Document:

Exhibit 10.1(f)

 

IMMUNOGEN,
INC.

	
  128
  Sidney Street, Cambridge, MA 02139-4239

  	
   

  	
  TEL: (617) 995-2500    FAX: (617) 995-2510

  

 

SIXTH AMENDMENT OF LEASE 

Bobson 333 LLC to ImmunoGen, Inc.

 

This
Sixth Amendment of Lease is made as of April 30, 2002 by and between Bobson 333 L.L.C, a Massachusetts Limited Liability Company (“Lessor”)
and ImmunoGen, Inc. (“Lessee”).

 

Whereas,
Lessor is the successor lessor and Lessee is the successor lessee under that certain Lease dated December 1, 1986, as amended
(collectively the “Lease”) relating to approximately 35,450 square feet of
space (the “Leased Premises”) in the South Building located at 333 Providence
Highway, Norwood, Massachusetts, (the “Property”), as more fully described in
the Lease, and plan attached thereto.

 

Now
therefore, in consideration of $1.00 and other good and valuable consideration,
the receipt and sufficiency of which is hereby acknowledged by each of the
undersigned unto the other, the parties agree to amend and modify the Lease as follows.

 

1                                         The current lease term expires June 30,
2008.

 

2.                                      Tenant shall have the right to extend this
Lease for an additional five (5) year period from July 1, 2008 to June 30,
2013 (the “Extension Term”). All terms and conditions of the Lease shall remain
in full force and effect during the Extension Term.  To
exercise this option to extend, Tenant must: (i) not be in default of the
Lease beyond any applicable notice and cure period at the time it exercises the
option and when the Extension Term is to commence; and (ii) give written
notice to Landlord that Tenant is exercising its option to extend at least two
hundred seventy (270) days before the end of the current Lease term.

 

3                                         During the Extension Term, the Yearly Fixed
Rent shall be as follows:

 

(a) $779,900 during the period commencing on July 1, 2008 and
continuing through and including June 30, 2010, which shall be payable
monthly, in advance, in the amount of $64,997.67.

 

(b) $850,800 during the period commencing on July 1, 2010 and
continuing through and including June 30, 2013, which shall be payable
monthly, in advance, in the amount of $70,900.00.

 

4.                                      The Lease is hereby ratified and confirmed in
its entirety and, except as modified and amended hereby, shall remain
unmodified and in full force and effect.

 

Executed as a sealed instrument as of the date first written above.

 

	
   

  	
  Lessor:

  
	
   

  	
  Bobson
  333 L.L.C., a Massachusetts Limited Liability Company

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  James H. Mitchell

  
	
   

  	
  James
  H. Mitchell, its Manager, and not individually

  
	
   

  	
   

  
	
   

  	
  LESSEE:

  
	
   

  	
  IMMUNOGEN,
  INC.

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Gregg D. Beloff

  
	
   

  	
   

  
	
   

  	
  Print
  Name: Gregg D. Beloff

  
	
   

  	
   

  
	
   

  	
  its
  duly authorized Chief Financial Officer &  VP FinanceExhibit 10.1(g)

 

SEVENTH AMENDMENT OF LEASE

Bobson 333 LLC to ImmunoGen, Inc.

 

This
Seventh Amendment of Lease is made as of October 20, 2005 by and between
Bobson 333 LLC, a Massachusetts limited liability company (“Lessor”) and
ImmunoGen, Inc., a Massachusetts corporation (“Lessee”).

 

Whereas
Lessor is the successor Lessor and Lessee is the successor Lessee under that
certain Lease dated December 1, 1986, as amended to date (collectively,
the “Lease”) relating to approximately 35,450 square feet of space (the “Leased
Premises”) in the South Building located at 333 Providence Highway, Norwood,
Massachusetts, (the “Property”), as more fully described in the Lease and the
plan attached thereto, and

 

Whereas
Lessor and Lessee wish to extend the term of the Lease, and amend certain other
terms therein as provided herein,

 

Now,
therefore, in consideration of $10.00 and other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged by
each of the undersigned unto the other, the parties agree to amend and modify
the Lease as follows:

 

1.              The Expiration Date of the current term of
the Lease shall be extended from June 30, 2008 to June 30, 2011.

 

2.              The Yearly Fixed Rent, also know as the Base
Rent, shall be as follows:

 

a)             From the date hereof until June 30, 2007
at the annualized rental rate of $496,300.00 payable in monthly installments,
in advance, on the first day of each calendar month, in the amount of
$41,358.33;

 

b)            From July 1, 2007 through June 30,
2008 an annual rent of $549,475.00 payable in monthly installments, in advance,
on the first day of each calendar month, in the amount of $45,789.58;

 

c)             From July 1, 2008 through June 30,
2009 an annual rent of $602,650.00 payable in monthly installments, in advance,
on the first day of each calendar month, in the amount of $50,220.83;

 

d)            From July 1, 2009 through June 30,
2010 an annual rent of $655,826.00 payable in monthly installments, in advance,
on the first day of each calendar month, in the amount of $54,652.08; and

 

e)             From July 1, 2010 through June 30,
2011 an annual rent of $673,550.00 payable in monthly installments, in advance,
on the first day of each calendar month, in the amount of $56,129.17.

 

Lessee
shall have the option to extend the term of this Lease for one additional
5-year (five year) period by notifying Lessor in writing at least 180 days
before the Expiration Date. If properly exercised, the Lease Extension Term
shall commence on July 1, 2011 and end on June 30, 2016 (the
Extension Term”). During the Extension Term, the Yearly Fixed Rent shall be:

 

a)             From July 1, 2011 through June 30
2013 an annual rent of $779,900 payable
in monthly installments, in advance, on the first day of each calendar month,
in the amount of $64,997.67

 

 

b)            From July 1, 2013 through June 30
2016 an annual rent of $850,800 payable in monthly installments, in advance, on
the first day of each calendar month, in the amount of $70,900.00.

 

Lessee’s
right to extend the term of this Lease for the Extension Term is expressly
conditioned upon Lessee having maintained its payment and performance
obligations under this Lease current, and without default not cured within any
applicable grace period through the Extension Term commencement date. During
the Extension Term, all other terms of the Lease shall remain in full force and
effect.

 

4.              All capitalized terms used herein shall have
the same meaning as set forth in the Lease, unless otherwise defined herein.

 

5.              Each party represents and warrants to the
other that it has not dealt with any broker or finder in connection with the
consummation of the transactions contemplated by this Seventh Amendment, and in
the event of any brokerage claim against either party predicated upon an
allegation that the other party involved a broker or finder in the transaction,
the other party shall exonerate, indemnify and hold harmless the party against
whom the claim is made from and against all loss, cost, damage and expense
(including reasonable attorneys’ fees) incurred in connection with such claim.

 

6.              Lessee hereby represents and warrants to
Lessor that: (a) the Lease is in full force and effect; and (b) Landlord
is not in not default in the performance of or compliance with any provision of
the Lease and Lessee has no claim, nor knowledge of any state of facts that,
with the giving of notice or the passage of time, or both, would give rise to a
claim, against Landlord for any default by Lessor under the Lease.

 

7.              The Lease is hereby ratified and confirmed in
its entirety and, except as modified and amended hereby, shall remain
unmodified and in full force and effect.

 

	
  Executed
  as a sealed instrument as of the date first written above.

  	
   

  
	
   

  	
   

  
	
  LESSOR:

  	
   

  
	
  Bobson
  333 LLC, a Massachusetts limited liability company

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
   

  	
   

  
	
  James
  H. Mitchell its Manager, and not individually

  	
   

  
	
   

  	
   

  
	
  LESSEE:

  	
   

  
	
  ImmunoGen, Inc.,
  a Massachusetts corporation

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
   /s/ Mitchel Sayare

  	
   

  
	
  Its
  President,

  	
   

  
	
  duly
  authorized

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
   /s/ Daniel Junius

  	
   

  
	
  Its Treasurer,

  	
   

  
	
  duly
  authorizedExhibit 10.1(h)

 

EIGHTH AMENDMENT OF LEASE

 

This
Eighth Amendment of Lease (“Eighth Amendment”) is made as of February 21,
2007, by and between Bobson 333 LLC, a Massachusetts limited liability company
(“Landlord”) and Immunogen, Inc. (“Tenant”).

 

WHEREAS,
Landlord is the landlord and Tenant is the successor tenant under that certain
Lease dated June 21, 1988, as amended (collectively, the “Lease”) relating
to portions of the first floor (the “Existing Leased Premises”) in the South
Building located at 333 Providence Highway, Norwood, Massachusetts (the “Property”),
as more fully described in the Lease and shown on the “Lease Plan for Babson
Realty #321-333 Providence Highway, Norwood, MA, dated June 12, 2003”
attached hereto;

 

WHEREAS,
Tenant desires to lease from Landlord an additional 8,400 rentable square feet
of space in the South Building presently occupied by Neo Furniture (the “Existing
Additional Space Tenant”), which is depicted as the “Available 8,400 S.F.”
space on the Leasing Plan (the “Additional Space”), on the same terms and
conditions as those set forth in the Lease, except as otherwise modified
herein; and

 

WHEREAS,
Landlord and Tenant have agreed to further amend the Lease to expand the
Existing Leased Premises demised to Tenant thereunder to include the Additional
Space, after which expansion, Tenant will lease approximately 43,850 net
rentable square feet of the South Building.

 

NOW,
THEREFORE, in consideration of $1.00 and other good and valuable consideration
and in consideration of the mutual covenants and agreements herein contained,
the receipt and sufficiency of all of which is hereby acknowledged by each of
the undersigned unto the other, the parties hereby agree to further amend the
Lease as follows:

 

1.                                      All capitalized terms used herein shall have
the same meaning as set forth in the Lease, unless otherwise defined herein.

 

2.                                      Effective April 1, 2007 (the “Additional
Space Commencement Date”) the Additional Space will be made available to Tenant
vacant and free of all personal property of the Existing Additional Space
Tenant and broom clean and free from all debris, but otherwise in its “AS IS”
condition (the “Delivery Condition”), the Existing Leased Premises shall be
deemed to include the Additional Space.

 

3.                                      Effective on the Additional Space
Commencement Date, Tenant shall pay to Landlord Yearly Fixed Rent under the
Lease for the Existing Leased Premises and Additional Space together as
follows:

 

a)                                     Until June 30, 2007 at the annualized
rental rate of $605,500 payable in monthly installments, in advance, on the
first day of each calendar month, in the amount of $50,458;

 

b)                                    From July 1, 2007 through June 30,
2008 an annual rent of $671,275 payable in monthly installments, in advance, on
the first day of each calendar month, in the amount of $55,940;

 

 

c)                                     From July 1, 2008 through June 30,
2009 an annual rent of $737,050 payable in monthly installments, in advance, on
the first day of each calendar month, in the amount of $61,421;

 

d)                                    From July 1, 2009 through June 30,
2010 an annual rent of $802,825 payable in monthly installments, in advance, on
the first day of each calendar month, in the amount of $66,902; and

 

e)                                     From July 1, 2010 through June 30,
2011 an annual rent of $824,750 payable in monthly installments, in advance, on
the first day of each calendar month, in the amount of $68,729.

 

4.                                      Effective on the Additional Space
Commencement Date, Tenant’s Pro Rata Share for the Existing Leased Premises and
Additional Space shall be 54.33%. Landlord’s estimate of Tenant’s Pro Rata Share
of Operating Costs and Real Estate Taxes due Landlord under the Lease shall
initially be $137,208 per annum or $11,434.00 per month. Tenant’s monthly
payments of Operating Costs and Real Estate Taxes shall be paid to Landlord, in
advance, on the same day that Tenant makes it monthly installment payment of
Yearly Fixed Rent to Landlord.

 

5.                                      Tenant acknowledges that Landlord shall have
no construction obligations with respect to the delivery of the Additional
Space, Tenant hereby accepting the Additional Space in “as- is” “where is”
condition with the qualification that the Additional Space shall be delivered
in “broom clean” condition and free of all debris. Tenant shall be responsible
for obtaining all permits and approvals from government-authorities as
necessary for its use and build-out of the Additional Space and for the
build-out, fixturing, equipping and integration of the Additional Space
(collectively, the “Tenant Additional Space Improvements”) and Landlord shall
have no responsibility therefor. All such Tenant Additional Space Improvements
shall be performed at Tenant’s sole cost and expense, pursuant to plans and
specifications prepared by and with contractors selected by Tenant, subject in
any and all events to Landlord’s prior written approval of such plans,
specifications and contractors, which Landlord shall not unreasonably withhold
or delay, and shall be subject, in any event, to provisions of the Lease
governing Tenant improvements and/or alterations.

 

6.                                      Lessee shall have the option to extend the
term of this Lease for one additional 5-year (five year) period by notifying
Lessor in writing at least 180 days before the Expiration Date. If properly
exercised, the Lease Extension Term shall commence on July 1, 2011 and end
on June 30, 2016 (the “Extension Term”). During the period July 1,
20011 through June 30, 2013 of the Extension Term, the Yearly Fixed Rent
shall be $956,300 per annum, payable in monthly installments, in advance, on
the first day of each calendar month, in the amount of $79,692. During the
period July 1, 20013 through June 30, 2016 of the Extension Term, the
Yearly Fixed Rent shall be $1,044,000 per annum, payable in monthly
installments, in advance, on the first day of each calendar month, in the
amount of $87,000. Lessee’s right to extend the term of this Lease for the
Extension Term is expressly conditioned upon Lessee having maintained its
payment and performance obligations under this Lease current, and without
default not cured within any applicable grace period through the Extension Term
commencement date. During the Extension Term, all other terms of the Lease
shall remain

 

2

 

in full force and effect. This extension option shall be Tenant’s sole
extension and/or renewal option under the Lease.

 

7.                                      Each party represents and warrants to the
other that it has not dealt with any broker or finder in connection with the
consummation of the transactions contemplated by this Eighth Amendment, and in
the event of any brokerage claim against either party predicated upon an
allegation that the other party involved a broker or finder in the transaction,
the other party shall exonerate, indemnify and hold harmless the party against
whom the claim is made from and against all loss, cost, damage and expense
(including reasonable attorneys’ fees) incurred in connection with such claim.

 

8.                                      Tenant hereby represents and warrants to
Landlord that: (a) the Lease is in full force and effect; and (b) Landlord is not in not
default in the performance of or compliance with any provision of the Lease and
Tenant has no claim, nor knowledge of any state of facts that, with the giving
of notice or the passage of time, or both, would give rise to a claim, against
Landlord for any default by Landlord under the Lease.

 

9.                                      Notwithstanding anything in the Lease or this
Eighth Amendment to the contrary, as used in the Lease, the term “Premises”
shall mean: (i) prior to the Additional Space Commencement Date, the
Existing Leased Premises; and (ii) from and after the Additional Space
Commencement Date, the Existing Leased Premises plus the Additional Space.

 

10.                                The Lease is hereby ratified and confirmed in
its entirety and, except as modified and amended hereby, shall remain
unmodified and in full force and effect.

 

EXECUTED as a sealed instrument as of the date first written above.

 

	
   

  	
  LANDLORD:

  
	
   

  	
  BOBSON
  333 LLC, a Massachusetts limited

  
	
   

  	
  liability
  company

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  James H. Mitchell

  
	
   

  	
   

  	
  James
  H. Mitchell, its Manager, and

  
	
   

  	
   

  	
  not
  individually

  
	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
  IMMUNOGEN,
  INC.

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Mitchel Sayare

  
	
   

  	
   

  	
  Mitchel
  Sayare, its President 

  
	
   

  	
   

  	
  duly
  authorized

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Daniel Junius

  
	
   

  	
   

  	
  Daniel
  Junius, its Treasurer

  
	
   

  	
   

  	
  duly authorized

  

 

3

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