth Amendment (hereinafter defined) as “Services Partners, LLC” (“Tenant”).

 

W I T N E S S E T H:

 

WHEREAS, Landlord, through its predecessor-in-interest, and Tenant are parties to a Deed of Lease dated August 10, 1999, as amended by the First Lease Amendment dated October 25, 1999, the Second Lease Amendment dated March 8, 2000, the Third Lease Amendment dated August 1, 2000, the Fourth Lease Amendment dated June 2, 2003, and the Fifth Amendment to Lease (the “Fifth Amendment”) dated February 15, 2008 (collectively, the “Lease”), whereby Tenant leases from Landlord certain premises containing approximately seventeen thousand five hundred ten (17,510) rentable square feet (the “Premises”), located at 1029 Technology Park Drive, Glen Allen, Virginia 23059 (the “Building”), for a Term which expires on February 28, 2013 (the “Current Term”); and

 

WHEREAS, Landlord and Tenant wish to amend the Lease by extending the Term by an additional seven (7) years, and to otherwise modify the Lease.

 

NOW THEREFORE, in consideration of the mutual covenants herein made, Landlord and Tenant hereby enter into this Amendment and state as follows:

 

1.                        RECITALS. The foregoing recitals are incorporated herein by this reference.

 

2.                        CAPITALIZED TERMS. Unless otherwise defined herein, all capitalized terms shall have the same meaning as they have been assigned in the Lease.

 

3.                        LANDLORD/TENANT. Landlord is the Landlord (as such term is defined in the Lease) for all purposes under the Lease. Tenant is the Tenant (as such term is defined in the Lease) for all purposes under the Lease.

 

4.                        TERM. Notwithstanding any provision of the Lease to the contrary, the Term shall be extended by an additional period of time (the “Extension Term”) following the expiration of the Current Term. The Extension Term shall commence on March 1, 2013 (the “Extension Term Commencement Date”) and shall expire at 11:59 p.m. on the last day of the eighty-fourth (84th) full calendar month following Substantial Completion of the Improvements (the “Extension Term Expiration Date”). Notwithstanding any provision in the Lease to the contrary, Tenant shall have no right to further extend the Term of the Lease beyond the Extension Term Expiration Date, except as specifically provided for in Paragraph 9 below. The parties shall execute a Declaration (in the form set forth in Exhibit “C”) after the Extension Term Expiration Date and other relevant dates set forth therein have been established.

 

1

 

5.                        PREMISES. Tenant acknowledges that Tenant is currently in possession of the Premises and Tenant agrees to accept the Premises in its “as is” condition for the duration of the Extension Term, except as expressly set forth in Paragraph 6 below.

 

6.                        IMPROVEMENTS. (a) Within approximately sixty (60) days following the later of: (i) the date Tenant completes its relocation to the Temporary Space (hereinafter defined), (ii) the date the Construction Documents (hereinafter defined) are approved by Tenant; and (iii) the date the Construction Schedule (hereinafter defined) is approved by Tenant, Landlord at its sole cost and expense shall promptly and diligently Substantially Complete (hereinafter defined) the “turn-key” construction of the Improvements (hereinafter defined) in a good and workmanlike manner in full compliance with all applicable laws, regulations and ordinances. The “Targeted Substantial Completion Date” shall be the sixty-first (61st) day following the later of (i), (ii) and (iii) above. The improvements set forth on the space plan attached hereto as Exhibit “A” (the “Space Plan”) and in the scope of work attached hereto as Exhibit “B” (the “Scope of Work”) are collectively referred to herein as the “Improvements.” Promptly following the execution of this Amendment, Landlord and Tenant shall establish a mutually-acceptable construction schedule (the “Construction Schedule”) for the completion of the Improvements (Landlord and Tenant each agreeing to negotiate in good faith to arrive at such Construction Schedule within one (1) week after delivery to Tenant). For the purposes of this Amendment, “Construction Documents” shall mean the working drawings required by Henrico County to submit for all applicable permits. Landlord will provide the Construction Documents to Tenant within thirty (30) days following the full execution of this Amendment. Tenant will review and approve or provide detailed comments on the Construction Documents within one (1) week of receipt.

 

(b)    If Tenant requests any changes to the Improvements (the “Tenant Changes”), Tenant must present Landlord with revised drawings and specifications for Landlord’s prior approval, which approval shall not be unreasonably withheld, conditioned or delayed. In the event that Tenant Changes result in an increase in the hard or soft costs of the Improvements that increases the total costs of the Improvements (“Cost Increase”), then, if Landlord approves the Tenant Changes, Landlord will deliver to Tenant a written change order that sets forth the Tenant Changes and the Cost Increase by reason thereof (“Change Order”). If, and only if, Tenant approves the Change Order in writing, then Landlord shall incorporate the approved Tenant Changes into the Improvements. Notwithstanding any provision of this Amendment to the contrary, Tenant shall pay to Landlord as Additional Rent any Cost Increase associated with an approved Change Order within thirty (30) days following receipt of an invoice from Landlord regarding the same.

 

(c)  Landlord’s obligations with respect to improvements and alterations of the Premises shall be limited to the Improvements. The Improvements will be constructed using Building standard materials consistent with the materials used in comparable buildings in the Glen Allen, Virginia submarket.

 

(d)  The parties acknowledge that Tenant is currently in possession of the Premises and therefore Landlord’s ability to complete the Improvements is dependent upon Landlord obtaining access to the Premises, which access is subject to the terms of the Lease. Landlord and Tenant acknowledge that Tenant shall have forty-five (45) days to relocate to the Temporary Space after

 

2

 

this Amendment is fully executed. Following such relocation, Landlord shall have unfettered access to the Premises at all times to the extent needed to enable Landlord to complete the Improvements in a timely fashion. Following Tenant’s relocation to the Temporary Space and Tenant’s approval of the construction documents for the Improvements, Landlord agrees to promptly commence and thereafter diligently pursue completion of construction of the Improvements upon receipt of permits and approval of the plans. During the construction of the Improvements, Tenant shall not interfere with or hinder Landlord in any way in its efforts to complete the Improvements. In addition, Tenant shall timely remove all property from the portion of the Premises where work is being performed in order to facilitate Landlord’s ability to complete construction of the Improvements. The parties acknowledge and agree that, during the construction of the Improvements, (i) Tenant will continue to need the use of, and will be given access to, the Premises, and (ii) the Improvements will interfere with Tenant’s use of the Premises, and it is hereby expressly agreed that the same shall not be deemed a constructive eviction of Tenant, nor shall it work an abatement of Base Rent, Additional Rent or any other amounts due under the Lease. Tenant’s obligations set forth in this Paragraph 6(d) are expressly made subject to and conditioned upon Landlord’s compliance with its obligation to make the Temporary Space available for Tenant’s use and occupancy during the entire Temporary Space Term, as provided in Paragraph 11 below.

 

(e)  “Substantial Completion” and “Substantially Complete(d)” shall mean that (i) the Improvements have been completed in accordance with the Space Plan and the Scope of Work and in compliance with the provisions of Section 6(a) above, except for punch-list items which do not substantially interfere with Tenant’s permitted use of the Premises, which items Landlord shall proceed with all due diligence to complete (it being agreed that Landlord shall complete all such punch-list items within thirty (30) days following receipt of the punch-list as set forth in subsection (f) below), (ii) to the extent required under local building ordinances, the Improvements have passed the final inspection and a temporary or permanent certificate of occupancy has been issued permitting the immediate use and occupancy of the entire Premises, (iii) all utilities, mechanical systems and equipment included in the Improvements are fully functioning, and (iv) the Improvements are in good condition and repair and all construction debris and contractor property have been removed from the Premises. Landlord will notify Tenant of any long lead time items and will allow Tenant to select alternative comparatively priced materials, if Tenant so desires.

 

(f)  Landlord and Tenant shall jointly prepare a punch-list at the walk-through with the Landlord’s construction manager, which will take place within thirty (30) days following Substantial Completion. Landlord will use commercially reasonable efforts to repair items required to be repaired within thirty (30) days of receipt of such list (which time shall be extended for delays beyond Landlord’s reasonable control).

 

(g)  Provided all final invoices have been received from the vendors and paid within sixty (60) days after Substantial Completion of the Improvements, Landlord shall provide Tenant with a reasonably detailed statement (the “Landlord Statement”) setting forth (i) the total amount (including both hard and soft costs) paid by Landlord for the Improvements, and (ii) the brokerage fees paid by Landlord in connection with this Amendment (collectively, “Landlord’s Costs”). If Landlord fails to provide such statement within said sixty (60) day period, Tenant shall have the right to make a written request for the same and Landlord shall thereafter provide

 

3

 

the statement to Tenant within thirty (30) days of Tenant’s written request. Upon ten (10) business days’ prior written notice to Landlord, Tenant shall have the right, at its sole cost and expense, to review Landlord’s books and records of Landlord’s Costs. In the event such Tenant review reveals a different amount of Landlord’s Costs than set forth in the Landlord Statement, then the parties shall, in good faith, proceed to reconcile and determine the actual amount of Landlord’s Costs based upon Landlord’s books and records.

 

7.                        RENT. For the remainder of the Current Term, Tenant shall continue to pay Base Rent in the amounts and upon the terms and conditions set forth in the Lease. During the Extension Term, Tenant shall pay Base Rent in the amounts set forth in the following schedule (for purposes of the following schedule, the term “End Date” shall mean the last day of the calendar month in which Substantial Completion of the Improvements occurs, and “Lease Year” shall mean each consecutive twelve (12) month period following the End Date):

 

	
Time Period
    	
 
    	
Per Square Foot
   Rate
    	
 
    	
Annual Rent
    	
 
    	
Monthly Rent
    	
 
    
	
3/1/13 – End Date*
    	
 
    	
$
    	
11.75
    	
 
    	
N/A
    	
 
    	
$
    	
17,145.21
    	
 
    
	
First Lease Year
    	
 
    	
$
    	
11.25
    	
 
    	
$
    	
196,987.50
    	
 
    	
$
    	
16,415.63
    	
 
    
	
Second Lease Year
    	
 
    	
$
    	
11.48
    	
 
    	
$
    	
201,014.80
    	
 
    	
$
    	
16,751.23
    	
 
    
	
Third Lease Year
    	
 
    	
$
    	
11.71
    	
 
    	
$
    	
205,042.10
    	
 
    	
$
    	
17,086.84
    	
 
    
	
Fourth Lease Year 
    	
 
    	
$
    	
11.94
    	
 
    	
$
    	
209,069.40
    	
 
    	
$
    	
17,422.45
    	
 
    
	
Fifth Lease Year
    	
 
    	
$
    	
12.18
    	
 
    	
$
    	
213,271.80
    	
 
    	
$
    	
17,772.65
    	
 
    
	
Sixth Lease Year
    	
 
    	
$
    	
12.42
    	
 
    	
$
    	
217,474.20
    	
 
    	
$
    	
18,122.85
    	
 
    
	
Seventh Lease Year
    	
 
    	
$
    	
12.67
    	
 
    	
$
    	
221,851.70
    	
 
    	
$
    	
18,487.64
    	
 
    

 

* Notwithstanding the foregoing, in the event the Landlord has not Substantially Completed the Improvements by the Targeted Substantial Completion Date (as defined in Paragraph 6(a) above), then Tenant’s obligation to pay Base Rent shall be reduced from the Monthly Rent amount of $17,145.21 to the Monthly Rent amount of $16,415.63, for the period beginning on the day after the Targeted Substantial Completion Date and continuing until the End Date, it being agreed that the Monthly Rent will be pro-rated on a per diem basis for any partial month.

 

8.                        ADDITIONAL RENT. For the remainder of the Current Term and throughout the Extension Term, Tenant shall continue to pay its Proportionate Share of Operating Expenses, Taxes and Assessments, Casualty Insurance obtained by Landlord, and Utility Charges, to the extent such Utility Charges pertain to the Common Facilities or which are not separately metered, pursuant to the Lease, as well as all other Additional Rent specified in the Lease.

 

9.                        RENEWAL OPTION. (a) Tenant shall have the conditional right to extend the Term of the Lease (the “Renewal Option”) for one (1) additional term (the “Renewal Term”) of five (5) years beyond the Extension Term at the Base Rent set forth in sub-paragraph (b) below and upon the same terms and conditions set forth in the Lease as amended hereby (except that there will be no further privilege of extension), provided that the following conditions are met:

 

4

 

(i)                                                         Tenant notifies Landlord in writing of its election to exercise the Renewal Option granted hereby at least one hundred eighty (180) days prior to the expiration of the Extension Term;

 

(ii)                                                      at the time of the exercise of such Renewal Option and for the remainder of the Extension Term thereafter, there is no existing default by Tenant which is not remedied within the applicable cure periods set forth in the Lease;

 

(iii)                                                   the Lease has not terminated prior to the commencement of the Renewal Term; and

 

(iv)                                                  at the time of the exercise of such Renewal Option and for the remainder of the Extension Term thereafter, the original named Tenant (or an Affiliate of Tenant, as defined in the Lease) is in possession of and occupying the entire Premises [it being the intent of the parties that this option is personal to the original named Tenant hereunder (or an Affiliate of Tenant) and if such Tenant (or an Affiliate of Tenant) is no longer in possession of and occupying the entire Premises, then this option is void].

 

(b)  During the first year of the Renewal Term, Tenant shall pay Landlord Base Rent equal to ninety-five percent (95%) of the then-current fair market rate, as determined by Landlord in its sole and absolute discretion. Within approximately thirty (30) days of Landlord’s receipt of Tenant’s notice of its election to exercise the Renewal Option, Landlord will provide Tenant with notice of the proposed Base Rent. Tenant shall have ten (10) business days to accept or reject the proposed Base Rent. If the Tenant rejects the proposed Base Rent, the Lease shall terminate on the Extension Term Expiration Date. If the Tenant accepts the Landlord’s proposed Base Rent, Landlord shall deliver to Tenant a draft of the amendment to the Lease referenced in sub-paragraph (c) below, which amendment shall reflect the exercise of this Renewal Option and include the amount of the proposed Base Rent. During the Renewal Term, Base Rent shall escalate three percent (3%) per year.

 

(c)  Prior to the commencement of the Renewal Term, upon the request of Landlord, Tenant hereby agrees to execute an amendment to the Lease memorializing said extension of the Term. If Tenant fails to timely notify Landlord of its desire to exercise the Renewal Option granted hereby, then Tenant shall be deemed to have conclusively waived its Renewal Option.

 

10.              TERMINATION OPTION. (a) Tenant shall have a conditional right to terminate this Lease (the “Termination Option”) as of the last day of the fifth (5th) Lease Year (as such term is defined in Paragraph 7) or at any time thereafter, subject to the satisfaction of all of the following conditions:

 

(i)               Tenant notifies Landlord in writing of Tenant’s election to exercise its Termination Option (the “Termination Notice”) at least four (4) full calendar months prior to Tenant’s desired early termination date, which Termination Notice must specify Tenant’s desired early termination date (the “Early Termination Date”);

 

5

 

(ii)            at the time of Tenant’s Termination Notice and as of the Early Termination Date, there is no default by Tenant under the Lease beyond any applicable notice and cure period;

 

(iii)         at the time of Tenant’s Termination Notice, Tenant has not exercised the Renewal Option granted in Paragraph 9 above; and

 

(iv)        Tenant pays to Landlord, as Additional Rent under the Lease, the Termination Fee (as defined below), which Termination Fee must be paid to Landlord within twenty (20) days after Tenant delivers the Termination Notice.

 

(b)      The Termination Fee shall be equal to the unamortized portion of the Landlord’s Costs as of the Early Termination Date. For the purpose of determining the unamortized portion of the Landlord’s Costs, all such Landlord’s Costs, along with interest thereon at eight percent (8%) per annum, will be amortized on a straight line basis in equal monthly installments over the period beginning on the End Date and ending on the Extension Term Expiration Date.

 

(c)       If Tenant properly exercises the Termination Option and the conditions applicable thereto have been satisfied, the Lease shall be deemed terminated on the Early Termination Date, Tenant shall return possession of the Premises to Landlord in broom clean condition and in accordance with the terms of the Lease, and the parties respective rights and obligations under the Lease shall terminate, except for those obligations which accrue prior to such Early Termination Date and those rights and obligations which expressly, or by their nature, survive the termination of the Lease (including all indemnification obligations). If Tenant properly exercises the Termination Option and subsequently fails to timely and properly vacate the Premises and return possession thereof to Landlord on or before the Early Termination Date, Tenant shall be deemed to be holding over in the Premises, which holdover shall be subject to the holdover provisions of the Lease.

 

11.               TEMPORARY SPACE. (a) Landlord will permit Tenant to use the Temporary Space (hereinafter defined) for general business office use during the period beginning on the next business day following the full execution of this Amendment and ending thirty (30) days after the Improvements are Substantially Completed (the “Temporary Space Term”). The “Temporary Space” means that certain space containing approximately 8,688 rentable square feet and known as Suite 1011 located within the Building, as shown on Exhibit “C” attached hereto and made a part hereof. Notwithstanding any provision herein to the contrary, Landlord warrants that, as of the commencement of the Temporary Space Term, the Temporary Space and all equipment and systems in or servicing same (including the plumbing, electrical, shipping doors, security and HVAC systems) shall be in good working order and condition, and the roof over the Temporary Space shall be free from leaks. Except as otherwise provided herein, the Tenant will accept the Temporary Space for the Temporary Space Term in its then-current “as is” condition.

 

(b)  Except as otherwise provided in this Paragraph 11, Tenant’s use of the Temporary Space shall be governed by all of the terms of the Lease, including the indemnity provisions thereof, except that Tenant shall not be obligated to pay Base Rent, Operating Expenses, Taxes and Assessments, Casualty Insurance, Utility Charges, or any other Additional Rent specified in

 

6

 

the Lease with respect to the Temporary Space, except as set forth below. The Tenant will vacate and return the Temporary Space to the Landlord on or before the expiration of the Temporary Space Term in broom clean condition and in the same condition as the same existed on the date that Landlord delivered possession of the Temporary Space to Tenant, normal wear and tear excepted. If Tenant does not vacate the Temporary Space and return the same to Landlord in the condition set forth above by the forty-sixth (46th) day following Substantial Completion of the Improvements, then Tenant shall pay the Landlord holdover Base Rent for the Temporary Space in an amount equal to $8,507.00 per month until Tenant vacates the Temporary Space and returns the same to Landlord. The holdover Base Rent for the Temporary Space shall be prorated for any period less than one (1) month.

 

(c)  Tenant shall be solely responsible for contracting with the appropriate utility company for electrical services rendered or furnished to the Temporary Space throughout the Temporary Space Term. The cost of all such electrical services, together with any related installation or connection charges or deposits and all taxes, levies and other charges on such electrical services, shall be borne by Tenant. Tenant shall promptly pay all bills for such electrical services, and Landlord shall be responsible for the cost of all other utility service provided by Landlord to the Temporary Space during the Temporary Space Term. Landlord shall not be liable for any failure to furnish, or for any loss, injury or damage caused by or resulting from any variation, interruption or failure of electrical services.

 

(d)  Landlord and Landlord’s Agents shall have the right to enter the Temporary Space from time to time upon reasonable prior notice to Tenant (which notice may be oral or written) to show the Temporary Space to prospective tenants. During any such access to the Temporary Space, Landlord shall exercise reasonable efforts to minimize any interference with Tenant’s use of the Temporary Space. Landlord shall also have the right to place “For Rent” signs at the Temporary Space.

 

12.               REPRESENTATIONS. Landlord and Tenant hereby acknowledge that the Lease is in full force and effect. Landlord and Tenant each hereby acknowledge and represent to the other party that, to the best of such representing party’s knowledge, there is no condition, act or neglect by either party which would constitute a default under the Lease with the giving of notice, the passage of time or both, and that, to the best of the representing party’s knowledge, each party has performed all of its obligations under the Lease and made all payments due thereunder through the date of this Amendment.

 

13.               RATIFICATION. Unless a term or condition of the Lease is expressly contradicted by the terms of this Amendment or modified hereby, all terms and conditions of the Lease shall remain in full force and effect and continue to bind Landlord and Tenant. In the event that a term of this Amendment is fundamentally inconsistent with a term of the Lease, the terms of this Amendment shall control. The terms of the Lease, as modified hereby, are ratified and affirmed by the parties.

 

14.               ENTIRE AGREEMENT. This Amendment constitutes the entire agreement of the parties with respect to the subject matter addressed herein. Except as expressly set forth in the Lease and this Amendment, no other terms, conditions, representations, warranties, promises, or understandings, of any nature whatsoever, express or implied, have been made or relied upon by

 

7

 

any party hereto. This Amendment may not be modified, waived, discharged or terminated other than by a writing executed by the parties hereto.

 

15.               BROKERS. Landlord and Tenant each represent and warrant to the other that it has not employed any broker, agent or finder with regard to this Amendment except that Landlord represents that it has been represented in this transaction by CB Richard Ellis and First Potomac Management LLC, which brokers will be paid pursuant to a separate agreement with Landlord, and each party hereby indemnifies and holds harmless the other for any other claims relating to commissions or brokerage fees arising from a breach of the above warranty.

 

16.               AUTHORITY. The parties each: (i) agrees to execute any and all documents, and to take any other action, that may be necessary to carry out the express terms and intent of this Amendment; (ii) represents that the individuals executing this Amendment on its behalf are duly authorized and empowered to execute this Amendment; and (iii) agrees that this document shall not be construed against any party due to said party drafting this Amendment. This Amendment (a) may be executed in counterparts and all such counterparts, together, shall constitute one and the same document, and (b) may be in the form of facsimile, photocopy or electronically-transmitted copy of a signed counterpart, all of which shall have the same force and effect as an ink-signed original.

 

17.               BINDING EFFECT. The terms of this Amendment shall be binding upon the parties hereto and their respective successors and assigns.

 

18.               MISCELLANEOUS. The parties hereby acknowledge and agree that Paragraph 8 of the Fifth Amendment to Lease (Renewal Option) is hereby deleted in its entirety and of no further force and effect.

 

[Signature Page Follows]

 

8

 

IN WITNESS WHEREOF, the parties hereto set forth their hands and seals as of the date first set forth above.

 

	
ATTEST/WITNESS:
    	
 
    	
LANDLORD
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Virginia FP Virginia Center, LLC,
    
	
 
    	
 
    	
a/k/a Virginia Center, LLC,
    
	
 
    	
 
    	
a Virginia limited liability company
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
First Potomac Realty
    
	
 
    	
 
    	
 
    	
Investment Limited Partnership
   Its Sole Member
    
	
 
    	
 
    	
By:
    	
First Potomac Realty Trust
   Its General Partner
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
[ILLEGIBLE]
    	
 
    	
By
    	
/s/ Anthony R. Beck
    
	
 
    	
 
    	
Name:
    	
Anthony R. Beck
    
	
 
    	
 
    	
Title:
    	
Vice President
    
	
 
    	
 
    	
Date:
    	
2/5/13
    
	
 
    	
 
    	
 
    
	
ATTEST/WITNESS
    	
 
    	
TENANT
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Service Partners, LLC,
    
	
 
    	
 
    	
a Virginia limited liability company
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
[ILLEGIBLE]
    	
 
    	
By:
    	
/s/ Lawrence F. Lekwin
    
	
[ILLEGIBLE]
    	
 
    	
Name:
    	
Lawrence F. Lekwin
    
	
 
    	
 
    	
Title:
    	
Vice President
    
	
 
    	
 
    	
Date:
    	
[ILLEGIBLE]
    

 

9

 

EXHIBIT A

 

SPACE PLAN

 

 

A-1

 

 

A-2

 

EXHIBIT B

 

SCOPE OF WORK

 

 

SERVICE PARTNERS

VT – VIRGINIA CENTER

1029 TECHNOLOGY PARK DRIVE / GLEN ALLEN, VA 23059

 

SCOPE OF WORK

January 31, 2013

 

Reference the attached approved space plan dated JANUARY 2, 2013.

 

DEMOLITION

 

·    Building demolition as required by the approved space plan and or In accordance with this Scope of Work.

·    Remove all insulation above celling completely.

 

MILLWORK

 

·             Existing base and wall cabinets to remain as noted on the referenced Space Plan.

·             All new millwork to be building standard, laminate, ADA compliant, with doors and drawers, adjustable shelves, and brushed chrome 4” wire pulls.

·             Base and wall cabinets with countertop at Break Room, Conference Room & Computer Lab colors to be selected by TENANT.

·             One (1) 3/4” fire treated 4’x8’ sheet of plywood (stamp facing out-unpainted) mounted horizontally on one wall in the Telecom/Network Server Room.

 

DOORS/FRAMES/HARDWARE

 

·    Doors and frames are to remain unless noted otherwise on the approved space plan.

·    New suite entry doors, frames, and sidelites to match existing building standard in accordance with the approved space plan.

·             Install borrowed light to measure 2’-tall X 3’-wide in KD-HMF material. Units to be Installed starting at 6-1/2’ AFF. Install as many units as feasible in the wall with the door to the following rooms: 102, 103, 119 & 120.

·    New building standard Interior doors and frames as required and in accordance with the approved space plan.

·             New building standard ADA lever hardware sets at all door locations unless noted otherwise. Locking cylinders on office doors, Telecom/Network Server room, and electrical rooms ONLY.

 

PARTITIONS

 

·    Existing partitions are to remain unless otherwise noted on the approved space plan.

·    Whether existing or new, tenant separation partitions are to be slab to slab with insulation.

·             New building standard slab to ceiling grid partitions to be provided throughout in accordance with the approved space plan unless noted otherwise.

·    All new and existing walls are to be insulated.

 

CEILING

 

·             Existing ceiling grid and tile to remain unless otherwise noted on the approved space plan. Broken or stained ceiling grid and tile to be repaired or replaced.

·    New building standard ceiling grid and tile to be provided as required throughout.

 

7600 Wisconsin Avenue,11th Floor, Bethesda, MD 20814

 

tel  301.986.9200                fax  301.986.6554              www.first-potomac.com

 

B-1

 

FLOORING

 

·    New building standard Milliken carpet tile, 36”X36” throughout unless noted otherwise, color to be selected by TENANT.

·    New vinyl composition tile (VCT) at Break Room, color to be selected by TENANT.

·    Provide new building standard vinyl base throughout, color to be selected by TENANT.

·    New building standard hard tile in all Bathrooms. Tile on floors and wet walls only. All colors are to be selected by TENANT.

 

WALL FINISHES

 

·             Two (2) new coats of latex paint on all drywall surfaces throughout unless noted otherwise, color to be selected by TENANT. One (1) accent paint color permitted.

·    Two (2) new coats of semi-gloss alkyd enamel paint on all door fames (and exposed metal), color to be selected by TENANT.

 

WINDOW TREATMENTS

 

·             Provide all new building standard window treatments, properly sized, at all exterior window openings.

 

PLUMBING

 

·    New plumbing fixtures in all Bathrooms, Break Room, Training Room and Mop Sink Installed as required by code.

·    New ADA dishwasher and all associated plumbing in the Break Room.

·    Water line(s) for one (1) refrigerator icemaker and one (1) coffee maker at break room.

·    Water line(s) for one (1) coffee maker at each coffee station(s).

·    Water line and floor drain for Tenant supplied floor mounted ice maker.

·    New building standard water heater.

·    All bathroom(s) to be ADA compliant as required by code including proper number of fixtures.

 

HVAC

 

·    HVAC in accordance with the local performance specifications:

·             Building standard supply air diffusers and return air diffusers as required, minimum of one (1) supply air diffuser and one (1) return air diffuser per room.

·    Air filters to be cleaned/replaced at time of occupancy.

·    Air balance report provided when complete to ensure even comfort throughout the leased premises.

·    New building standard bathroom exhaust fans in each Bathroom.

 

FIRE PROTECTION SYSTEM

 

·    Building standard fire protection system as required by NFPA and code.

 

ELECTRICAL SERVICE

 

·    All wiring to be installed and provided as required by code.

 

FIRE ALARM SYSTEM

 

·    Building standard fire alarm system as required by code.

 

WIRING DEVICES

 

·             Building standard light switches, minimum one (1) per room, unless noted otherwise. Three-way light switches for rooms with more than one entrance.

 

B-2

 

·             Building standard electrical receptacles, minimum three (3) duplex per room unless noted otherwise or on the approved space plan. Surge suppressed or isolated ground receptacles are not provided.

·    One (1) 20A dedicated electrical receptacle for each copier.

·    Two (2) 20A dedicated isolated ground quad electrical receptacles in telephone/network server room.

·    Power to support the systems furniture electrical configuration.

·             TV mount to include; clock-type electrical outlet, Tel/Co box and blocking for wall mounting in the following locations: 101, 102, 103 & 122.

·    Install floor boxes in the following locations:

·    101 — 12 boxes total

·    102 — 1 box total

·    103 — 1 box total

·          Install outlet Wiremold at the back wall of the casework in 126. Assume there will be 3-sections, 5-feet long with each section on a dedicated circuit.

·          Assume there will be 2-Refrigerators in the Kitchen so 2-Dedicated outlets will be required for these units.

 

LIGHTING FIXTURES

 

·             All new building standard 2’x4’, direct/indirect, center diffuser, fluorescent light fixtures, minimum one (1) per 80 square feet of leased premises unless noted otherwise.

·             All lights are to be controlled by celling mounted motion sensors. Sensors are to be Hubbell, Non Adaptive Technology, Dual Technology, Line Voltage model #LVDT2000R120 or #LVPT2000R277 (depending on Voltage). Ensure appropriate unit, relays and contactors as required for larger open areas.

·             Training Room 101 is to have a motion sensor in addition to 3-light switches as follows: 1-lightswitch to control the first (and/or second) row of lights in the plan South location. Switches 2 & 3 are to control every other row of lights running plan East to West for control in this area.

·             Conference Rooms: 102, 103, 106, 116, 120 & 122 are to have 2-lights switches total and be tied into the motion sensors so lights will go off if not in use.

 

TELECOMMUNICATIONS

 

·             Provide minimum one (1) telephone/data ring & string per office/room in accordance with the approved space plan unless noted otherwise.

 

SPECIALTIES

 

·    All Bathrooms are to receive new, Stainless Steel tollet partitions throughout.

·             All Bathrooms, Kitchen 115 and the Training Room 101 are to receive new, Santa Cecilla (or equal) granite countertops with under mount sinks.

·          Furnish & install 4’ tall corner guards on all outside corners. Color to match walls and be approved by Tenant.

 

GENERAL

 

·             All permits (Including occupancy), review fees, Inspection fees, or other municipal fees are the responsibility of FIRST POTOMAC.

·    Cleaning prior to TENANT occupancy.

 

B-3

 

EXCLUDED

 

·             TENANT to provide ALL fixtures, furnishings, and equipment including but not limited to furniture, custom built-Ins, computers, computer wiring, appliances, refrigerator(s), microwave(s), projector(s), projection screen(s), A/V equipment, lockers, telephone(s), telephone systems, telephone wiring, network server(s), network wiring, and security system and wiring.

 

B-4

 

EXHIBIT C

 

DECLARATION

 

THIS DECLARATION is attached to and made a part of that certain Sixth Amendment to Lease dated the     day of                       , 2013, (“Sixth Amendment”) by and between Virginia FP Virginia Center, LLC, a/k/a Virginia Center, LLC, a Virginia limited liability company (“Landlord”) and Service Partners, LLC, a Virginia limited liability company (“Tenant”) for premises known as 1029 Technology Park Drive, Glen Allen, Virginia 23059 (“Premises”).

 

Landlord and Tenant do hereby declare that (a) the End Date is hereby established to be                       , 20    ; and (b) the Extension Term Expiration Date is hereby established to be                       , 20    unless the Lease is earlier terminated as may be provided therein. During the Extension Term, Tenant shall pay Base Rent in the amounts set forth in the following schedule:

 

	
Time Period
    	
 
    	
Per Square Foot Rate
    	
 
    	
Annual Rent
    	
 
    	
Monthly Rent
    	
 
    
	
3/1/13 –
    	
 
    	
$
    	
11.75
    	
 
    	
N/A
    	
 
    	
$
    	
17,145.21
    	
 
    
	
–
    	
 
    	
$
    	
11.25
    	
 
    	
$
    	
196,987.50
    	
 
    	
$
    	
16,415.63
    	
 
    
	
–
    	
 
    	
$
    	
11.48
    	
 
    	
$
    	
201,014.80
    	
 
    	
$
    	
16,751.23
    	
 
    
	
–
    	
 
    	
$
    	
11.71
    	
 
    	
$
    	
205,042.10
    	
 
    	
$
    	
17,086.84
    	
 
    
	
–
    	
 
    	
$
    	
11.94
    	
 
    	
$
    	
209,069.40
    	
 
    	
$
    	
17,422.45
    	
 
    
	
–
    	
 
    	
$
    	
12.18
    	
 
    	
$
    	
213,271.80
    	
 
    	
$
    	
17,772.65
    	
 
    
	
–
    	
 
    	
$
    	
12.42
    	
 
    	
$
    	
217,474.20
    	
 
    	
$
    	
18,122.85
    	
 
    
	
–
    	
 
    	
$
    	
12.67
    	
 
    	
$
    	
221,851.70
    	
 
    	
$
    	
18,487.64
    	
 
    

 

The Lease is in full force and effect as of the date hereof. Landlord and Tenant each hereby acknowledge and represent to the other party that, to the best of such representing party’s knowledge, there is no condition, act or neglect by either party which would constitute a default under the Lease with the giving of notice, the passage of time or both, and that, to the best of the representing party’s knowledge, each party has performed all of its obligations under the Lease and made all payments due thereunder through the date of this Declaration.

 

IN WITNESS WHEREOF Landlord and Tenant have executed this Declaration under seal this    day of                       , 2013.

 

	
ATTEST/WITNESS:
    	
 
    	
LANDLORD:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Virginia FP Virginia Center, LLC,
    
	
 
    	
 
    	
a/k/a Virginia Center, LLC,
    
	
 
    	
 
    	
a Virginia limited liability company
    
	
 
    	
 
    	
By:
    	
First Potomac Realty Investment Limited Partnership
    
	
 
    	
 
    	
 
    	
Its Sole Member
    
	
 
    	
 
    	
By:
    	
First Potomac Realty Trust
    
	
 
    	
 
    	
 
    	
Its General Partner
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
Title:
    	
 
    
	
 
    	
 
    	
Date:
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
ATTEST/WITNESS
    	
 
    	
TENANT:
    
	
 
    	
 
    	
 
    
	
 
    	
 
    	
Service Partners, LLC,
    
	
 
    	
 
    	
a Virginia limited liability company
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
By:
    	
 
    
	
 
    	
 
    	
Name:
    	
 
    
	
 
    	
 
    	
Title:
    	
 
    
	
 
    	
 
    	
Date:
    	
 
    

 

C-1

 

EXHIBIT D

 

TEMPORARY SPACE

 

 

D-1

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