UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON D.C. 20549

 

 

FORM 10-K

(MARK ONE)

[ X ] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

FOR THE FISCAL YEAR ENDED DECEMBER 31, 2012

OR

[   ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE TRANSITION PERIOD FROM             TO             .     

 

COMMISSION FILE NUMBER 1-13455

 

TETRA Technologies, Inc.

(EXACT NAME OF THE REGISTRANT AS SPECIFIED IN ITS CHARTER)

 

DELAWARE

74-2148293

(STATE OR OTHER JURISDICTION OF

(I.R.S. EMPLOYER

INCORPORATION OR ORGANIZATION)

IDENTIFICATION NO.)

 

 

24955 INTERSTATE 45 NORTH

 

THE WOODLANDS, TEXAS

77380

(ADDRESS OF PRINCIPAL EXECUTIVE OFFICES)

(ZIP CODE)

 

 

REGISTRANT’S TELEPHONE NUMBER, INCLUDING AREA CODE: (281) 367-1983

 

 

SECURITIES REGISTERED PURSUANT TO SECTION 12(b) OF THE ACT:

 

 

COMMON STOCK, PAR VALUE $.01 PER SHARE

NEW YORK STOCK EXCHANGE

(TITLE OF CLASS)

(NAME OF EXCHANGE ON WHICH REGISTERED)

 

 

RIGHTS TO PURCHASE SERIES ONE

 

JUNIOR PARTICIPATING PREFERRED STOCK

NEW YORK STOCK EXCHANGE

(TITLE OF CLASS)

(NAME OF EXCHANGE ON WHICH REGISTERED)

 

 

S ECURITIES REGISTERED PURSUANT TO SECTION 12(g) OF THE ACT: NONE

INDICATE BY CHECK MARK IF THE REGISTRANT IS A WELL-KNOWN SEASONED ISSUER (AS DEFINED IN R ULE 405 OF THE SECURITIES ACT).
YES [ X ]   NO [   ]

INDICATE BY CHECK MARK IF THE REGISTRANT IS NOT REQUIRED TO FILE REPORTS PURSUANT TO SECTION 13 OR SECTION 15 (d) OF THE ACT. YES [   ]   NO [ X ]

INDICATE BY CHECK MARK WHETHER THE REGISTRANT (1) HAS FILED ALL REPORTS REQUIRED TO BE FILED BY SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 DURING THE PRECEDING 12 MONTHS (OR FOR SUCH SHORTER PERIOD THAT THE REGISTRANT WAS REQUIRED TO FILE SUCH REPORTS) AND (2) HAS BEEN SUBJECT TO SUCH FILING REQUIREMENTS FOR THE PAST 90 DAYS. YES [ X ]   NO [   ]

INDICATE BY CHECK MARK WHETHER THE REGISTRANT HAS SUBMITTED ELECTRONICALLY AND POSTED ON ITS CORPORATE WEB SITE, IF ANY, EVERY INTERACTIVE DATA FILE REQUIRED TO BE SUBMITTED AND POSTED PURSUANT TO RULE 405 OF REGULATION S-T DURING THE PRECEDING 12 MONTHS (OR FOR SUCH SHORTER PERIOD THAT THE REGISTRANT WAS REQUIRED TO SUBMIT AND POST SUCH FILES).
YES  [ X ]  NO [   ]

INDICATE BY CHECK MARK IF DISCLOSURE OF DELINQUENT FILERS PURSUANT TO ITEM 405 OF REGULATION S-K IS NOT CONTAINED HEREIN, AND WILL NOT BE CONTAINED, TO THE BEST OF REGISTRANT’S KNOWLEDGE, IN DEFINITIVE PROXY OR INFORMATION STATEMENTS INCORPORATED BY REFERENCE IN PART III OF THIS FORM 10-K OR ANY AMENDMENT TO THIS FORM 10-K. [ X ]

INDICATE BY CHECK MARK WHETHER THE REGISTRANT IS A LARGE ACCELERATED FILER, AN ACCELERATED FILER , A NON-ACCELERATED FILER , OR A SMALLER REPORTING COMPANY. SEE THE DEFINITION S OF “ LARGE ACCELERATED FILER ,” ACCELERATED FILER , AND “SMALLER REPORTING COMPANY”   IN RULE  12b-2 OF THE EXCHANGE ACT . (CHECK ONE):

LARGE ACCELERATED FILER [ X ]

ACCELERATED FILER [ ]

NON-ACCELERATE D FILER [   ]

SMALLER REPORTING COMPANY [   ]

INDICATE BY CHECK MARK WHETHER THE REGISTRANT IS A SHELL COMPANY (AS DEFINED IN RULE 12b-2 OF THE EXCHANGE ACT).
YES [   ]  NO [ X ]

THE AGGREGATE MARKET VALUE OF COMMON STOCK HELD BY NON-AFFILIATES OF THE REGISTRANT WAS $538,036,074 AS OF JUNE 30, 2012, THE LAST BUSINESS DAY OF THE REGISTRANT’S MOST RECENTLY COMPLETED SECOND FISCAL QUARTER.

N UMBER OF SHARES OUTSTANDING OF THE ISSUER’S COMMON STOCK AS OF FEBRUARY 26, 2013 WAS 78,200,008 SHARES.

DOCUMENTS INCORPORATED BY REFERENCE

P ART III INFORMATION IS INCORPORATED BY REFERENCE TO THE REGISTRANT’S PROXY STATEMENT FOR ITS ANNUAL MEETING OF STOCKHOLDERS TO BE HELD MAY 3, 2013 TO BE FILED WITH THE SECURITIES AND EXCHANGE COMMISSION WITHIN 120 DAYS OF THE END OF THE REGISTRANT’S FISCAL YEAR.

 


TABLE OF CONTENTS

 

 

 

Part I

 

Item 1.

Business

1

Item 1A.

Risk Factors

12

Item 1B.

Unresolved Staff Comments

23

Item 2.

Properties

23

Item 3.

Legal Proceedings

26

Item 4.

Mine Safety Disclosures

26

 

 

 

 

Part II

 

Item 5.

Market for Registrant’s Common Equity, Related Stockholder Matters, and

 

 

     Issuer Purchases of Equity Securities

26

Item 6.

Selected Financial Data

28

Item 7.

Management’s Discussion and Analysis of Financial Condition

 

 

     and Results of Operation

34

Item 7A.

Quantitative and Qualitative Disclosures about Market Risk

53

Item 8.

Financial Statements and Supplementary Data

54

Item 9.

Changes in and Disagreements with Accountants on Accounting

 

 

     and Financial Disclosure

54

Item 9A.

Controls and Procedures

54

Item 9B.

Other Information

55

 

 

 

 

Part III

 

Item 10.

Directors, Executive Officers, and Corporate Governance

55

Item 11.

Executive Compensation

55

Item 12.

Security Ownership of Certain Beneficial Owners and Management and

 

 

     Related Stockholder Matters

55

Item 13.

Certain Relationships and Related Transactions, and Director Independence

55

Item 14.

Principal Accounting Fees and Services

55

 

 

 

 

Part IV

 

Item 15.

Exhibits, Financial Statement Schedules

56

 

 


This Annual Report on Form 10-K contains “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, including, without limitation, statements concerning future sales, earnings, costs, expenses, acquisitions or corporate combinations, asset recoveries, worki ng capital, capital expenditures, financial condition, and other results of operations. Such statements reflect our current views with respect to future events and financial performance and are subject to certain risks, uncertainties and assumptions, including those discussed in “Item 1A. Risk Factors.”  Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, believed, estimated, or projected. Unless the context requires otherwise, when we refer to “we,” “us,” and “our,” we are describing TETRA Technologies, Inc. and its subsidiaries on a consolidated basis.

 

PART I

 

Item 1. Business.

 

General

 

We are a geographically diversified oil and gas services company, focused on completion fluids and associated products and services, frac water management, after-frac flow back, production well testing, offshore rig cooling, compression based production enhancement, and selected offshore services, including well plugging and abandonment, decommissioning, and diving. We also have a limited domestic oil and gas production business. We are composed of five reporting segments organized into three divisions – Fluids, Production Enhancement, and Offshore.

 

Our Fluids Division manufactures and markets clear brine fluids, additives, and associated products and services to the oil and gas industry for use in well drilling, completion, and workover operations in the United States and in certain countries in Latin America, Europe, Asia, the Middle East, and Africa. The Division also markets liquid and dry calcium chloride products manufactured at its production facilities or purchased from third-party suppliers to a variety of markets outside the energy industry. The Fluids Division also provides domestic onshore oil and gas operators with comprehensive frac water management services.

 

Our Production Enhancement Division consists of two operating segments: Production Testing and Compressco. The Production Testing segment provides after-frac flow back, production well testing, offshore rig cooling, and other associated services in many of the major oil and gas producing regions in the United States, Mexico and Canada, as well as in certain oil and gas basins in certain regions in South America, Africa, Europe, the Middle East, and Australia.

 

The Compressco segment provides compression-based production enhancement services, which are used in both conventional wellhead compression applications and unconventional compression applications , and in certain circumstances , well monitoring and sand separation services. Compressco provides these services throughout many of the onshore oil and gas producing regions of the United States, as w ell as certain basins in Mexico and Canada, and certain countries in South America, Eastern Europe, and the Asia -Pacific region.

 

Our Offshore Division consists of two operating segments: Offshore Services and Maritech. The Offshore Services segment provides (1) downhole and subsea oil and gas well plugging and abandonment services, (2) decommissioning and certain construction services utilizing heavy lift barges and various cutting technologies with regard to offshore oil and gas production platforms and pipelines, and (3) conventional and saturated air diving services.

 

The Maritech segment is a limited oil and gas production operation. During 2011 and the first quarter of 2012, Maritech sold substantially all of its oil and gas producing property interests. Maritech’s current operations primarily consist of the ongoing abandonment and decommissioning associated with its remaining operated and non-operated offshore wells, facilities, and production platforms. Maritech intends to acquire a significant portion of these services for its operated properties from the Offshore Division’s Offshore Services segment.

 

We continue to pursue a growth strategy that includes expanding our existing businesses , with the exception of Maritech, through internal growth and acquisitions, domestically and internationally . For financial information for each of our segments, including information regarding revenues and total assets, see “Note Q – Industry Segments and Geographic Information” contained in the Notes to Consolidated Financial Statements.


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We were incorporated in Delaware in 1981. Our corporate headquarters are located at 24955 Interstate 45 North in The Woodlands, Texas. Our phone number is 281-367-1983, and our website is accessed at www.tetratec.com. We make available on our website, free of charge, our Corporate Governance Guidelines, Code of Business Conduct and Ethics, Code of Ethics for Senior Financial Officers, Audit Committee Charter, Management and Compensation Committee Charter, and Nominating and Corporate Governance Committee Charter, as well as our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and all amendments to those reports as soon as is reasonably practicable after such materials are electronically filed with, or furnished to, the Securities and Exchange Commission (SEC). The information on our website is not, and shall not be deemed to be, a part of this Annual Report on Form 10-K or incorporated into any other filings with the SEC. Information filed with the SEC may be read or copied at the SEC’s Public Reference Room at 100 F Street, N.E., Washington D.C. 20549. Information on operation of the Public Reference Room may be obtained by calling the SEC at 1-800-SEC-0330. The SEC also maintains an internet website (http://www.sec.gov) that contains reports, proxy and information statements, and other information regarding issuers that file electronically. We will also make these documents available in print, free of charge, to any stockholder who requests such information from the Corporate Secretary.

 

Products and Services

 

Fluids Division 

 

Liquid calcium chloride, calcium bromide, zinc bromide, zinc calcium bromide, sodium bromide, and blends of such products manufactured by our Fluids Division are referred to as clear brine fluids (CBFs) in the oil and gas industry. CBFs are salt solutions that have variable densities and are used to control bottomhole pressures during oil and gas completion and workover operations. Although they are used in many types of wells, demand for CBFs is greater in offshore well operations . Our Fluids Division sells CBFs and CBF additives to U.S. and foreign oil and gas exploration and production companies and distributes them to other companies that service customers in the oil and gas industry.

 

Our Fluids Division provides both basic and custom-blended CBFs based on our customers’ specific needs and the proposed application. We also provide a broad range of associated services, including onsite fluid s filtration, handling, and recycling; wellbore cleanup; fluid engineering consultation; and fluid management services ; as well as high - volume water management services for fracturing operations. We offer to repurchase (buyback) from customers used CBFs, which we are able to recondition and recycle. Selling used CBFs back to us reduces the net cost of the CBFs to our customers and minimizes our customers’ need to dispose of used fluids. We recondition used CBFs through filtration, blending, and the use of proprietary chemical processes, and then market the reconditioned CBFs.

 

By blending different CBFs and using various additives , we are able to modify the specific density, crystallization temperature, and chemical composition of the CBFs as necessary. The Division’s fluid engineering personnel determine the optimal CBF blend for a customer’s particular application to maximize its effectiveness and lifespan. Our filtration services use a variety of techniques and equipment to remove particulates from CBFs at the customer’s site, so the CBFs can be reused. Filtration also enables recovery of a greater percentage of used CBFs for reconditioning.

 

The Fluids Division provides domestic onshore oil and gas operators with comprehensive frac water management services, including selection, analysis, treatment, storage, transfer, recycling, and environmental risk mitigation. These services are provided using the Division’s BioRid ® and other above-ground frac water treatment technologies, some of which are patented, and its TETRA ® STEEL 1200 expandable water transfer pipeline system. The Division’s frac water management personnel seek to design environmentally friendly solutions for the unique needs of each customer’s wellsite in order to maximize operational performance and efficiency.

 

The Fluids Division manufactures liquid and dry calcium chloride, liquid calcium bromide, zinc bromide, zinc calcium bromide, and sodium bromide for distribution primarily into energy markets. Liquid and dry calcium chloride are also sold into the water treatment, industrial, cement, food processing, road maintenance , ice melt, agricultural, and consumer products markets. Liquid sodium bromide is also sold into the industrial water treatment markets, where it is used as a biocide in recirculated cooling tower waters and in other applications.


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Our liquid and dry calcium chloride production facilities are located in the United States and Europe. We also acquire liquid and dry calcium chloride inventory from other producers. In the United States , we manufacture calcium chloride at five manufacturing plant facilities, the largest of which is our plant near El Dorado, Arkansas, which produces liquid and flake calcium chloride products. Liquid and flake calcium chloride are also produced at our Kokkola, Finland, plant. We operate our European calcium chloride manufacturing operations under the name TETRA Chemicals Europe. We also manufacture liquid calcium chloride at our facilities in Parkersburg, West Virginia, and Lake Charles, Louisiana, and we have two solar evaporation plants located in San Bernardino County, California, that produce liquid calcium chloride from underground brine reserves. All of our calcium chloride production facilities have a combined production capacity of more than 1.5 million liquid equivalent tons per year.


We manufacture calcium bromide, zinc bromide, zinc calcium bromide, and sodium bromide at our West Memphis, Arkansas, production facility. A patented and proprietary production process utilized at this facility uses bromine and zinc to manufacture zinc bromide. This facility also uses proprietary processes to manufacture calcium bromide and sodium bromide and to recondition and upgrade used CBFs that we have repurchased from our customers.

 

See “Note Q – Industry Segments and Geographic Information” in the Notes to Consolidated Financial Statements for financial information about this Division.

 

Production Enhancement Division

 

Production Testing Segment. The Production Testing segment of the Production Enhancement Division provides after-frac flow back, production well testing, offshore rig cooling, and other associated services. The segment provides well flow management and evaluation services and data that enables operators to quantify reserves, optimize production , and minimize oil and gas reservoir damage. In addition to after-frac flow back and production well testing , the Production Testing segment provides well control, well cleanup, and laboratory analysis services. The Production Testing segment also provides early-life production solutions designed for newly producing oil and gas wells and provides late-life production enhancement solutions designed to boost and extend the productive life of oil and gas wells. Many of these services involve sophisticated evaluation techniques for reservoir management, including unconventional shale reservoir exploitation and optimization of well workover programs.

 

The Production Testing segment maintains one of the largest fleets of high pressure production testing equipment in the United States, including equipment designed to work in environments where high levels of hydrogen sulfide gas are present. O n April 23, 2012, we acquired the assets and operations of Eastern Reservoir Services (ERS), a division of Patterson-UTI Energy, Inc. , for a cash purchase price of $42.5 million. ERS was a provider of production testing and after-frac flow back services to oil and gas operators in the Appalachian and U.S. Rocky Mountain regions. On July 31, 2012, we acquired the assets and operations of Greywolf Production Systems Inc. and GPS Ltd. (together, Greywolf) for a cash purchase price of approximately $55.5 million. Greywolf was a provider of production testing and after-frac flow back services to oil and gas operators in western Canada , the U.S. Williston Basin (including the Bakken formation) , and the Niobrara Shale formation of the U.S. Rocky Mountain region. These acquisition s represent a strategic geographic expansion of our existing Production Testing segment operations into additional oil and gas producing regions in the U.S and Canada . The Production Testing segment has domestic operating locations in Colorado, Louisiana, North Dakota, Oklahoma, Pennsylvania, and throughout Texas. Internationally, the segment has locations in Mexico and Canada , South America, Europe, North Africa, the Middle East , and Asia .

 

On March 9, 2012, we acquired 100% of the outstanding common stock of Optima So lutions Holdings Limited (OPTIMA ), a provider of offshore oil and gas rig cooling services and associated products that suppress heat generated by high rate flaring of hydrocarbons during offshore oil and gas well test operations. The acquisition of OPTIMA , which is based in Aberdeen, Scotland, enables our Production Testing segment to provide its customers with a broader range of production testing related services and expands the segment’s presence in many significant global markets. Including the impact of additional working capital received and other adjustments to the purchase price, we paid 41.2 million pounds sterling (approximately $65.0 million equivalent at the time of closing ) in cash as t he purchase price for the OPTIMA stock at closing , and we may pay up to an additional 4 million pounds sterling in contingent purchase price consideration, depending on a define d measure of earnings for OPTIMA over the two years subsequent to the closing.


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The Production Testing segment also operates under a technical management contract to perform engineering, procurement, and installation of equipment needed for the cleanup and removal of oil bearing materials at two refinery locations in South America. The remaining services to be provided under this contract are expected to continue to be performed in stages over the next twelve month period .


Compressco Segment. The Division’s Compressco segment provides compression-based production enhancement services, which are used in both conventional wellhead compression applications and unconventional compression applications to a broad base of natural gas and oil exploration and production companies. Over time, oil and natural gas wells exhibit declining pressure and production.   Production enhancement technologies are designed to enhance daily production and total recoverable reserves . C ompression-based production enhancement services are utilized to increase reserves production by deliquifying wells, lowering wellhead pressure, and increasing gas velocity. The Compressco segment’s conventional applications include production enhancement services for dry gas wells , liquid loaded gas wells, and backside auto injection system applications . Its unco nventional applications are utilized primarily in connection with oil and l iquids production , and include vapor recovery and casing gas system applications . In Mexico, i n certain circumstances, the segment also provides ongoing well monitoring services and automated sand separation services in connection with its primary production enhancement services. Although Compressco’s compression-based services are applied primarily to mature wells with low formation pressures, they are also utilized effectively on newer wells that have experienced significant production declines.

 

Virtually all of our Compressco segment’s operations are conducted through our subsidiary, Compressco Partners, L.P. (Compressco Partners), a Delaware limited partnership. We own approximately 83% of the outstanding ownership interest of Compressco Partners.

 

Compressco’s field services are performed by its highly trained staffs of regional service supervisors, optimization specialists, and field mechanics. Compressco designs and manufactures most of the compressors it uses to provide production enhancement services, and in certain markets , sells compressor units to customers. Compressco’s fleet of compressor units totaled 3,743 as of December 31, 2012, of which 3,198 units were in service .

 

Compressco primarily utilizes its natural gas powered GasJack ® and electric VJack TM compressor units to provide its compression services. Compressco utilizes its GasJack ® and VJack TM   units to provide compression services to its customers, primarily on a month-to-month basis. Compressco services its compressors and provides maintenance services on sold units through a staff of mobile field technicians who are based throughout Compressco’s market areas. The GasJack ® unit increases gas production by reducing surface pressure to allow wellbore liquids that can hinder gas flow to be carried to the surface. The liquids are separated from the gas and liquid-free gas flows into the GasJack ® unit, where the gas is compressed. That gas is then cooled before being sent to the gas sales line. The separated fluids are either stored in an onsite customer-provided tank or injected into the gas sales line for separation downstream. The 46-horsepower GasJack ® unit is an integrated power/compressor unit equipped with an industrial 460-cubic inch, V-8 engine that uses natural gas from the well to power one bank of cylinders that, in turn, powers the other bank of cylinders, which provide compression. Compressco utilizes its 40-horsepower electric VJack TM compressor unit to provide production enhancement services on wells located in larger, mature oil fields and in environmentally sensitive areas where electric power is available at the production site. The VJack TM unit provides production uplift with zero engine-driven emissions, and Compressco believes it requires significantly less maintenance than a natural gas powered compressor. The VJack TM unit is primarily designed for vapor recovery applications (to capture natural gas vapors emitting from closed storage tanks after production and to reduce storage tank pressures) and casing gas systems applications on oil wells.

 

See “Note Q – Industry Segments and Geographic Information” in the Notes to Consolidated Financial Statements for financial information about this Division.

 

Offshore Division

 

Offshore Services Segment. The Offshore Services segment provides (1) downhole and subsea services such as wel l plugging and abandonment, and workover services, (2) decommissioning and certain construction services utilizing heavy lift barges and various cutting technologies with regard to offshore oil and gas production platforms and pipelines, and (3) conventional and saturated air diving services. We provide these services to offshore oil and gas operators primarily in the U.S. Gulf of Mexico. We offer comprehensive, integrated services, including individualized engineering consultation and project management services.


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In providing services, our Offshore Services segment utilizes rigless P&A packages, two heavy lift vessels, several dive support vessels and other dive support assets. In addition, we lease other assets from third parties and engage third-party contractors whenever necessary. The Offshore Services segment provides a wide variety of conventional and saturated air diving services to its customers through our subsidiary, Epic Diving & Marine Services (Epic). Well abandonment, decommissioning, and certain construction services are performed primarily offshore in the U.S. Gulf of Mexico. The Offshore Services segment provides offshore cutting services and tool rentals through its E.O.T. Cutting (EOT) operations. The Offshore Services segment also utilizes specialized equipment and engineering expertise to address a variety of specific platform construction and decommissioning issues, including those associated with platforms toppled or severely damaged by windstorms . In December 2012, the Offshore Services segment sold its electric wireline operation. The Offshore Services segment provides services to major oil and gas companies and independent operators, including Maritech, through its facilities located in Lafayette, Broussard, Belle Chasse, and Houma, Louisiana.

 

O ur Offshore Services segment’s fleet of service vessels has expanded and contracted in size in recent years in response to changing demand s for its services. Including the 1,600-metric-ton heavy lift derrick barge we purchased in July 2011, we currently have three vessels capable of performing heavy lift decommissioning and construction projects and integrated operations on oil and gas production platforms. One of the heavy lift vessels, however, has recently been idled due to decreased demand in the shallow waters of the Gulf of Mexico in which it has operated historically. The Offshore Services segment is pursuing the sale of this vessel. T he Offshore Services segment leases additional dive support vessels as they are needed. One of these leased vessels, the Adams Challenge , as well as one of the Offshore Services segment’s owned dive support vessels, the Epic Explorer, include saturation diving system s that are rated for up to 1,000 - foot dive depths.

 

Among other factors, demand for our Offshore Service segment’s operations in the Gulf of Mexico is affected by federal regulations governing the abandonment and decommissioning of offshore wells , production platforms and pipelines, particularly following the April 2010 Macondo well oil spill. Regulations issued by the Bureau of Ocean Energy, Management, Regulation, and Enforcement (BOEMRE) include Notice To Lessees 2010-G05: “Decommissioning Guidance for Wells and Platforms” (NTL 2010-G05, known as the “Idle Iron Guidance”), which requires that permanent plugs be set in nearly 3,500 nonproducing wells in the U.S. Gulf of Mexico and that approximately 650 oil and gas production platforms in the U.S. Gulf of Mexico be dismantled if they are no longer being used. In October 2011, the BOEMRE’s responsibilities were divided between the Bureau of Ocean Energy Management (BOEM) and the Bureau of Safety and Environmental Enforcement ( BSEE ) , which now issues offshore permits, regulates offshore contractors, and oversee s the provisions of the Idle Iron Guidance. The Idle Iron Guidance became effective October 15, 2010, and requires that operators perform and report decommissioning and abandonment plans and activities in accordance with BSEE requirements. The Idle Iron Guidance provide s specific guidelines for when an operator has to permanently plug and abandon wells and decommission platforms and related facilities after the occurrence of certain events, including the end of useful operations, cessation of commercial production, and expiration of the lease.

 

Maritech Segment. The Maritech segment is an oil and gas production operation in the offshore U.S. Gulf of Mexico. During 2011 and the first quarter of 2012, Maritech sold substantially all of its proved reserves. Maritech’s remaining operations consist primarily of the ongoing abandonment and decommissioning of its remaining offshore wells, facilities , and production platforms. Maritech intends to acquire a significant portion of these services with regard to such assets that it operates from the Offshore Division’s Offshore Services segment. In addition, Maritech is seeking to sell its remaining interests in oil and gas producing properties.

 

The sales of substantially all of Maritech’s oil and gas producing properties during 2011 and 2012 have essentially removed us from the oil and gas exploration and production business, and significantly all of Maritech’s oil and gas acquisition, development, and exploitation activities have ceased . Following these sales, Maritech’s remaining oil and gas reserves and production are negligible. Maritech’s operations consist primarily of the remaining well abandonment and decommissioning of its offshore oil and gas platforms and facilities. During the three year period ended December 31, 2012, Maritech has expended approximately $ 292.2 ­ million on such efforts. Approximately $ 87.4 million of Maritech decommissioning liabilities remain as of December 31, 2012, and approximately $ 80.7 million of this amount is planned to be performed during 2013.

 

Maritech’s decommissioning liabilities are established based on what it estimates a third party would charge to plug and abandon the wells, decommission the pipelines and platforms, and clear the sites. We review the adequacy of Maritech’s decommissioning liabilities whenever indicators suggest that the estimated cash flows underlying the liabilities have changed materially. The timing and amounts of these cash flows are subject to


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changes in the energy industry environment and may result in additional liabilities being recorded. For a further discussion of Maritech’s adjustments to its decommissioning liabilities, see “Note I – Decommissioning and Other Asset Retirement Obligations” in the Notes to Consolidated Financial Statements.

 

See “Note Q – Industry Segments and Geographic Information” in the Notes to Consolidated Financial Statements for financial information about this Division.

 

Sources of Raw Materials  

 

Our Fluids Division manufactures calcium chloride, calcium bromide, zinc bromide, zinc calcium bromide, and sodium bromide for sale to its customers. The Division also recycles used calcium and zinc bromide CBFs repurchased from its oil and gas customers.

 

The Division produces liquid calcium chloride, either from underground brine reserves or by reacting hydrochloric acid with limestone. The Division also purchases liquid and dry calcium chloride from a number of U.S. and foreign chemical manufacturers. Our El Dorado, Arkansas, plant produces liquid and flake calcium chloride , utilizing brine (tail brine) obtained from Chemtura Corporation (Chemtura) that contains calcium chloride . We also produce calcium chloride at our two plants in San Bernardino County, California, by solar evaporation of underground brine reserves that contain calcium chloride. These underground brine reserves are deemed adequate to supply our foreseeable need for calcium chloride at those plants.

 

The Division’s primary sources of hydrochloric acid are chemical co-product streams obtained from chemical manufacturers. Substantial quantities of limestone are also consumed when converting hydrochloric acid into calcium chloride. Currently, hydrochloric acid and limestone are generally available from multiple sources. We obtain hydrochloric acid and limestone raw materials for our Lake Charles, Louisiana, facility from a variety of sources to produce liquid calcium chloride. In February 2011, we shut down the dry ( pellet ) operation at the Lake Charles, Louisiana plant.

 

To produce calcium bromide, zinc bromide, zinc calcium bromide, and sodium bromide at our West Memphis, Arkansas, facility, we use bromine, hydrobromic acid, zinc, and lime as raw materials . There are multiple sources of zinc that we can use in the production of zinc bromide and zinc calcium bromide. We have a long-term supply agreement with Chemtura, under which the Division purchases its requirements of raw material bromine from Chemtura’s Arkansas bromine facilities. In addition, we have a long-term agreement with Chemtura under which Chemtura supplies the Division’s El Dorado , Arkansas, calcium chloride plant with raw material tail brine from its Arkansas bromine facilities.

 

We also own a calcium bromide manufacturing plant near Magnolia, Arkansas, that was constructed in 1985. This plant was acquired in 1988 and is not operable. We currently lease approximately 33,000 gross acres of bromine-containing brine reserves in the vicinity of this plant. While this plant is designed to produce calcium bromide, it could be modified to produce elemental bromine or select bromine compounds. Development of the brine field, construction of necessary pipelines, and reconfiguration of the plant would require a substantial capital investment. The long-term Chemtura bromine supply agreement discussed above provides us with a secure supply of bromine to support the Division’s current operations. We do, however, continue to evaluate our strategy related to the Magnolia, Arkansas, assets and their future development. Chemtura holds certain rights to participate in future development of the Magnolia, Arkansas, assets.

 

The Production Testing segment of our Production Enhancement Division purchases its production testing and rig cooling equipment and components from third-party manufacturers. The Compressco segment designs and assembles the compressor units it uses to provide wellhead compression-based production enhancement services and the majority of the required components are obtained from third party suppliers. Compressco acquires its well monitoring and sand separation equipment and components from third party manufacturers or from the Production Testing segment. Some of the components used in the assembly of compressor units , production testing , and rig cooling equipment are obtained from a single supplier or a limited group of suppliers. We do not have long-term contracts with these suppliers or manufacturers .   Should we experience unavailability of the components we use to assemble our equipment, we believe that there are adequate, alternative suppliers and that any impact would not be severe.


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Market Overview and Competition

 

Fluids Division

 

Our Fluids Division provides its products and services to oil and gas exploration and production companies  in the United States and certain international markets. Current areas of market presence include the onshore U.S., the U.S. Gulf of Mexico, the North Sea, Mexico, and certain countries in South America, Europe, Asia, the Middle East, and Africa. The Division also markets to customers with deepwate r operations that utilize high volumes of CBFs and can be subject to harsh downhole conditions , such as high pressure and high temperatures. Deepwater drilling activity in the U.S. Gulf of Mexico was significantly affected by the April 2010 well blowout of the Macondo well, which resulted in a temporary drilling moratorium in the deepwater Gulf of Mexico as well as a series of regulatory reforms associated with offshore oil and gas operations. Although Gulf of Mexico rig count activity during the last part of 2012 reflects a return of pre-Macondo offshore drilling activity levels , demand for offshore CBF products are generally driven by completion activity, which is also increasing to early 2010 levels. Demand may also continue to be affected by future regulatory restrictions.

 

During the past three years, a portion of the growth of the Division’s U.S. operations ha s been due to increased industry demand for frac water management services in unconventional shale gas and oil reservoirs. The Division provides frac water management services to a wide range of onshore oil and gas operators located in the most significant domestic shale gas and oil reservoirs, including the Marcellus, Utica, Barnett, Eagle Ford, Fayetteville, Cana Woodford, Haynesville, and Granite Wash.

 

The Division’s principal competitors in the sale of CBFs to the oil and gas industry are Baker Hughes , Baroid Corporation a subsidiary of Halliburton, and M-I Swaco, a subsidiary of Schlumberger . This market is highly competitive, and competition is based primarily on service, availability, and price. Major customers of the Fl uids Division include Anadarko, Devon, Dynamic Offshore Resources, Halliburton, Marathon Oil, Petrobras (the national oil company of Brazil), Shell Oil, and Tullow Oil. The Division also sells its CBF products through various distributors. Competitors for the Division’s frac water management services include large multinational providers as well as small, privately owned operators.

 

Our liquid and dry calcium chloride products have a wide range of uses outside the energy industry. The non-energy market segments where these products are used include water treatment, industrial, food processing, road maintenance, ice melt, agricultural, and consumer products . We also sell sodium bromide into the industrial water treatment markets as a biocide under the BioRid ® tradename. Most of these markets are highly competitive. The Division’s European calcium chloride manufacturing operations market our calcium chloride products to certain European markets. Our principal competitors in the non-energy related calcium chloride markets include Occidental Chemical Corporation and Industrial del Alkali in North America, and Brunner Mond, Solvay, and NedMag in Europe.

 

Production Enhancement Division

 

Production Testing Segment. In certain gas producing basins, water, sand, and other abrasive materials commonly accompany the initial production of natural gas, often under high pressure and high temperature conditions and in some cases from reservoirs containing high levels of hydrogen sulfide gas. The segment provides the specialized equipment and qualified personnel to address these impediments to production. The Production Testing segment also provides certain services designed to accommodate the unique after-frac flow back and testing demands of shale gas reservoirs. In addition, following the March 2012 acquisition of OPTIMA , the Production Testing segment offers offshore oil and gas rig cooling services and associated products that suppress heat generated by high-rate flaring of hydrocarbons during offshore well test operations. During the past two years, the Production Testing segment has expanded its after-frac flowback and production testing equipment fleet and acquired operations to serve the rapidly growing demand for these se rvices. The Production Testing s egment ’s offshore rig cooling operations, obtained t hrough the acquisition of OPTIMA , primari ly serve mark ets in the North Sea, Australia and Asia-Pacific, the Middle East, and South America. As a result of the acquisitions of ERS and Greywolf, the Production Testing segment has expanded its operations to serve the Appalachian, U.S. Rocky Mountain , and western Canada markets. In addition, the Production Testing segment continues to serve the continuing demand for services associated with many of the domestic shale gas reservoirs, including the Marcellus, Barnett, Eagle Ford, Fayetteville, Cana Woodford, Haynesville, Bakken, and Niobrara .


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The U.S. and Canadian production testing market s are highly competitive , and competition is based on availability of equipment and qualified personnel, as well as price, quality of service, and safety record. We believe that our equipment, skilled personnel, operating procedures, and safety record give us a competitive advantage in the marketplace. The Production Testing segment plans to continue growing its international operations in order to serve most major oil and gas markets worldwide, both organically and through additional strategic acquisitions. Competition in onshore U.S. production testing markets is primarily dominated by numerous small, privately owned operators. Expro International , Halliburton, Schlumberger, and Weatherford, are major competitors in the international markets we serve. The major customers for this segment include BHP Billiton, Cabot, Chesapeake, ConocoPhillips, Encana, Geosouthern, Halliburton, Shell Oil, PEMEX (the national oil company of Mexico), Petrobras, Saudi ARAMCO (the national oil company of Saudi Arabia), and other national oil companies in foreign countries.

 

Compressco Segment. The Division’s Compressco segment provides its services to a broad base of na t ural gas and oil exploration and production companies operating throughout many of the onshore producing regions of the United States. Compressco also has significant operations in Mexico and Canada , and a growing presence in certain countries in South America, Eastern Europe, and the Asia-Pacific region. While most of Compressco’s domestic services are performed in the San Juan Basin, Permian Basin , and Mid-Continent region of the United States, it also has a substantial presence in other U.S. producing regions, including the Ark-La-Tex region, North Texas, South Texas, the Central and North ern Rockies, and California . Compressco has historically fo cused on serving customers with production in mature conventiona l fields, but it now also services customers in some of the largest and fastest growing unconventional shale gas resource reservoirs in the United States, including the Co tton Valley Trend, Barnett, Fayetteville , Cana Woodford, Piceance, Bakken, Eagle Ford, and Marcellus . Compressco continues to seek opportunities to further expand its operations into other regions in the Western Hemisphere and elsewhere in the world.

 

The wellhead compression-based production enhancement services business is highly competitive, and competition primarily comes from companies that utilize packages consisting of a screw compressor with a separate engine driver or a reciprocating compressor with a separate engine driver. To a lesser extent, Compressco faces competition from large companies that have traditionally focused on higher-horsepower natural gas gathering and transportation equipment and services. Compressco’s strategy is to compete on the basis of superior services at a competitive price. Compressco believes that it is competitive because of the significant increases in the value of natural gas wells that result from the use of its services, it s superior customer service, its highly trained field personnel, and the quality of the compressor units it uses to provide the services. Compressco’s major customers include PEMEX, BP, Anadarko, Devon Energy, and Apache .

 

Offshore Division

 

Offshore Services Segment. D emand drivers for the Offshore Services segment’s offshore well abandonment and decommissioning services include the maturity and decline of producing fields in the Gulf of Mexico, aging offshore platform infrastructure, damage to platforms and pipelines from wind storms, and government regulations. Demand for the Offshore Services segment’s construction and other services is driven by the general level of activity of its customers, which is driven by oil and natural gas prices and government regulation . We believe that the regu lations issued by the BOEMRE, including NTL 2010-G05, the Idle Iron Guidance , may accelerate the pace at which offshore Gulf of Mexico abandonment and decommissioning will be done in the future. The maturity and production decline of Gulf of Mexico oil and gas fields continues to cause an increase in the number of wells to be plugged and abandoned , and platforms and pipelines to be decommissioned.

 

Offshore Gulf of Mexico abandonment and decommissioning activity declined in 2012 compared to the high er activity during the past several years after the 2005 and 2008 hurricane s in the Gulf of Mexico, which destroyed or caused significant damage to a large number of offshore platforms and associated wells. While the vast majority of this hurricane-related recovery and removal activity has been completed , it provided the Offshore Services segment the opportunity to develop and acquire specialized equipment and engineering expertise that may be used to provide such services to customers whose offshore wells and production platforms may be damaged by future storms .

 

Offshore activities in the Gulf of Mexico are highly seasonal, with the majority of work occurring during the months of April through October when weather conditions are most favorable. Critical factors required to compete in this market include, among other factors: an adequate fleet of the proper equipment; qualified, experienced personnel; technical expertise to address varying downhole, surface, and subsea conditions, particularly those


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related to damaged wells and platforms; and a comprehensive health, safety and environmental program. In July 2011, our Offshore Services segment purchased a heavy lift derrick barge (the TETRA Hedron) with a 1,600-metric-ton lift capacity, fully revolving crane. The vessel was purchased from Wison (Nantong) Heavy Industry Co., Ltd. and Nantong MLC Tongbao Shipbuilding Co., Ltd. for $62.8 million, subject to certain adjustments. We believe our integrated service package and vessel and equipment fleet s satisfy current market requirements in the U.S. Gulf of Mexico , and allow us to successfully compete.

 

The Offshore Services segment markets its services primarily to major oil and gas companies and independent operators . The Offshore Services segment’s most significant customer during the past three years has bee n Maritech , and the majority of the remaining work to be performed for Maritech on properties it operates is planned to be performed by the Offshore Services s egment during 2013 . Other major customers include Apache, Chevron, McMoRan Exploration, Nexen Petroleum USA Inc., Stone Energy, Versabar, and W&T Offshore. The Offshore Services segment’s services are performed primarily in the U.S. Gulf of Mexico, however, the segment is also seeking to expand its operations to international markets. Our principal competitors in the U.S. Gulf of Mexico market are Cal Dive International, Inc., Offshore Specialty Fabricators, Inc , Superior Energy Services, Inc., and Technip USA (formerly Global Industries, Ltd ) . This market is highly competitive, and competition is based primarily on service, equipment availability, safety record , and price. Our ability to lease or otherwise acquire suitable service vessels and other operating equipment is particularly important to our ability to expand our operations to other markets.

 

Other Business Matters

 

Marketing and Distribution

 

The Fluids Division markets its CBF products through its distribution facilities located in the U.S. Gulf Coast region, the North Sea region of Europe, and certain other foreign markets, including Brazil, West Africa, and the Middle East.

 

Non-oilfield calcium chloride products are also marketed through the Division’s sales offices in California, Missouri, Pennsylvania, and Texas, as well as through a network of distributors in the United States and northern and central Europe. In addition to production facilities in the United States and Europe, the Division has distribution facilities strategically located to provide efficient product distribution.

 

No single customer provided 10% or more of our total consolidated revenues during the year ended December 31, 2012.

 

Backlog

 

Our backlog is not indicative of our estimated future revenues, because a majority of our products and services either are not sold under long-term contracts or do not require long lead times to procure or deliver. Our backlog consists of estimated future revenues associated with a portion of our well abandonment and decommissioning business consisting of the non-Maritech share of the well abandonment and decommissioning work associated with the remaining oil and gas properties operated by Maritech. O ur estimated backlog on December 31, 2012, was $ 3.4 million. This compare s to an estimated backlog of $11.6 million at December 31, 2011.

 

Employees

 

As of December 31, 2012 , we had 3,648 employees. None of our U.S. employees are presently covered by a collective bargaining agreement other than the employees of our Lake Charles, Louisiana, calcium chloride production facility, who are represented by the United Steelworkers Union. Our foreign employees are generally members of labor unions and associations in the countries in which we operate. We believe that our relations with our employees are good.

 

Patents, Proprietary Technology, and Trademarks

 

As of December 31, 2012 , we owned or licensed twenty-five issued U.S. patents and had eleven patent applications pending in the United States. Internationally, we had thirty-two owned or licensed foreign patents and thirty - eight foreign patent applications pending. The foreign patents and patent applications are primarily foreign counterparts to U.S. patents or patent applications. The issued patents expi re at various times through 2030 . We


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have elected to maintain certain other internally developed technologies, know-how, and inventions as trade secrets. While we believe that our patents and trade secrets are important to our competitive positions in our businesses, we do not believe any one patent or trade secret is essential to our success.

 

It is our practice to enter into confidentiality agreements with key employees, consultants, and third parties to whom we disclose our confidential and proprietary information , and we have typical policies and procedures designed to maintain the confidentiality of such information . There can be no assurance, however, that these measures will prevent the unauthorized disclosure or use of our trade secrets and expertise , or that others may not independently develop similar trade secrets or expertise.

 

We sell various products and services under a variety of trademarks and service marks, some of which are registered in the United States or other countries.

 

Health, Safety, and Environmental Affairs Regulations

 

We are subject to various federal, state, local, and foreign laws and regulations relating to health, safety, and the environment, including regulations regarding air emissions, wastewater and stormwater discharges, and the disposal of certain hazardous and nonhazardous wastes. Compliance with laws and regulations may expose us to significant costs and liabilities and cause us to incur significant capital expenditures in our operations. Failure to comply with these laws and regulations or associated permits may result in the assessment of fines and penalties and the imposition of other obligations.

 

Our operations in the United States are subject to various evolving environmental laws and regulations that are enforced by the U.S. Environmental Protection Agency (EPA); the BSEE of the U.S. Department of the Interior; the U.S. Coast Guard; and various other federal, state, and local environmental authorities. Similar laws and regulations, designed to protect the health and safety of our employees and visitors to our facilities, are enforced by the U.S. Occupational Safety and Health Administration (OSHA), and other state and local agencies and authorities. Specific environmental laws and regulations applicable to our operations include the Federal Water Pollution Control Act of 1972; the Resource Conservation and Recovery Act of 1976 (RCRA); the Clean Air Act of 1977; the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (CERCLA); the Superfund Amendments and Reauthorization Act of 1986 (SARA); the Federal Insecticide, Fungicide, and Rodenticide Act of 1947 (FIFRA); the Toxic Substances Control Act of 1976 (TSCA); the Hazardous Materials Transportation Act of 1975; and the Pollution Prevention Act of 1990. Our operations outside the United States are subject to various foreign governmental laws and regulation s relating to the environment, health and safety, and other regulated activities in the countries in which we operate.

 

We believe that our manufacturing plants and other operations are in substantial compliance with all applicable U.S. and foreign health, safety, and environmental laws and regulations. Since our inception, we have not had a history of any significant fines or claims in connection with environmental or health and safety matters. We are committed to conducting all of our operations under the highest standards of safety and respect for the environment. However, risks of substantial costs and liabilities are inherent in certain plant and service operations and in the development and handling of certain products and equipment produced or used at our plants, well locations, and worksites. Because of these risks, there can be no assurance that significant costs and liabilities will not be incurred in the future. Changes in environmental and health and safety regulations could subject us to more rigorous standards. We cannot predict the extent to which our operations may be affected by future regulatory and enforcement policies.

 

The EPA has determined that greenhouse gases present an endangerment to public health and the environment because, according to the EPA, they contribute to global warming and climate change. As a result, the EPA has begun to regulate certain sources of greenhouse gases, including air emissions associated with oil and gas production particularly as they relate to the hydraulic fracturing of natural gas wells. In addition, the EPA has issued regulations requiring the reporting of greenhouse gas emissions from certain sources which include onshore and offshore oil and natural gas production facilities and onshore oil and gas processing, transmission, storage, and distribution facilities. Reporting of greenhouse gas emissions from such facilities is required on an annual basis, with reporting beginning in 2012 for emissions occurring in 2011. The EPA’s rules relating to emissions of greenhouse gases from large stationary sources of emissions are currently subject to a number of legal challenges, but the federal courts have thus far declined to issue any injunctions to prevent the EPA or state environmental agencies from implementing the rules. Further, Congress has considered, and almost one-half of the states have adopted, legislation that seeks to control or reduce emissions of greenhouse gases from a wide range of sources.


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Offshore Operations

 

During 2010, BOEMRE issued several Notices to Lessees (NTLs) and other safety regulations implementing additional safety and certification requirements applicable to drilling activities in the Gulf of Mexico, that have resulted in operations and projects being delayed or suspended. These NTLs and regulations include requirements by operators to:

         s ubmit well blowout prevention measures and contingency plans, including demonstrating access to subsea blowout containment resources;

         a bide by new permitting standards requiring detailed, independently certified descriptions of well design, casing, and cementing;

         f ollow new performance-based standards for offshore drilling and production operations; and

         c ertify that the operator ha s complied with all regulations.

 

In October 2011, the BOEMRE’s responsibilities were divided between BOEM and the BSEE, which oversee s the provis ions of the “Idle Iron Guidance . These agencies’ scopes of responsibility include maintaining an invest igation and review unit, providing for public forums and conducting comprehensive environmental analyse s, and creating implementation teams to analyze various aspects of the regulatory structure and to help implement the reform agenda.

 

We maintain various types of insurance intended to reimburse certain costs in the event of an explosion or similar event involving our offshore operations. Our insurance program is reviewed not less than annually with our insurance brokers and underwriters. As part of our insurance program for offshore operations, we maintain general liability and protection and indemnity policies that provide third-party liability coverage, up to applicable policy limits, for risks of an accidental nature, including but not limited to death and personal injury, collision, damage to fixed and floating objects, pollution, and wreck removal. We also maintain a vessel pollution liability policy that provides coverage for oil or hazardous substance pollution emanating from a vessel, addressing both OPA (Oil Pollution Act of 1990) and CERCLA obligations. This policy also provides coverage for cost of defense, fines, and penalties. The Maritech energy insurance package provides operational all risks coverage (excluding named windstorm coverage) for physical loss or damage to scheduled offshore property, including removal of wreck and/or debris, and for operator’s extra expense such as control of well, redrill/extra expense, and pollution and cleanup.

 

Apart from our Maritech operations, we provide services and products to customers in the Gulf of Mexico, generally pursuant to written master services agreements that create insurance and indemnity obligations for both parties. If there was an explosion or similar catastrophic event on an offshore location where we are providing services and products, under the majority of our master services agreements with our customers:

 

(1) We would be required to indemnify our customer for any claims for injury, death, or property loss or destruction made against them by us or our subcontractors or our subcontractor’s employees. The customer would be required to indemnify us for any claims for injury, death, or property loss or destruction made against us by the customer or its other subcontractors or the employees of the customer or its other subcontractors. These indemnities are intended to apply regardless of the cause of such claims, including but not limited to, the negligence of the indemnified party. Our insurance is structured to cover the cost of defense and any resulting liability from all indemnified claims, up to policy limits.

 

(2) The customer would be required to indemnify us for all claims for injury, death, or property loss or destruction made against us by a third party that arise out of the catastrophic event, regardless of the cause of such claims, including but not limited to, our negligence or our subcontractors’ negligence. Our insurance is structured to cover the cost of defense and any resulting liability from all such claims; however, our insurance would be applicable to the claim only if the customer defaulted or otherwise breached its indemnity obligations to us.

 

(3) The customer would be required to indemnify us for all claims made against us for environmental pollution or contamination that arise out of the catastrophic event, regardless of the cause of such claims, including our negligence or the negligence of our subcontractors. Our insurance is structured to cover the cost of defense and any resulting liability from all such claims; however, our insurance would be applicable to the claim only if the customer defaulted or otherwise breached its indemnity obligations to us.

 

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Following the 2011 and 2012 sales of substantially all of Maritech’s offshore producing properties, we no longer participate in offshore drilling activities. However, Maritech and our Offshore Services segment engage contractors to provide well abandonment and related services and products on Maritech’ s remaining offshore oil and gas production platforms and associated wells, generally pursuant to written master services agreements that create insurance and indemnity obligations for both parties. If there was an environmental event on an offshore Maritech location where a Maritech contractor was providing services and products, under a majority of Maritech’s master services agreements with its contractors, Maritech would be required to indemnify its contractor for any claims against the contractor for injury, death, or property loss or destruction brought by Maritech, its other subcontractors or their respective employees. The contractor would be required to indemnify Maritech for any claims for injury, death, or property loss or destruction made against Maritech by the contractor or its subcontractors or the employees of the contractor or its subcontractors. These indemnities would apply regardless of the cause of such claims, including the negligence of the indemnified party. Maritech’s insurance is structured to cover the cost of defense and any resulting liability from all indemnified claims, up to policy limits.

 

In accordance with applicable regulations, Maritech maintains an oil spill response plan with the B SEE and has designated employees who are trained as qualified individuals and are prepared to coordinate a response to any spill or leak. Maritech also has contracts in place to assure that a complete and experienced resource team is available as required.

 

Item 1A. Risk Factors.

 

Forward Looking Statements

 

Some information included in this report, other materials filed or to be filed with the SEC, as well as information included in oral statements or other written statements made or to be made by us contain or incorporate by reference certain statements (other than statements of historical fact) that constitute forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. When used herein, the words “assume,” “may,” “will,” “should,” “goal,” “anticipate,” “expect,” “estimate,” “could,” “believes,” “seeks,” “plans,” “intends,” “projects” or “targets” and similar expressions that convey the uncertainty of future events or outcomes are intended to identify forward-looking statements.

 

Where any forward-looking statement includes a statement of the assumptions or bases underlying such forward-looking statement, we caution that, while we believe these assumptions or bases to be reasonable and to be made in good faith, assumed facts or bases almost always vary from actual results, and the difference between assumed facts or bases and actual results could be material, depending on the circumstances. It is important to note that actual results could differ materially from those projected by such forward-looking statements.

 

Although we believe that the expectations reflected in such forward-looking statements are reasonable and such forward-looking statements are based upon the best data available at the date this report is filed with the SEC, we cannot assure you that such expectations will prove correct. Factors that could cause our results to differ materially from the results discussed in such forward-looking statements include, but are not limited to, the following:

         economic and operating conditions that are outside of our control, including the supply, demand, and prices of crude oil and natural gas;

         the levels of competition we encounter;

         the impact of market conditions and activity levels of our customers;

         the demand for our products and services in the Gulf of Mexico , which could continue to be adversely impacted by increased regulation and continuing regulatory uncertainty;

         budgetary constraints and ongoing violence i n Mexico;

         the availability of raw materials and labor at reasonable prices;

         possible impairments of long-lived assets, including goodwill;

         the potential impact of the loss of one or more key employees;

         risks related to our growth strategies;

         operating and safety risks inherent in our oil and gas services operations;

         production volumes and profitability of our El Dorado, Arkansas , facility;

         cost, availability, and adequacy of insurance and the ability to recover thereunder;

 

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         technological obsolescence;

         risks arising from the use of fixed price contracts;

         the valuation of decommissioning liabilities;

         weather risks, including the risk of physical damage to our platforms, facilities, and equipment;

         the availability of capital (including any financing) to fund our business strategy and/or operations , and our ability to comply with covenants and restrictions resulting from such financing;

         exposure to credit risks from our customers;

         uncertainties about plugging and a bandoning wells and structures, including the wells and structures previously sold;

         foreign currency and interest rate risks;

         Compressco’s ability to generate sufficient cash from operations to make cash distributions;

         the impact of existing and future laws and regulations;

         risks related to our foreign operations;

         environmental risks;

         estimates of hurricane repair costs;

         acquisition valuation and integration risks; and

         loss or infringement of o ur intellectual property rights.

 

All such forward-looking statements in this document are expressly qualified in their entirety by the cautionary statements in this paragraph, and we undertake no obligation to publicly update or revise any forward-looking statements.

 

Certain Business Risks

 

Although it is not possible to identify all of the risks we encounter, we have identified the following significant risk factors that could affect our actual results and cause actual results to differ materially from any such results that might be projected, forecasted, or estimated by us in this report.

 

Market Risks

 

The demand and prices for our products and services are affected by several factors, including the supply, demand, and prices for oil and natural gas .

 

Demand for our products and services is materially dependent on the supply, demand, and prices for oil, natural gas, and competing energy sources, and is more specifically dependent on the supply, demand, and prices for the products and services we offer, both in the United States and in the foreign countries in which we operate. These factors are also influenced by the U.S., foreign, and regional economic, financial, business, political, and social conditions within the markets we serve. Oil and gas prices and, therefore, the levels of well drilling, completion, workover, and production activities, tend to fluctuate. Worldwide economic and political events, including initiatives by the Organization of Petroleum Exporting Countries and increasing or decreasing demand in other large world economies as well as tremendous growth in natural gas supplies in the U.S. from shale reserves, have contributed to, and are likely to continue to contribute to, price volatility. The expansion of alternative energy supplies that compete with oil and gas, improvements in energy conservation, and improvements in the energy efficiency of vehicles, plants, equipment, and devices will also reduce oil and gas consumption or slow its growth.

 

In particular, U.S. natural gas prices have been negatively affected by overall reduced energy demand in the U.S. due to economic conditions and weather, and the increase in natural gas supplies from shale gas drilling. Low natural gas prices ha ve negatively affected the operating cash flows and exploration and development activities and plans of many of our customers and could have a negative impact on the demand for many of our products and services.

 

If economic conditions or energy prices deteriorate , there may be additional constraints on oil and gas industry spending levels. Reduced spending levels would negatively impact the demand for many of our products and services and the prices we charge for these products and services, which would negatively affect our revenues and future growth.

 

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During times when oil or natural gas prices are low, many of our customers are more likely to experience a downturn in their financial condition. Poor economic conditions may also lead to additional constraints on the operating cash flows of our customers, potentially impacting their ability to pay us in a timely manner, which could result in increased customer bankruptcies and uncollectible receivables.

 

We encounter , and expect to continue to encounter , intense competition in the sale of our products and services.

 

We compete with numerous companies in each of our operating segments , many of which have substantially greater financial and other resources than we have. To the extent competitors offer comparable produ cts or services at lower prices or higher quality, more cost-effective products or services, our business could be materially and adversely affected. In addition, certain of our customers may elect to perform services internally in lieu of using our services. Such activity could materially and adversely affect our operations.

 

The profitability of our operations is dependent on other numerous factors beyond our control.

 

Our operating results in general, and gross profit in particular, are determined by market conditions and the product s and service s we sell in any period. Other factors, such as heightened competition, changes in sales and distribution channels, availability of skilled labor and contract services, shortages in raw materials, or inability to obtain supplies at reasonable prices, may also affect the cost of sales and the fluctuation of gross margin in future periods.

 

Other factors affecting our operating results and activity levels include oil and natural gas industry spending levels for exploration, developm ent, and acquisition activities and plugging , abandonment , and decommissioning costs on Maritech’s remaining offshore production platforms , wells and pipelines . A large concentration of our operating activities is located in the onshore and offshore U.S. Gulf Coast region. Our revenues and profitability are particularly dependent upon oil and natural gas industry activity and spending levels in this region. Our operations may also be affected by technological advances, cost of capital, and tax policies. Adverse changes in any of these other factors may have a material adverse effect on our revenues and profitability.

 

The demand for our products and services in the Gulf of Mexico could continue to be adversely impacted by increased regulation and continuing regulatory uncertainty.

 

Since the April 20, 2010, blowout on the Macondo well, operations in the U.S. Gulf of Mexico have been affected by an increas ingly stringent regulatory environment. The BOEMRE issued several regulations, including notices to U.S. Gulf of Mexico operators, which are focused on offshore operating requirements, spill cleanup , and enforcement matters. These regulations also implement additional safety and certification requirements applicable to drilling activities in the Gulf of Mexico that have resulted in operations and projects in the past being curtailed or suspended. Although permitting levels and Gulf of Mexico rig count activity during late 2012 indicate that activity levels have returned to pre-Macondo levels, demand for our products and services in the Gulf of Mexico will continue to be affected by future regulatory restrictions . Future regulatory requirements could further delay our customers’ activities, reduce our revenues, and increase our operating costs, including the cost to insure offshore operations, resulting in reduced cash flows and profitability.

 

The majority of our business in Mexico is performed for Petróleos Mexicanos (PEMEX) , and any cutbacks by the Mexican Government on PEMEX’s annual spending budget or security disruptions in Mexico could adversely affect our business, financial condition, results of operations , and cash flows.

 

The majority of our business in Mexico is performed for PEMEX. For the twelv e months ended December 31, 2012 , PEMEX accounted for approximately 7.6% of our consolidated revenues and a significant amount of operating cash flows. No work or services are guaranteed to be ordered by PEMEX under our contracts with PEMEX, which typically range from six months to two years in length. PEMEX is a decentralized public entity of the Mexican Government, and , therefore , the Mexican Government controls PEMEX, as well as its annual budget, which is approved by the Mexican Congress. The Mexican Government may cut spending in the future. These cuts could adversely affect PEMEX’s annual budget and, thus, its ability to engage us or compensate us for our services. Additionally, at the expiration of our current contracts, we may be required to participate in an open auction to renew them.

 

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During the past several years, incidents of security disruptions throughout many regions of Mexico have increased , including d rug related gang activity. Certain incidents of violence have occurred in regions served by us and have resulted in the interruption of our operations . T hese interruptions could continue or increase in the future. To the extent that such security disruptions continue or increase, our operations will continue to be affected, and the levels of revenue and operating cash flow from our Mexican operations could be reduced .

 

Under the Ley de Petróleos Mexicanos (the “PEMEX Law”), PEMEX has authority to contract through an auction process with third parties for the exploration, development, and production of hydrocarbons. Our existing contracts with PEMEX  have durations of up to two years and, when these contracts with PEMEX expire, we may be required to participate in an open auction to renew them. Any failure by us to renew our existing contracts with PEMEX or renew them on favorable terms could materially adversely affect our business, financial condition, results of operations and cash flows .

 

PEMEX has authority to contract through an auction process with third parties for the exploration, development, and production of hydrocarbons. The PEMEX Law permits three types of contracting: contracts resulting from open auctions or invitation-only auctions with at least three invitees, or direct contracting. To utilize an invitation-only auction or a direct contract, PEMEX must provide written justification as to why the specific circumstances of the proposed service contract require less than an open auction. Additionally, open auctions must conform with one of three selected bidder models: either all bidders must be Mexican entities, all bidders must be Mexican entities or foreign entities whose countries of origin are parties to free trade agreements with Mexico that include sections related to governmental procurement, or bidders may be of any national origin. PEMEX may only select the third option if PEMEX determines that either (i) the Mexican market cannot adequately meet the needs of the contract, (ii) the third option would be better for PEMEX in terms of price or quality, (iii) the second bidder model was attempted but was unsuccessful, or (iv) the contracts are financed by certain legally required types of foreign loans. In addition, under the PEMEX Law, there may be other qualifications that must be met by bidding service providers. Bidders must meet and maintain all required qualifications at the time of bidding and throughout the term of the contract.

 

Our existing contracts with PEMEX have durations up to two years and, when they expire, we may be required to participate in an open auction to renew them. A ny failure by us to renew our existing contracts with PEMEX or renew them on favorable terms could adversely affect our business, financial condition, results of operations, and cash flows.

 

We are dependent on third-party suppliers for specific products and equipment necessary to provide certain of our products and services.

 

We sell a variety of clear brine fluids to the oil and gas industry, including calcium chloride, calcium bromide, zinc bromide, zinc calcium bromide, and sodium bromide, some of which we manufacture and some of which are purchased from third parties. We also sell calcium chloride and sodium bromide to non-energy markets. Sales of calcium chloride and bromide compound products contribute significantly to our revenues. In our manufacture of calcium chloride, we use brines , hydrochloric acid, and other raw materials purchased from third parties. In our manufacture of bromide compound products, we use underground br omine , hydrobromic acid, and other raw materials which are purchased from third parties. We rely on Chemtura as a supplier of raw materials, both for our bromide compound products as well as for our El Dorado, Arkansas, calcium chloride plant. If we are unable to acquire these raw material s at reasonable prices for a prolonged period, our business could be materially and adversely affected.

 

Some of the well plugging, abandonment , and decommissioning services performed by our Offshore Services segment require the use of vessels, diving, cutting, and other equipment, and services provided by third parties. We lease equipment and obtain services from certain providers , and there can be no assurance that this equipment and these services will be available at reasonable prices in the future.

 

The fabrication of our production testing and rig cooling equipment and wellhead compressor units requires the purchase of many types of components, some of which we obtain from a single source or a limited group of suppliers. Our reliance on these suppliers exposes us to the risk of price increases, inferior component quality, or an inability to obtain an adequate supply of required components in a timely manner. The profitability or future growth of our Production Enhancement Division may be adversely affected due to our dependence on these key suppliers.

 

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Changes in the economic environment could result in significant impairments of certain of our long-lived assets, including goodwill.

 

Changes in the economic environment could result in decreased demand for many of our products and services, which could impact the expected utilization rates of certain of our long-lived assets, including plant facilities, operating locations, vessels, and other operating equipment. Under generally accepted accounting principles, we review the carrying value of our long-lived assets when events or changes in circumstances indicate that the carrying value of these assets may not be recoverable, based on their expected future cash flows. The impact of reduced expected future cash flow could require the write-down of all or a portion of the carrying value for these assets, which would result in an impairment charge to earnings, resulting in increased earnings volatility.

 

Under generally accepted accounting principles, we review the carrying value of our goodwill for possible impairment annually or when events or changes in circumstances indicate the carrying value may not be recoverable. Changes in circumstances indicating the carrying value of our goodwill may not be recoverable include a decline in our stock price and our market capitalization, future cash flows, and slower growth rates in our industry. If economic and market conditions decline, we may be required to record a charge to earnings during the period in which any impairment of our goodwill is determined, resulting in a negative impact on our results of operations.

 

Our success depends upon the continued contributions of our personnel, many of whom would be difficult to replace, and the continued ability to attract new employees.

 

Our success depends on our ability to attract, train, and retain skilled management and employees at reasonable compensation levels. The delivery of our products and services requires personnel with specialized skills and experience. In addition, our ability to expand our operations depends in part on our ability to increase the size of our skilled labor force. The demand for skilled managers and workers in the U.S. Gulf Coast region and other regions in which we operate is high, and the supply is limited. A lack of qualified personnel, therefore, could adversely affect operating results.

 

Operating, Technological, and Strategic Risks

 

We face risks related to our growth strategy.

 

Our growth strategy includes both internal growth and growth through acquisitions. Internal growth may require significant capital expenditures, some of which may become unrecoverable or fail to generate an acceptable level of cash flows. Internal growth also require s financial resources (including the use of available cash or additional long-term debt) and management and personnel resources. Acquisitions also require significant management resources, both at the time of the transaction and during the process of integrating the newly acquired business into our operations. If we overextend our current financial resources by growing too aggressively, we could face liquidity problems or have difficulty obtaining additional financing. In 2012, we completed three acquisitions: OPTIMA, ERS, and Greywolf. These acquired businesses may not achieve as favorable financial results as we anticipated when we decided to make such acquisitons. These acquisitions and any future acquisition transactions could adversely affect our operations if we are unable to successfully integrate the newly acquired companies into our operations, are unable to hire adequate personnel, or are unable to retain existing personnel. We may not be able to consummate future acquisitions on favorable terms. Acquisition or internal growth assumptions developed to support our decisions could prove to be overly optimistic. Future acquisitions by us could result in issuances of equity securities, or the rights associated with the equity securities, which could potentially dilute earnings per share. Future acquisitions could result in the incurrence of additional debt or contingent liabilities and amortization expenses related to intangible assets. These factors could adversely affect our future operating results and financial position.

 

The production volumes and profitability from our El Dorado, Arkansas, calcium chloride plant facility may not be as high as originally expected.

 

During late 2009 and early 2010, we completed the construction and began the operation of a calcium chloride plant facility near El Dora do, Arkansas. The plant’s anticipated profitability and the advantages we expect ed t o receive from the plant were based on many factors, including the level of production from the plant, our ability to improve the plant’s performance, sales prices to be received for the plant’s products, raw material and operating costs , and f uture demand for products. Given the plant’s production volumes and profitability to date, there can be no assurance that the El Dorado, Arkansas, plant’s future profitability will achieve original expectations.

 

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Our operations involve significant operating risks, and insurance covera ge may not be available or cost- effective.

 

We are subject to operating hazards normally associated with the oilfield service industry, including fires, explosions, blowouts, formation collapse, mechanical problems, abnormally pressured formations, and environmental accidents. Environmental accidents could include, but are not limited to: oil spills; gas leaks or ruptures; uncontrollable flows of oil, gas, or well fluids; or discharges of CBFs or toxic gases or other pollutants. These operating hazards may also include injuries to employees and third parties during the performance of our operations. Our operation of marine vessels, heavy equipment, offshore production platforms, chemical manufacturing plants, and the performance of heavy lift and diving services involve particularly high levels of risk. In addition, certain of our employees who perform services on offshore platforms and vessels are covered by the provisions of the Jones Act, the Death on the High Seas Act, and general maritime law. These laws make the liability limits established by state workers’ compensation laws inapplicable to these employees and, instead, permit them or their representatives to pursue actions against us for damages for job-related injuries. Whenever possible, we obtain agreements from customers and suppliers that limit our exposure. However, the occurrence of certain operating hazards, including storms, could result in substantial losses to us due to injury or loss of life, damage to or destruction of property and equipment, pollution or environmental damage, and suspension of operations.

 

We have maintained a policy of insuring our risks of operational hazards that we believe is typical in the industry. Limits of insurance coverage we have purchased are consistent with the exposures we face and the nature of our products and services. Due to economic conditions in the insurance industry, from time to time, we have increased our self-insured retentions for certain policies in order to minimize the increased costs of coverage or we have reduced our limits of insurance coverage for, or not procured, named windstorm coverage. In certain areas of our business, we, from time to time, have elected to assume the risk of loss for specific assets. To the extent we suffer losses or claims that are not covered, or are only partially covered by insurance, our results of operations could be adversely affected.

 

We have technological and age-obsolescence risk, both with our products and services as well as with our equipment assets.

 

Competitors constantly evolve their technologies and methodologies and replace their used assets with new assets. If we are unable to adapt to new advances in technology or replace mature assets with new assets, we are at risk of losing customers and market share. In particular, many of our most significant equipment assets, including heavy lift barges and dive support vessels, are approaching the end of their useful lives, which may adversely affect our ability to serve certain customers. The permanent replacement or upgrade of any of our vessels will require significant capital. Due to the unique nature of many of these vessels, finding a suitable or acceptable replacement may be difficult and/or cost prohibitive. The replacement or enhancement of these vessels over the next several years may be necessary in order for the Offshore Services segment to effectively compete in the current marketplace.

 

We could incur losses on fixed price contracts.

 

Due to competitive market conditions, a portion of our well abandonment and decommissioning projects may be performed on a lump sum or qualified lump sum basis. Pursuant to these types of contracts, defined work is delivered for a fixed price, and extra work, which is subject to customer approval, is charged separately. The revenue, cost, and gross profit realized on these types of contracts can vary from the estimated amount because of changes in offshore conditions, increases in the scope of the work to be performed, increased site clearance efforts required, labor and equipment availability, cost and productivity levels, and the performance level of other contractors. In addition, unanticipated events, such as accidents, work delays, significant changes in the condition of platforms or wells, downhole problems, weather, and environmental or other technical issues, could result in significant losses on these types of projects. These variations and risks may result in our experiencing reduced profitability or losses on these types of projects or on well abandonment and decommissioning work for our Maritech subsidiary.

 

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The valuation of decommissioning liabilities is based on estimated data that may be materially incorrect.

 

Our estimates of future well abandonment and decommissioning liabilities are imprecise and are subject to change due to changes in the forecasts of the supply, demand, cost and timing of well abandonment and decommissioning services; damage to wells and infrastructure caused by hurricanes and other natural events; changes in governmental regulations governing well abandonment and decommissioning work; and other factors. In particular, a portion of the remaining decommissioning liabilities for our Maritech subsidiary relate to offshore production platforms that were toppled and destroyed during 2005 and 2008 hurricanes, and the estimates to perform the work on these properties is particularly imprecise due to the unusual nature of the w ork to be performed. During 2012 , Maritech adjusted its decommissioning liabilities, increa sing them by approximately $40.8 million, either for work performed during the year or related to adjusted estimates of the cost of future work to b e performed. T his adjustment was directly charged to earnings as an opera ting expense during 2012 . If the actual cost of future abandonment and decommissioning work is materially greater than our current estimates, such additional costs could have an additional adverse effect on earnings.

 

Weather- Related Risks

 

Certain of our operations are seasonal and depend, in part, on weather conditions.

 

The Offshore Services segment has historically enjoyed its highest vessel utilization rates during the period from April to October, when weather conditions are typically more favorable for offshore activities, and has experienced its lowest utilization rates in the period from November to March. This segment, under certain lump sum and other contracts, may bear the risk of delays caused by adverse weather conditions. In addition, demand for other products and services we provide are subject to seasonal fluctuations, due in part to weather conditions that cannot be predicted. Accordingly, our operating results may vary from quarter to quarter, depending on weather conditions in applicable areas.

 

In certain markets, the Fluids Division’s onshore frac water management services can be dependent on adequate water supplies that can be accessible to its customers. To the extent severe drought conditions prevent our onshore Fluids Division customers from accessing water supplies, frac water operations may become impractical, and our Fluids Division business may be negatively affected.

 

Severe weather, including named windstorms, can cause significant damage and disruption to our businesses.

 

A significant portion of our operations is susceptible to adverse weather conditions in the Gulf of Mexico, including hurricanes and other extreme weather conditions. High winds, rising water, storm surge, and turbulent seas can cause significant damage and curtail our operations for extended periods during and after such weather conditions, while damage is being assessed and remediated. Even if we do not experience direct damage from storms, we may experience disruptions in our operations because we are unable to operate or our customers or suppliers may curtail their activities due to damage to their wells, platforms, pipelines, and facilities.

 

A portion of the costs resulting from damages from the 2005 and 2008 hurricanes has yet to be incurred and may result in significant charges to earnings.

 

During the past four years, Maritech has performed an extensive amount of well intervention, abandonment, decommissioning, debris removal, and platform construction associated with six offshore platforms that were destroyed by Hurricanes Rita and Ike during 2005 and 2008, respe ctively. As of December 31, 2012 , Maritech has remaining work associated with two of the downed platforms. The estimated cost to perform the remaining abandonment, decommissioning, and debris removal is approximately $13.9 million net to our interest before any insurance recoveries. Due to the unique nature of the remaining work to be performed, actual costs could greatly exceed these estimates and, depending on the nature of any excess costs incurred, could result in significant charges to earnings in f uture periods. All of this $13.9 million estimated amount has been accrued as part of Maritech’s decommissioning liabilities. Our estimates of the remaining costs to be incurred may be imprecise.

 

For a further discussion of the remaining costs resulting from damages from the 2005 and 2008 hurricanes, see Notes to Consolidated Financial Statements, “Note B – Summary of Significant Accounting Policies, Repair Costs and Insurance Recoveries.

 

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We have elected to self-insure windstorm damage to our remaini ng Maritech assets in the Gulf of Mexico , and hurricane damages could result in significant uninsured losses.

 

Despite the sale s of substantially all of Maritech’s oil and gas reserves during 2011 and 2012 , we have re maining decommissioning lia bilities of approximately $87.4 million associated with offshore platforms and associated wells to be decommissioned and abandoned. We have discontinued insurance coverage for windstorm damage and have elected to self-insure these risks. To the extent the remaining offshore platforms and associated wells are not decommissioned and abandoned prior to a windstorm occurring, Maritech would be exposed to lo sses from windstorm damages and storms in the future . Depending on the severity and location of the storms, such losses could be significant and could have a material adverse effect on our financial position, results of operation, and cash flows.

 

There can be no assurance that futu re insurance coverage with favorable premiums and deductibles and maximum coverage amounts will be available in the market or that its cost will be justifiable. There can be no assurance that any windstorm insurance will be adequate to cover losses or liabilities associated with such windstorms. We cannot predict the continued availability of insurance or its availability at premium levels that justify its purchase.

 

Financial Risks

 

Significant deterioration of our financial ratios could result in covenant defaults under our long-term debt agreements and result in decreased credit availability.

 

As of December 31, 2012, our total debt outstanding was approximately $366.7 million, and our debt to total capital ratio was 41.4%. This debt to total capital ratio excludes approximately $74.0 million of available cash held as of December 31, 2012. Additional growth could result in increased debt levels to support our capital expenditure needs or acquisition activities. Debt service costs related to outstanding long-term debt represent a significant use of our operating cash flow and could increase our vulnerability to general adverse economic and industry conditions. Our long-term debt agreements contain customary covenants and other restrictions and requirements. In addition, the agreements require us to maintain certain financial ratio requirements. Significant deterioration of these ratios could result in a default under the agreements. The agreements also include cross-default provisions relating to any other indebtedness we have that is greater than a defined amount. If any such indebtedness is not paid or is accelerated and such event is not remedied in a timely manner, a default will occur under the long-term debt agreements. Any event of default, if not timely remedied, could result in a termination of all commitments of the lenders and an acceleration of any outstanding loans and credit obligations.

 

We are exposed to significant credit risks.

 

We face credit risk associated with the significant amounts of accounts receivable we have with our customers in the energy industry. Many of our customers, particularly those associated with our onshore operations, are small-sized to medium-sized oil and gas operating companies that may be more susceptible to fluctuating oil and gas commodity prices or generally increased operating expenses than larger companies. Our ability to collect from our customers may be impacted by adverse changes in the energy industry.

 

As the owner and operator of certain oil and gas property interests, Maritech is liable for the proper abandonment and decommissioning of the wells, platforms, and pipelines, as well as the site clearance related to these properties. We have guaranteed a portion of the abandonment and decommissioning liabilities of Maritech. In certain instances, Maritech is entitled to be paid in the future for all or a portion of these obligations by the previous owner of the property once the liability is satisfied. We and Maritech are subject to the risk that the previous owner(s) will be unable to make these future payments. In addition, for certain remaining Maritech properties to be decommissioned or abandoned , the co-owners of such properties are responsible for the payment of their portions of the associated operating expenses and abandonment liabilities. However, if one or more co-owners do not pay their portions, Maritech and any other nondefaulting co-owners may be liable for the defaulted amount. If any required payment is not made by a previous owner or a co-owner and any security is not sufficient to cover the required payment, we could suffer material losses.

 

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We may have continuing exposure on abandonment and decommissioning obligations associated with oil and gas properties sold by Maritech.

 

During 2011, in connection with the sale of a significant majority of Maritech’s oil and gas producing properties, the buyers of the properties assumed associated decommissioning lia bilities having a value at the time of sale of approximately $122.0 million pursuant to the purchase and sale agreements. For oil and gas properties for which Maritech was previously the operator, the buyer of the properties has now generally become the successor operator, and has assumed the financial responsibilities associated with the properties’ operations. However, to the extent that purchasers of these oil and gas properties fail to perform the abandonment and decommissioning work required, and there is insufficient bonding and we have insufficient other security, the previous owners and operators of the properties, including Maritech, may be required to assume responsibility for the abandonment and decommissioning obligation. To the extent Maritech is required to assume or perform a significant portion of the abandonment and decommissioning obligations associated with these sold oil and gas properties, our financial condition and results of operations may be negatively affected.

 

Our operating results and cash flows for certain of our subsi diaries are subject to foreign currency risk.

 

The operations of certain of our subsidiaries are exposed to fluctuations between the U.S. dollar and certain foreign currencies, particularly the euro, the British pound, and the Mexican peso. Our plans to grow our international operations could cause this exposure from fluctuating currencies to increase. Historically, exchange rates of foreign currencies have fluctuated significantly compared to the U.S. dollar, and this exchange rate volatility is expected to continue. Significant fluctuations in foreign currencies against the U.S. dollar could adversely affect our balance sheet and results of operations.

 

We are exposed to interest rate risk with regard to our indebtedness.

 

As of December 31, 2012, we have $51.2 million outstanding under our revolving credit facility. Our revolving credit facility consists of floating rate loans that bear interest at an agreed upon percentage rate spread above LIBOR. Accordingly, our cash flows and results of operations could be subject to interest rate risk exposure associated with the level of the variable rate debt balance outstanding. We currently are not a party to an interest rate swap contract or other derivative instrument designed to hedge our exposure to interest rate fluctuation risk.

 

The terms governing our revolving credit facility were agreed to in October 2010, and it is scheduled to mature in 2015. The terms governing our Senior Notes were agreed to in April 2006, April 2008, and October 2010. These Senior Notes all bear interest at fixed interest rates and are scheduled to mature at various dates between April 2013 and December 2020. There can be no assurance that the financial market conditions or borrowing terms at the times these existing debt agreements are renegotiated will be as favorable.

 

Compressco Partners may not generate sufficient cash from operations to make cash distributions to its common and subordinated unitholders .

 

Compressco Partners may not generate sufficient cash from operations to enable it to make cash distributions to holders of common units at the minimum quarterly distribution rate under its cash distribution policy. To the extent Compressco Partners has insufficient available cash to distribute, the distribution shortfall will first be attributed to the subordinated units we hold, resulting in a reduction in our financing cash flows from distributions from Compressco Partners. Any shortfall in quarterly distributions attributed to the subordinated units will not be carried forward in arrears or recovered in future distributions.

 

Legal, Regulatory, and Political Risks

 

Our operations are subject to extensive and evolving U.S. and foreign federal, state and local laws and regulatory requirements that increase our operating costs and expose us to potential fines, penalties, and litigation.

 

Laws and regulations strictly govern our operations relating to: corporate governance, employees, taxation, fees, filing requirements, permitting requirements, environmental affairs, health and safety, waste management, and the manufacture, storage, handling, transportation, use, and sale of chemical products. Certain international jurisdictions impose additional restrictions on our activities, such as currency restrictions, importation and exportation restrictions, and restrictions on labor practices. Our operation and decommissioning of offshore properties are also subject to and affected by various government regulations, including numerous federal and state environmental protection laws and regulations. These laws and regulations are becoming increasingly

 

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complex and stringent, and compliance is becoming increasingly expensive. Governmental authorities have the power to enforce compliance with these regulations, and violators are subject to civil and criminal penalties, including civil fines, injunctions, or both. Third parties may also have the right to pursue legal actions to enforce compliance. It is possible that increasingly strict environmental laws, regulations, and enforcement policies could result in substantial costs and liabilities to us and could subject our handling, manufacture, use, reuse, or disposal of substances or pollutants to increased scrutiny.

 

The EPA is performing a study of the environmental impact of hydraulic fracturing, a process used by the U.S. oil and gas industry in the development of certain oil and gas reservoirs. Specifically, the EPA is reviewing the impact of hydraulic fracturing on drinking water resources. Certain environmental and other groups have suggested that additional federal, state and local laws and regulations may be needed to more closely regulate the hydraulic fracturing process. Several states have adopted regulations that require operators to disclose the chemical constituents in hydraulic fracturing fluids. In addition, in December 2012, the EPA announced an update of the progress made pursuant to a study of the effects of hydraulic fracturing on the environment and reported that the full results of the study would be provided in 2014. We cannot predict whether any federal, state or local laws or regulations will be enacted regarding hydraulic fracturing, and, if so, what actions any such laws or regulations would require or prohibit. If additional levels of regulation or permitting requirements were imposed on oil and gas operators through the adoption of new laws and regulations, the domestic demand for certain of our products and services could be decreased or subject to delays , particularly for our Production Testing, Compressco , and Fluids segments.

 

A large portion of Maritech’s remaining well abandonment and decommissioning operations are conducted on offshore federal leases and are governed by increasing U.S. gover nment regulations. During 2010, the BOEMRE issued formal Notice to Lessees (NTLs) and other safety regulations implementing additional safety and certification requirements applicable to drilling activities in the Gulf of Mexico. Government regulations also establish construction requirements for production facilities located on federal offshore leases and govern the plugging and abandonment of wells and the removal of production facilities from these leases. Operators must  abide by Idle Iron Guidance regulations that require that permanent plugs be set in nearly 3,500 nonproducing wells and that 650 oil and gas production platforms be dismantled if they are no longer being used. In October 2011, the BOEMRE’s responsibilities were divided between the BO EM and the BSEE, which oversee s the provisions of the Idle Iron Guidance . Under limited circumstances, the BSEE could require Maritech to suspend or terminate its operations on a federal lease. The BOEM also establishes the basis for royalty payments due under federal oil and natural gas leases through regulations issued under applicable statutory authority.

 

We have significant operations that are either ongoing or scheduled to commence in the U.S. Gulf of Mexico. At this time, we cannot predict the full impact that other regulatory actions that may be mandated by the f ederal government may have on our operations or the operations of our customers. Other governmental or regulatory actions could further reduce our revenues and increase our operating costs, including the cost to insure offshore operations, resulting in reduced cash flows and profitability.

 

Our onshore and offshore operations expose us to risks such as the potential for harmful substances escaping into the environment and causing damages or injuries, which could be substantial. Although we maintain general liability and pollution liability insurance, these policies are subject to exceptions and coverage limits. We maintain limited environmental liability insurance covering named locations and environmental risks associated with contract services for oil and gas operations . We could be materially and adversely affected by an enforcement proceeding or a claim that is not covered or is only partially covered by insurance.

 

Because our business depends on the level of activity in the oil and natural gas industry, existing or future laws, regulations, treaties, or international agreements that impose additional restrictions on the industry affect our business. Regulators are becoming more focused on air emissions from oil and gas operations, including volatile organic compounds, hazardous air pollutants, and greenhouse gases. In particular, the focus on greenhouse gases and climate change, including incentives to conserve energy or use alternative energy sources, could have a negative impact on our business if such laws, regulations, treaties , or international agreements reduce the worldwide demand for oil and natural gas or otherwise result in reduced economic activity generally. In addition, such laws, regulations, treaties, or international agreements could result in increased compliance costs, capital spending requirements, or additional operating restrictions, which may have a negative impact on our business. In addition to potential impacts on our business directly or in directly resulting from climate change legislation or regulations, our business also could be negatively affected by climate change - related physical changes or changes in weather patterns.

 

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In addition to increasing our risk of environmental liability, the rigorous enforcement of environmental laws and regulations has accelerated the growth of some of the markets we serve. Decreased regulation and enforcement in the future could materially and adversely affect the demand for the types of services offered by certain of our Offshore Services operations and, therefore, materially and adversely affect our business.

 

Our expansion into foreign countries exposes us to complex regulations and may present us with new obstacles to growth.

 

We plan to continue to grow both in the United States and in foreign countries. We have established operat ions in, among other countries, Argentina, Brazil, Canada, Finland, Ghana, India, Mexico, Norway, Sweden, and the United Kingdom, and have operating joint ventures in Libya and Saudi Arabia . A portion of our planned future growth includes expansion into additional countries. Foreign operations carry special risks. Our business in the countries in which we currently operate and those in which we may operate in the future could be limited or disrupted by:

         restrictions on repatriating foreign profits back to the United States;

         the impact of anti-corruption laws and the risk that actions taken by us or others on our behalf may adversely affect our operations and competitive positio n in the affected countries;

         government controls and government actions, such as expropriation of assets and changes in legal and regulatory environments;

         import and export license requirements;

         political, social, or economic instability;

         trade restrictions;

         changes in tariffs and taxes; and

         the limited knowledge of these markets or the inability to protect our interests.

 

We and our affiliates operate in countries where governmental corruption has been known to exist. While we and our subsidiaries are committed to conducting business in a legal and ethical manner, there is a risk of violating either the U.S. Foreign Corrupt Practices Act (FCPA) or laws or legislation promulgated pursuant to the 1997 OECD Convention on Combating Bribery of Foreign Public Officials in International Business Transactions or other applicable anti-corruption regulations that generally prohibit the making of improper payments to foreign officials for the purpose of obtaining or keeping business. Violation of these laws could result in monetary penalties against us or our subsidiaries and could damage our reputation and, therefore, our ability to do business.

 

Foreign governments and agencies often establish permit and regulatory standards different from those in the U.S. If we cannot obtain foreign regulatory approvals, or if we cannot obtain them when we expect, our growth and profitability from international operations could be negatively affected.

 

Climate change legislation or regulations restricting emissions of “greenhouse gases” could result in increased operating costs and reduced demand for the oil and natural gas our customers produce while the physical effects of climate change could disrupt production and cause us to incur costs in preparing for or responding to those effects.

 

On December 15, 2009, the EPA published its final findings that emissions of carbon dioxide, methane , and other “greenhouse gases” (GHGs ) present an endangerment to public health and the environment , because emissions of such gases are, according to the EPA, contributing to warming of the earth’s atmosph ere and other climatic changes. These findings allow the EPA to adopt and implement regulations that would restrict emissions of GHGs under existing provisions of the federal Clean Air Act ( CAA ) . Based on these findings, the EPA has begun adopting and implementing regulations to restrict emissions of GHGs under e xisting provisions of the CAA. The EPA rules regula te GHG emissions under the CAA and require a reduction in emissions of GHGs from motor vehicles and from ce rtain large stationary sources as well as requiring so-called “green” completions at hydraulically fractured natural gas wells beginning in 2015. The EPA also requires the annual reporting of GHG emissions from specified large GHG emission sources in the United States, including petroleum refineries , as well as from certain oi l and gas production facilities.

 

The adoption and implementation of any regulations imposing reporting obligations on, or limiting emissions of GHGs from, our facilities and operations could require us to incur costs to reduce emissions of GHGs associated with our operations. Further, Congress has considered and almost one-half of the states have adopted

 

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legislation that seeks to control or reduce emissions of GHGs from a wide range of sources . Any such legislation could adversely affect demand for the oil and natural gas our customers produce and, in turn, demand for our products and services. Finally, it should be noted that some scientists have concluded that increasing concentrations of GHGs in the Earth’s atmosphere may produce climate changes that have significant physical effects, such as increased frequency and severity of storms, floods , and other climatic events; if any such effects were to occur, they could have an adverse effect on our operations and cause us to incur costs in preparing for or responding to those effects.

 

Our proprietary rights may be violated or compromised, which could damage our operations.

 

We own numerous patents, patent applications, and unpatented trade secret technologies in the U.S. and certain foreign countries. There can be no assurance that the steps we have taken to protect our proprietary rights will be adequate to deter misappropriation of these rights. In addition, independent third parties may develop competitive or superior technologies.

   

Item 1B. Unresolved Staff Comments.

 

None.

 

Item 2. Properties.

 

Our properties consist primarily of our corporate headquarters facility, chemical plants, processing plants, distribution facilities, barge rigs, heavy lift and dive support vessels, well abandonment and decommissioning equipment, oil and gas properties, rig cooling equipment, and flow back production testing equipment . In addition, through our majority owned subsidiary, Compressco Partners, our properties include compression equipment. All obligations under the bank revolving credit facility for Compressco Partners are secured by a first lien security interest in substantially all of Compressco Partners’ assets, including its compressor fleet, but excluding its real property. The following information describes facilities that we leased or owned as of December   31,   2012 . We believe our facilities are adequate for our present needs.

 

Facilities

 

Fluids Division

 

Fluids Division facilities include seven active chemical production plants located in the states of Arkansas, California, Louisiana, and West Virginia, and the country of Finland, having a total production capacity of more than 1.5 million equivalent liquid tons per year. The two California locations con sist of 29 square miles of mineral acreage , solar evaporation ponds , and related production and storage facilities. In addition, the Fluids Division also owns and leases brine mineral reserves in Arkansas.

 

As an inducement to locate our calcium chloride production plant in Union County, Arkansas, we received certain ad valorem property tax incentives. Our facility is located just outside the city of El Dorado, Arkansas, on property that is leased from Union County, Arkansas. We have the option of purchasing the property at any time during the term of the lease for a nominal price. The term of the lease expires in 2035, at which time we also have the option to purchase the property at a nominal price. Under the terms of the lease, we are responsible for all costs incurred related to the facility .

 

In addition to the production facilities described above, the Fluids Division owns or leases twenty-seven s ervice center facilities, sixteen in the United States and eleven internationally. The Fluids Division also leases eight offices and twenty-eight terminal locations, fourteen throughout the United States and fourteen internationally.

 

We also lease approximately 33,000 gross acres of bromine-containing brine reserves in Magnolia, Arkansas. We hold these assets for possible future development and to provide a security of supply for our bromine and other raw materials.

 

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Production Enhancement Division

 

The Production Testing segment conducts its operations through thirteen production testing service centers (twelve of which are leased) in the U.S., located in Colorado, Louisiana, North Dakota, Oklahoma, Pennsylvania , Texas, West Virginia, and Wyoming. In addition, the Production Testing segment has leased facil ities in Brazil, Mexico, Libya, United Arab Emirates, Ghana, Angola, Saudi Arabia, Iraq, Argentina, Australia, Canada, United Kingdom, and Colombia. The Compressco segment’s facilities include an owned fabrication facility and a leased headquarters facility in Oklahoma, a leased fabrication facility in Alberta, Canada, a leased service and sales facility in New Mexico, leased service facilities in Argentina, California, and Mexico, and sales offices in California, Canada, Colorado, Louisiana , New Mexico , Oklahoma, Pennsylvania, and Texas .

 

Offshore Division

 

The Offshore Division condu cts its operations through six offices and service facility locations (five of which are leased) located in Texas and Louisiana. In addition, the Offshore Services segment owns the following fleet of vessels that it uses in performing its well abandonment, decommissioning, construction, and contract diving operations:

 

TETRA Hedron

Derrick barge with 1,600-ton fully revolving crane

TETRA Arapaho

Derrick barge with 800-ton capacity crane

TETRA DB-1

Derrick barge with 615-ton capacity crane

Epic Explorer

210-foot dive support vessel with saturation diving system

Epic Seahorse

210-foot dive support vessel

 

In addition, the Adams Challenge is under chartered lease arrangement by th e Offshore Division through October 2013, with an option to extend for an additional 12 months. The Adams Challenge is a 280-foot dynamically positioned dive support vessel with a 1,000-foot saturation diving system. One of our vessels, the TETRA DB-1, has recently been idled due to decreased demand in the shallower waters of the Outer Continental Shelf in the Gulf of Mexico in which it has historically operated. The Offshore Services segment is pursuing the sale of this vessel.

 

See below for a discussion of the Offshore Division’s oil and gas property assets.

 

Corporate

 

Our headquarters are located in The Woodlands, Texas, in a 153,000 square foot office building, which is located on 2.635 acres of land. In December 2012, we entered into a sale leaseback transaction whereby we sold the headquarters building and land for a sale price of $43.8 million before transaction costs and other deductions, and leased back the facility for an initial lease term of 15 years. In addition, we own a 28 ,000 square foot technical facility to service our Fluids Division operations.

 

Oil and Gas Properties

 

The following tables show, for the periods indicated, operating information related to our Maritech subsidiary’s oil and gas interests, all of which are located in the U.S. Gulf of Mexico. Maritech’s oil and gas operations are a separate segment included within our Offshore Division.

 

See also “Note R – Supplemental Oil and Gas Disclosures” in the Notes to Consolidated Financial Statements for additional information.

 

Oil and Gas Reserves

 

Following the 2011 and 2012 sale s of substantially all of Maritech’s proved oil and gas reserves , Maritech’s remaining oil and gas reserves as of December 31, 2012, are negligible and not material to our business operations or financial position.

 

24

 

Production Information

 

The table below sets forth information related to production, average sales price, and average production cost per unit of oil and gas produced during 2012, 2011, and 2010 :

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

Production:

 

 

 

 

 

 

 

 

 

 

 

Natural gas (Mcf)

 

310,894  

 

 

 

3,321,651  

 

 

 

7,065,258  

 

NGL (Bbls)

 

38,681  

 

 

 

88,070  

 

 

 

132,191  

 

Oil (Bbls)

 

23,040  

 

 

 

611,748  

 

 

 

1,360,126  

 

 

 

 

 

 

 

 

 

 

 

 

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

Natural Gas

$

1,609,000  

 

 

$

14,596,000  

 

 

$

60,416,000  

 

NGL

 

1,907,000  

 

 

 

4,744,000  

 

 

 

6,003,000  

 

Oil

 

2,641,000  

 

 

 

62,601,000  

 

 

 

131,422,000  

 

Total

$

6,157,000  

 

 

$

81,941,000  

 

 

$

197,841,000  

 

 

 

 

 

 

 

 

 

 

 

 

 

Average realized unit prices and production costs:

 

 

 

 

 

 

 

 

 

 

 

Natural gas (per Mcf)

$

5.18  

 

 

$

4.39  

 

 

$

8.55  

 

NGL (per Bbl)

$

49.30  

 

 

$

53.87  

 

 

$

45.41  

 

Oil (per Bbl)

$

114.63  

 

 

$

102.34  

 

 

$

96.62  

 

 

 

 

 

 

 

 

 

 

 

 

 

Production cost per equivalent barrel

$

33.02  

 

 

$

26.72  

 

 

$

26.62  

 

Depletion cost per equivalent barrel

$

 

 

 

$

22.05  

 

 

$

27.60  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Realized unit prices during 2010 and 2011 include the impact of hedge commodity swap contracts. In April 2011, in connection with the anticipated plans to sell Maritech’s remaining oil and gas properties, we liquidated the derivative swap financial instruments that were designated as hedges of Maritech’s future oil production. Equivalent barrel (BOE) information is calculated assuming six Mcf of gas is equivalent to one barrel of oil. Insurance recoveries during 2010 totaled approximately $2.5 million and are excluded from production cost per equivalent barrel for the year. Depletion cost per equivalent barrel excludes the impact of dry hole costs and property impairments.

 

Acreage and Productive Wells

 

At December 31, 2012 , our Maritech subsidiary owned interests in the following oil and gas wells and acreage:

 

 

Productive Gross

 

Productive Net

 

Developed

 

Undeveloped

 

 

Wells

 

Wells

 

Acreage

 

Acreage

 

State/Area

Oil

 

Gas

 

Oil

 

Gas

 

Gross

 

Net

 

Gross

 

Net

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Louisiana Onshore

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Louisiana Offshore

 

 

4  

 

 

 

1.3  

 

 

 

 

 

1,187  

 

594  

 

Texas Onshore

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Texas Offshore

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Federal Offshore

 

 

 

 

 

 

 

 

26,875  

 

12,463  

 

31,809  

 

15,116  

 

Total

 

 

4  

 

 

 

1.3  

 

26,875  

 

12,463  

 

32,996  

 

15,710  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The majority of Maritech’s oil and gas properties are held by production. Leases covering undeveloped acreage other than acreage held by production have ex piration terms ranging from 2013 through 2015. The following table sets forth the expiration amounts of our gross and net undeveloped acreage as of December 31, 2012 :

 

25

 

 

 

 

 

 

 

 

 

 

 

 

Held by

 

2013

 

2014

 

2015

 

2016

 

2017

 

Production

State/Area

Gross

Net

 

Gross

Net

 

Gross

Net

 

Gross

Net

 

Gross

Net

 

Gross

Net

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Louisiana Onshore

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Louisiana Offshore

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,187  

594  

Texas Offshore

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Federal Offshore

 

 

 

 

 

 

1,250  

1,250  

 

 

 

 

 

 

 

57,434  

26,329  

Total

 

 

 

 

 

 

1,250  

1,250  

 

 

 

 

 

 

 

58,621  

26,923  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maritech has no significant delivery commitments with regard to its future oil and gas production.

 

Drilling Activity

 

During 2012, Maritech did not participate in drilling activity. During 2011 , Maritech p articipated in the drilling of 4 gross development wells (0.8 net wells) , all of which were productive. During 20 10 , Maritech p articipated in the drilling of 6 gross development wells (4.32 net wells) and two gross exploratory wells (1.5 net wells), 7 of which were pro ductive. As of December 31, 2012 , there were no wells in the process of being drilled.

 

Significant Oil and Gas Properties

 

As of December 31, 2012, Maritech has sold all of its most significant oil and gas producing properties and is in the process of selling all of its remaining oil and gas producing properties. These remaining oil and gas properties are classified as Oil and Gas Properties Held for Sale in our accompanying consolidated balance sheet as of December 31, 2012. Prior to their sale, Maritech’s most significant oil and gas properties were its interests in the Timbalier Bay Area, the Main Pass Area, and the East Cameron 328 field. Production information for each of these most significant properties during the thr ee years ended December 31, 2012 , is as follows:

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

Oil

NGL

Natural Gas

 

Oil

NGL

Natural Gas

 

Oil

NGL

Natural Gas

 

(MBbls)

(MBbls)

(MMcf)

 

(MBbls)

(MBbls)

(MMcf)

 

(MBbls)

(MBbls)

(MMcf)

Timbalier Bay Area

 

 

 

 

379  

31  

1,549  

 

555  

25  

912  

Main Pass Area

 

 

 

 

53  

22  

862  

 

87  

35  

2,362  

East Cameron 328

 

 

 

 

61  

 

32  

 

213  

 

132  

 

 

 

 

 

 

 

 

 

 

 

 

 

Average realized unit prices and production costs for each of these fields were approximately equal to Maritech’s overall unit prices and costs, as all of Maritech’s production is located in the Gulf of Mexico region.

 

Item 3 . Legal Proceedings.

 

We are named defendants in several lawsuits and respondents in certain governmental proceedings arising in the ordinary course of business. While the outcome of lawsuits or other proceedings against us cannot be predicted with certainty, management does not consider it reasonably possible that a loss resulting from such lawsuits or other proceedings in excess of any amounts accrued has been incurred that is expected to have a material adverse effect on our financial condition, results of operations, or liquidity.

 

Environmental Proceedings

 

One of our subsidiaries, TETRA Micronutrients, Inc. (TMI), previously owned and operated a production facility located in Fairbury, Nebraska. TMI is subject to an Administrative Order on Consent issued to American Microtrace, Inc. (n/k/a/ TETRA Micronutrients, Inc.) in the proceeding styled In the Matter of American Microtrace Corporation , EPA I.D. No. NED00610550, Respondent, Docket No. VII-98-H-0016, dated September 25, 1998 (the Consent Order), with regard to the Fairbury facility. TMI is liable for future remediation costs and ongoing environmental monitoring at the Fairbury facility under the Consent Order; however, the current owner of the Fairbury facility is responsible for costs associated with the closure of that facility.

 

Item 4. Mine Safety Disclosures.

 

None.

 

26

 

PART II

 

Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters, and Issuer Repurchases of Equity Securities.

 

Price Range of Common Stock

 

Our common stock is traded on the New York Stock Exchange under the symbol “TTI.” As of March 1, 2013 , there were approximately 9,205 holders of record of the common stock. The following table sets forth the high and low sale prices of the common stock for each calendar quarter in the two years ended December 31, 201 2 , as reported by the New York Stock Exchange.

 

 

High

 

Low

2012

 

 

 

 

 

 

 

First Quarter

$

10.66  

 

 

$

8.69  

 

Second Quarter

 

9.80  

 

 

 

6.09  

 

Third Quarter

 

7.57  

 

 

 

6.00  

 

Fourth Quarter

 

7.75  

 

 

 

5.35  

 

 

 

 

 

 

 

 

 

2011

 

 

 

 

 

 

 

First Quarter

$

15.57  

 

 

$

10.41  

 

Second Quarter

 

16.00  

 

 

 

11.63  

 

Third Quarter

 

13.45  

 

 

 

7.71  

 

Fourth Quarter

 

10.53  

 

 

 

6.77  

 

 

Market Price of Common Stock

 

The following graph compares the five-year cumulative total returns of our common stock, the Standard & Poor’s 500 Composite Stock Price Index (S&P 500) , and the Philadelphia Oil Service Sector Index (PHLX Oil Service Sector), assuming $100 invested in each stock or index on December 31, 2007 , all dividends reinvested, and a fiscal year ending December 31. This information shall be deemed furnished, and not filed, in this Form 10-K and shall not be deemed incorporated by reference into any filing under the Securities Act of 1933 or the Securities Exchange Act of 1934 as a result of this furnishing, except to the extent we specifically incorporate it by reference.

 

 

27


Dividend Policy

 

We have never paid cash dividends on our common stock. We currently intend to retain earnings to finance the growth and development of our business. Any payment of cash dividends in the future will depend upon our financial condition, capital requirements, and earnings, as well as other factors the Board of Directors may deem relevant. We declared a dividend of one Preferred Stock Purchase Right per share of common stock to holders of record at the close of business on November 6, 1998. See “Note T – Stockholders’ Rights Plan” in the Notes to Consolidated Financial Statements attached hereto for a description of such Rights. See “Management’s Discussion and Analysis of Financial Condition and Results of Operation – Liquidity and Capital Resources” for a discussion of potential restrictions on our ability to pay dividends.

 

Purchases of Equity Securities by the Issuer and Affiliated Purchasers

 

In January 2004, our Board of Directors authorized the repurchase of up to $20 million of our common stock. Purchases may be made from time to time in open market transactions at prevailing market prices. The repurchase program may continue until the authorized limit is reached, at which time the Board of Directors may review the option of increasing the authorized limit. During 2004 through 2005, we repurchased 340,950 shares of our common stock pursuant to the repurchase program at a cost of approximately $5.7 million. There were no repurchases made during 2006 through 2012 pursuant to the repurchase program. Shares repurchased during the fourth quarter of 2012 other than pursuant to our repurchase program are as follows:

 

 

 

 

 

 

 

 

 

 

 

 

Maximum Number (or

 

 

 

 

 

 

Average

 

 

Total Number of Shares

 

 

Approximate Dollar Value) of

 

 

 

Total Number

 

 

Price

 

 

Purchased as Part of

 

 

Shares that May Yet be

 

 

 

of Shares

 

 

Paid per

 

 

Publicly Announced

 

 

Purchased Under the Publicly

 

Period

 

Purchased

 

 

Share

 

 

Plans or Programs (1)

 

 

Announced Plans or Programs (1)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Oct 1 – Oct 31, 2012

 

448  

(2)

 

$

5.71  

 

 

 

 

$

14,327,000

 

Nov 1 – Nov 30, 2012

 

6,323  

(2)

 

 

6.70  

 

 

 

 

 

14,327,000

 

Dec 1 – Dec 31, 2012

 

3,219  

(2)

 

 

7.29  

 

 

 

 

 

14,327,000

 

Total

 

9,990  

 

 

 

 

 

 

 

 

$

14,327,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


(1)

In January 2004, our Board of Directors authorized the repurchase of up to $20 million of our common stock. Purchases will be made from time to time in open market transactions at prevailing market prices. The repurchase program may continue until the authorized limit is reached, at which time the Board of Directors may review the option of increasing the authorized limit.

(2)

Shares we received in connection with the exercise of certain employee stock options or the vesting of certain employee restricted stock. These shares were not acquired pursuant to the stock repurchase program.

 

Item 6. Selected Financial Data.

 

The following tables set forth our selected consolidated financial data for the years ended December 31, 2012 , 2011 , 2010 , 2009 , and 2008 . The selected consolidated financial data does not purport to be complete and should be read in conjunction with, and is qualified by, the more detailed information, including the Consolidated Financial Statements and related Notes and “Management’s Discussion and Analysis of Financial Condition and Results of Operation” appearing elsewhere in this report. Please read “Item 1A. Risk Factors” beginning on page 12 for a discussion of the material uncertainties which might cause the selected consolidated financial data not to be indicative of our future financial condition or results of operations . During 2008, Maritech acquired certain oil and gas properties. During 2012, our Production Testing segment acquired OPTIMA, ERS, and Greywolf. During 2008, we recorded significant impairments of oil and gas properties, goodwill, and other long-lived assets. During 2010, we recorded significant impairments of our oil and gas properties, a dive support vessel, and a calcium chloride manufacturing plant, as well as significant charges to earnings associated with adjustments to Maritech’s decommissioning liabilities.  During 2011, Maritech sold approximately 95% of the oil and gas proved reserves it held as of December 31, 2010. These acquisitions, dispositions, and impairments significantly impact the comparison of our financial statements for 2012 to earlier years.

 

28

 

 

Year Ended December 31,

 

 

2012

 

2011

 

2010

 

2009

 

2008

 

 

(In Thousands, Except Per Share Amounts)

 

Income Statement Data

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revenues

$

880,831  

 

 

$

845,275  

 

 

$

872,678  

 

 

$

878,877  

 

 

$

1,009,065  

 

 

Gross profit

 

168,869  

 

 

 

90,510  

 

 

 

43,707  

 

 

 

213,097  

 

 

 

152,001  

 

 

General and administrative expense

 

133,138  

 

 

 

113,273  

 

 

 

100,132  

 

 

 

100,832  

 

 

 

104,949  

 

 

Interest expense

 

17,378  

 

 

 

17,195  

 

 

 

17,528  

 

 

 

13,207  

 

 

 

17,557  

 

 

Interest income

 

(298)

 

 

 

(756)

 

 

 

(224)

 

 

 

(417)

 

 

 

(779)

 

 

Other (income) expense, net

 

(9,532)

 

 

 

(45,435)

 

 

 

64  

 

 

 

(5,895)

 

 

 

(12,884)

 

 

Income (loss) before discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations

 

18,754  

 

 

 

5,482  

 

 

 

(43,325)

 

 

 

68,807  

 

 

 

(9,655)

 

 

Net income (loss)

 

18,757  

 

 

 

5,418  

 

 

 

(43,718)

 

 

 

68,804  

 

 

 

(12,136)

 

 

Net income (loss) attributable to

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TETRA stockholders

$

15,960  

 

 

$

4,147  

 

 

$

(43,718)

 

 

$

68,804  

 

 

$

(12,136)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Income (loss) per share, before

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

discontinued operations attributable

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

to TETRA stockholders

$

0.21  

 

 

$

0.05  

 

 

$

(0.57)

 

 

$

0.92  

 

 

$

(0.13)

 

 

Average shares

 

77,293  

 

 

 

76,616  

 

 

 

75,539  

 

 

 

75,045  

 

 

 

74,519  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Income (loss) per diluted share,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

before discontinued operations

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

attributable to TETRA stockholders

$

0.20  

 

 

$

0.05  

 

 

$

(0.57)

 

 

$

0.91  

 

 

$

(0.13)

 

 

Average diluted shares

 

77,963  

 

(1)

 

77,991  

 

(2)

 

75,539  

 

(3)

 

75,722  

 

(4)

 

74,519  

 

(3)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


(1)

F or the year ended December 31, 2012 , the calculation of average diluted shares outstanding excludes the impact of 2,832,192 average outstanding stock options that would have been antidilutive.

(2 )

F or the year ended December 31, 2011 , the calculation of average diluted shares outstanding excludes the impact of 2,831,118 average outstanding stock options that would have been antidilutive.

(3 )

For the years ended December 31, 2008 and 2010, the calculation of average diluted shares outstanding excludes the impact of all of our outstanding stock options, since all were antidilutive due to the net loss for the periods.

(4 )

For the year ended December 31, 2009, the calculation of average diluted shares outstanding excludes the impact of 3,185,388 average outstanding stock options that would have been antidilutive.

 

 

December 31,

 

2012

 

2011

 

2010

 

2009

 

2008

 

(In Thousands)

Balance Sheet Data

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Working capital

$

178,294  

 

 

$

296,136  

 

 

$

198,106  

 

 

$

148,343  

 

 

$

222,832  

 

Total assets

 

1,261,818  

 

 

 

1,203,310  

 

 

 

1,299,628  

 

 

 

1,347,599  

 

 

 

1,412,624  

 

Long-term debt

 

331,268  

 

 

 

305,000  

 

 

 

305,035  

 

 

 

310,132  

 

 

 

406,840  

 

Decommissioning and other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

long-term liabilities

 

80,427  

 

 

 

96,857  

 

 

 

261,438  

 

 

 

218,498  

 

 

 

277,482  

 

Equity

 

593,308  

 

 

 

569,088  

 

 

 

516,323  

 

 

 

576,494  

 

 

 

515,821  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operation.

 

The following discussion is intended to analyze major elements of our consolidated financial statements and provide insight into important areas of management’s focus. This section should be read in conjunction with the Consolidated Financial Statements and the accompanying Notes included elsewhere in this Annual Report.

 

Statements in the following discussion may include forward-looking statements. These forward-looking statements involve risks and uncertainties. See “Item 1A. Risk Factors,” for additional discussion of these factors and risks.

 

29

 

Business Overview 

 

During 2012, we continued to pursue our strategy for growth in a market environment characterized by high oil prices, comparatively low domestic natural gas prices, recovering Gulf of Mexico activity levels, an emergence of attractive international contracts, and continuing overall economic uncertainty. In response to each of these market factors, we initiated or continued strategic efforts to capitalize on specific growth opportunities. The most significant of these market developments continues to be the strength of domestic onshore shale reservoir activity. While the growth levels of certain shale reservoir fields have crested, activity levels in the Eagle Ford, Bakken, Niobrara, and Permian Basin fields have remained robust. As part of our efforts to strategically expand the markets served by our Production Testing segment during 2012, we acquired the assets and operations of Eastern Reservoir Services (ERS), and Greywolf Production Systems, Inc. and GPS Ltd. (together Greywolf). These acquisitions contributed significant growth for our Production Testing segment and allow the segment to capture a greater share of the domestic and Canadian markets . Also, in response to continuing strong shale reservoir activity, our Fluids Division has organically expanded its domestic onshore operations to serve the demand for its frac water management services. The strength of domestic and Canadian crude oil and liquids prices has also led our Compressco segment to continue its focus on expanding its capacity to provide unconventional compression applications as a compliment to its significant dry gas production enhancement services. In the U.S. Gulf of Mexico, government restrictions and delays in obtaining regulatory permits have eased somewhat and have resulted in a return to pre-Macondo activity levels. Our Fluids Division has capitalized on this growth, resulting in significant increases in its deepwater offshore clear brine fluids (CBF) sales activity. However, the U.S. Gulf of Mexico well abandonment and decommissioning market remains challenging for our Offshore Services segment, and we have implemented cost reduction and asset rationalization efforts to improve the focus and efficiency of this segment. Outside of the United States, we are exploiting unique opportunities for many of our businesses. Our Compressco segment continues to grow its Latin America operations, while also continuing to pursue other international opportunities. Our Production Testing segment expanded its scope of services and international presence with the acquisition of Optima Solutions Holding Limited (OPTIMA), an Aberdeen, Scotland-based provider of offshore rig cooling services and associated products that suppress heat generated by high-rate flaring of hydrocarbons during well test operations. Our Production Testing and Fluids segments have each also expanded their Eastern Hemisphere operations through new service contracts and additional activity under existing service contracts, particularly in the Middle East.

 

Our consolidated revenues and gross profit for the year ended December 31, 2012, reflect the growth of our Production Testing, Compressco, and Fluids segments, each of which achieved record revenue levels during 2012. In particular, the results of our Production Testing segment for 2012 include the impact of its acquisitions of OPTIMA, ERS, and Greywolf. During 2012, these acquisitions contributed aggregate revenues of $62.2 million and income before taxes, net of $2.8 million of transaction costs, of $6.2 million. Our Compressco segment also reflected growth in revenues and profitability during 2012 compared to 2011, primarily as a result of the increased Latin America activity, but also due to the growth of its domestic unconventional application services. Our Fluids Division also reported increased revenues and profitability compared to 2011, primarily due to the increased CBF product sales from increased activity in the Gulf of Mexico and from increased services revenues and profits from its growing domestic frac water management operation. These increases in Fluids Division CBF and services revenues more than offset the decreased revenues from its manufactured products operation. Partially offsetting the growth in these segments, our Offshore Services segment reported decreased revenues during 2012 compared to 2011 due to a number of factors, including weather disruptions, customer project delays, and pricing pressures. Following the sales of its oil and gas producing properties, our Maritech segment now generates minimal revenues. Increased consolidated gross profit was partially offset by increased consolidated general and administrative expense, primarily due to the above mentioned acquisitions.

 

Despite spending an aggregate of approximately $163.3 million on acquisitions and an additional $107.5 million on capital expenditures during 2012, our balance sheet remains strong. The majority of the funding for this growth was provided from available cash, and of the $88.4 million of cash that was borrowed during 2012, $28.6 million was repaid by year-end. Our asset review efforts contributed approximately $59.3 million in cash from the sale of certain assets, including the sale and leaseback of our corporate headquarters facility. Cash provided from operations during 2012 was approximately $17.7 million, as our focus on cash generation during the fourth quarter, including improved accounts receivable collections, helped offset the significant expenditures to extinguish Maritech’s remaining decommissioning liabilities during the year.   Despite the sale of the Maritech properties in 2011 and 2012, we continue to utilize a significant portion of our operating cash flows to extinguish Maritech’s remaining decommissioning liabilities. We expended approximately $ 94.4 million on decommissioning work performed during 2012, and a majority of the remaining decommissioning liability is anticipated to be extinguished during 2013. As of December 31, 2012, we had a consolidated cash balance of approximately $74.0 million,

 

30

 

although approximately $13.0 million of the balance is on Compressco Partners’ balance sheet to satisfy its operating requirements as well as to fund quarterly distributions pursuant to its partnership agreement. Subsequent to December 31, 2012, we repaid approximately $38.0 million of our outstanding balance under our revolving credit facility, and as of March 1, 2013, we had approximately $256.3 million available under the facility . As a result of our strong balance sheet, we remain focused on the growth priorities for our core service businesses, including the pursuit of additional acquisitions and funding the ongoing growth capital needs of our segments.

 

Future demand for our products and services depends primarily on activity in the oil and natural gas exploration and production industry, particularly including the level of expenditures for the exploration and production of oil and natural gas reserves and for the plugging and decommissioning of abandoned offshore oil and natural gas properties. The growth of certain of our businesses may become hampered by the current pricing levels of natural gas, particularly as compared to crude oil. However, we believe that there are growth opportunities for our products and services in the U.S. and foreign markets, supported primarily by:

         applications for many of our products and services in the continuing exploitation and development of shale reservoirs;

         increased regulatory requirements governing the abandonment and decommissioning work on aging offshore platforms and wells in the Gulf of Mexico;

         increases in technologically driven deepwater oil and gas well completions in the Gulf of Mexico; and

         increasing international oil and gas exploration and development activities.

 

Our Fluids Division generates revenues and cash flows by manufacturing and marketing clear brine completion fluids (CBFs), additives, and associated products and services to the oil and gas industry for use in well drilling, completion, and workover operations in the United States and in certain countries in Latin America, Europe, Asia, the Middle East, and Africa . The Fluids Division also provides a broad range of associated services, including : onsite fluids filtration, handling, and recycling; wellbore cleanup; f luid engineering consultation; and fluid management services; as well as domestic onshore frac water management services. In addition, the Fluids Division also markets liquid and dry calcium chloride products manufactured at its production facilities or purchased from third-party suppliers t o a variety of markets outside the energy industry . Fluids D ivision revenues increased $30.0 million during 2012 compared to 2011, primarily due to increased CBF product sales from increased activity in the Gulf of Mexico, as permitting activity has increased compared to the prior year. Although demand levels for the Fluids Division’s CBF products are driven primarily by completion activity rather than drilling activity, the increase in the Gulf of Mexico rig count during late 2012 to pre-Macondo levels reflects the increasing demand for offshore CBF products, which steadily increased during 2012. Demand may continue to be affected by future regulatory restrictions. We anticipate continued increa ses in industry spending in 2013 , particularly given the current levels of crude oil prices. Also, continu ing to capitalize on the industry trend toward developing unconventional onshore shale reservoirs, the Fluids Division has expanded its onshore frac water management operation, which also contributed to increased revenues and profitability during 2012 .

 

Our Production Enhancement Division consists of two operating segments: the Production Testing segment and the Compressco segment. The Production Testing segment generates revenues and cash flows by performing after- frac flow back , production well testing , offshore rig cooling, and other associated services . The primary markets served by the Production Testing segment include many of the major oil and gas producing regions in the United States, Mexico , and Canada, as well as in certain oil and gas basins in certain regions in South America, Africa, Europe, the Middle East, and Australia . The Division’s production testing operations are generally driven by the demand for natural gas and oil and the resulting drilling and completion activities in the markets where the Production Testing segment serves. The Production Testing segment’s revenues increased significantly by $68.2 million in 2012 compared to 2011 , primarily due to the acquisitions of OPTIMA, ERS, and Greywolf during 2012, and due to increased activity in unconventional shale reservoirs. The Production Testing segment anticipate s that revenues w ill continue to increase in 2013 compared to 2012, primarily as a result of the 2012 acquisitions .

 

Compressco generates revenues and ca sh flows by performing compression-based production enhancement services throughout many of the onshore oil and gas producing regions of the United States, as well as certain basins in Mexico and Canada, and certain countries in South America, Eastern Europe, and the Asia -Pacific region . The Compressco segment provides services that are used in both conventional wellhead compression applications and unconventional compression applications, and in certain circumstances, well monitoring and sand separation services. Compressco segment revenues increased $13.7 million in 2012 as compared to 2011, primarily due to increased service revenues resulting from increased demand , particularly in Latin America, partially offset by a decrease in sales of compressor units. While there are uncertainties in Latin America that could affect operations, including the renewal of certain customer contracts, as well as uncertainties

 

31

 

surrounding the domestic price of natural gas which drives demand for a portion of Compressco’s domestic services, we expect revenues from the segment will continue to increase.

 

Our Offshore Division consists of two operating segments: Offshore Services and Maritech. Offshore Services generates revenues and cash flows by performing (1) downhole and subsea oil and gas well plugging and abandonment services, (2) decommissioning and certain construction services utilizing heavy lift barges and various cutting technologies with regard to offshore oil and gas production platforms and pipelines, and (3) conventional and saturated air diving services. The services provided by the Offshore Services segment are marketed to offshore operators primarily in the U.S. Gulf Coast region. Gulf of Mexico platform decommissioning and well abandonment activity levels are driven primarily by BSEE regulations; the age of producing fields; production platforms and other structures; oil and natural gas commodity prices; sales activity of mature oil and gas producing properties; and overall oil and gas company activity levels. Offshore Services revenues decreased by $21.4 million during 2012 compared to 2011, due to a number of factors including decreased work performed for Maritech, decreased diving, abandonment, and cutting services activity, customer project delays, weather disruptions, pricing pressures, and the sales of certain operations during the past year. In addition, the profitability of our Offshore Services segment was affected by approximately $8.4 million of impairments, primarily related to the decision to sell one of its heavy lift derrick barges due to decreased demand in the shallow waters in which it has historically operated. However, the Offshore Services segment anticipates increased profitability going forward compared to 2012 as a result of cost reduction and asset rationalization initiatives which began during the latter part of 2012.

 

The sales of substantially all of Maritech ’s oil and gas producing properties during 2011 and 2012 have essentially removed us from the oil and gas exploration and production business. As part of this strategic decision, beginning in 2011, Maritech began selling oil and gas property packages to industry participants and other thir d parties. Maritech is continuing to seek the sale of its remaining oil and gas producing properties during 2013 . As a result of these sales of oil and gas properties, Maritech’s revenues during 2012 decreased by $76.6 million compared to 2011 and are expected to continue to be minimal going forward . Maritech ’s current operations primarily consist of the ongoing plugging, abandonment, and decommissioning associated with its remaining offshore wells, facilities, and production platforms, and we expect to complete the majority of this remaining work during 2013 .

 

Critical Accounting Policies and Estimates

 

This discussion and analysis of our financial condition and results of operations is based upon our consolidated financial statements. We prepared these financial statements in conformity with United States generally accepted accounting principles. In preparing our consolidated financial statements, we make assumptions, estimates, and judgments that affect the amounts reported. We base these estimates on historical experience, available information, and various other assumptions that we believe are reasonable. We periodically evaluate these estimates and judgments, including those related to potential impairments of long-lived assets (including goodwill), the collectability of accounts receivable, and the current cost of future abandonment and decommissioning obligations. “Note B – Summary of Significant Accounting Policies” to the Consolidated Financial Statements contains the accounting policies governing each of these matters. The fair values of portions of our total assets and liabilities are measured using significant unobservable inputs. The combination of these factors forms the basis for our judgments made about the carrying values of assets and liabilities that are not readily apparent from other sources. These judgments and estimates may change as new events occur, as new information is acquired, and as changes in our operating environment are encountered. Actual results are likely to differ from our current estimates, and those differences may be material. The following critical accounting policies reflect the most significant judgments and estimates used in the preparation of our financial statements.

 

Impairment of Long-Lived Assets

 

The determination of impairment of long-lived assets is conducted periodically whenever indicators of impairment are present. If such indicators are present, the determination of the amount of impairment is based on our judgments as to the future operating cash flows to be generated from these assets throughout their estimated useful lives. If an impairment of a long-lived asset is warranted, we estimate the fair value of the asset based on a present value of these cash flows or the value that could be realized from disposing of the asset in a transaction between market participants. The oil and gas industry is cyclical, and our estimates of the amount of future cash flows, the period over which these estimated future cash flows will be generated, as well as the fair value of an impaired asset, are imprecise. Our failure to accurately estimate these future operating cash flows or fair values could result in certain long-lived assets being overstated, which could result in impairment charges in periods

 

32

 

subsequent to the time in which the impairment indicators were first present. Alternatively, if our estimates of future operating cash flows or fair values are understated, impairments might be recognized unnecessarily or in excess of the appropriate amounts. Although the majority of our impairments of long-lived assets have typically related to oil and gas properties, during 2012 we recorded other long-lived asset impairments of $8.4 million. Given the current uncertain economic environment, the likelihood of additional material impairments of long-lived assets in future periods is higher due to the possibility of decreased demand for our products and services.

 

Impairment of Goodwill

 

The impairment of goodwill is also assessed whenever impairment indicators are present, but not less than once annually. Beginning in 2011, the annual assessment for goodwill impairment begins with a qualitative assessment of whether it is “more likely than not” that the fair value of each reporting unit is less than its carrying value. This qualitative assessment requires the evaluation, based on the weight of evidence, of the significance of all identified events and circumstances for each reporting unit. Based on this qualitative assessment, we determined that it was not “more likely than not” that the fair values of any of our reporting units were less than their carrying values as of December 31, 2012. If the qualitative analysis indicates that it is “more likely than not” that a reporting unit’s fair value is less than its carrying value, the resulting goodwill impairment test would consist of a two-step accounting test performed on a reporting unit basis. If the carrying amount of the reporting unit exceeds its estimated fair value, an impairment loss is calculated by comparing the carrying amount of the reporting unit’s goodwill to our estimated implied fair value of that goodwill. Our estimates of reporting unit fair value , if required, are imprecise and are subject to our estimates of the future cash flows of each business and our judgment as to how these estimated cash flows translate into each business’ estimated fair value. These estimates and judgments are affected by numerous factors, including the general economic environment at the time of our assessment, which affects our overall market capitalization. If we over estimate the fair value of our reporting units, the balance of our goodwill asset may be overstated. Alternatively, if our estimated reporting unit fair values are understated, impairments might be recognized unnecessarily or in excess of the appropriate amounts.

 

Decommissioning Liabilities

 

Maritech’s decommissioning liabilities are established based on what it estimates a third party would charge to plug and abandon the wells, decommission the pipelines and platforms, and clear the sites. These well abandonment and decommissioning liabilities (referred to as decommissioning liabilities) are recorded net of amounts allocable to joint interest owners and any contractual amounts to be paid by the previous owners of the property. In estimating the decommissioning liabilities, we perform detailed estimating procedures, analysis, and engineering studies. Whenever practical, Maritech settles these decommissioning liabilities by utilizing the services of its affiliated companies to perform well abandonment and decommissioning work. This practice saves us the profit margin that a third party would charge for such services. When these services are performed by an affiliated company, all recorded intercompany revenues are eliminated in the consolidated financial statements. Any difference between our own internal costs to settle the decommissioning liability and the recorded liability is recognized in the period in which we perform the work. The recorded decommissioning liability associated with a specific property is fully extinguished when the property is completely abandoned. Once a Maritech well abandonment and decommissioning project is performed, any remaining decommissioning liability in excess of the actual cost of the work performed is recorded as a gain and is included in earnings in the period in which the project is completed. Conversely, estimated or actual costs in excess of the decommissioning liability are charged against earnings in the period in which the work is estimated or performed.

 

We review the adequacy of our decommissioning liabilities whenever indicators suggest that either the amount or timing of the estimated cash flows underlying the liabilities have changed materially. The amount of cash flows necessary to abandon and decommission the property is subject to changes due to seasonal demand, increased demand following hurricanes, regulatory changes, and other general changes in the energy industry environment. Accordingly, the estimation of our decommissioning liabilities is imprecise. Maritech has adjusted its decommissioning liabilities during 2011 and 2012 as a result of increased estimates, as well as a result of the cost of significant abandonment and decommissioning work performed during the year. Maritech recorded approximately $ 40.8 and $ 78.4 million of excess dec ommissioning expense during 2012 and 2011 , respectively, associated with work performed or to be performed on nonproductive oil and gas properties. In addition, adjustments to decommissioning liabilities associated with productive properties were capitalized to oil and gas properties and contributed significantly to Marite ch recording approxima tely $15.2 m illion of oil and gas property impairments duri ng 2011 . The estimation of the decommissioning liabilities associated with the two remaining Maritech offshore platforms that were destroyed during the 2005 and 2008 hurricanes is particularly difficult due to the non-routine nature of the efforts required. The actual cost of performing Maritech’s well abandonment and

 

33

 

decommissioning work has often exceeded our initial estimate of Maritech’s decommissioning liabilities and has resulted in charges to earnings in the period the work is performed or when the additional liability is determined. To the extent our decommissioning liabilities are understated, additional charges to earnings may be required in future periods.

 

Revenue Recognition

 

We generate revenue on certain well abandonment and decommissioning projects under contracts which are typically of short duration and that provide for either lump-sum charges or specific time, material, and equipment charges, which are billed in accordance with the terms of such contracts. With regard to lump sum contracts, revenue is recognized using the percentage-of-completion method based on the ratio of costs incurred to total estimated costs at completion. The estimation of total costs to be incurred may be imprecise due to unexpected well conditions, delays, weather, and other uncertainties. Inaccurate cost estimates may result in the revenue associated with a specific contract being recognized in an inappropriate period. Total project revenue and cost estimates for lump sum contracts are reviewed periodically as work progresses, and adjustments are reflected in the period in which such estimates are revised. Provisions for estimated losses on such contracts are made in the period such losses are determined. Despite the uncertainties associated with estimating the total contract cost, our recognition of revenue associated with these contracts has historically been reasonable.

 

Our Production Testing segment is party to a South American technical management contract which contains multiple deliverables, including the delivery of equipment and the performance of service milestones. While the contract provides contract-determined values associated with each deliverable, the recognition of revenue is determined based on the realized market values received by the customer as well as by the realizability of collections under the contract. The determination of realized market values is supported by objective evidence whenever possible, but may also be determined based on our judgments as to the value of a particular deliverable.

 

Income Taxes

 

We provide for income taxes by taking into account the differences between the financial statement treatment and tax treatment of certain transactions. Deferred tax assets and liabilities are recognized for the anticipated future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis amounts. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply to taxable income in the years in which those temporary differences are expected to be recovered or settled. The effect of a change in tax rates is recognized as income or expense in the period that includes the enactment date. This calculation requires us to make certain estimates about our future operations, and many of these estimates of future operations may be imprecise. Changes in state, federal, and foreign tax laws, as well as changes in our financial condition, could affect these estimates. In addition, we consider many factors when evaluating and estimating income tax uncertainties. These factors include an evaluation of the technical merits of the tax position as well as the amounts and probabilities of the outcomes that could be realized upon ultimate settlement. The actual resolution of those uncertainties will inevitably differ from those estimates, and such differences may be material to the financial statements. Our estimates and judgments associated with our calculations of income taxes have been reasonable in the past, however, the possibility for changes in the tax laws, as well as the current economic uncertainty, could affect the accuracy of our income tax estimates in future periods.

 

Acquisition Purchase Price Allocations

 

We account for acquisitions of businesses using the purchase method, which requires the allocation of the purchase price based on the fair values of the assets and liabilities acquired. We estimate the fair values of the assets and liabilities acquired using accepted valuation methods, and, in many cases, such estimates are based on our judgments as to the future operating cash flows expected to be generated from the acquired assets throughout their estimated useful lives. We have completed several acquisitions during the past several years and have accounted for the various assets (including intangible assets) and liabilities acquired based on our estimate of fair values. Goodwill represents the excess of acquisition purchase price over the estimated fair values of the net assets acquired. Our estimates and judgments of the fair value of acquired businesses are imprecise, and the use of inaccurate fair value estimates could result in the improper allocation of the acquisition purchase price to acquired assets and liabilities, which could result in asset impairments, the recording of previously unrecorded liabilities, and other financial statement adjustments. The difficulty in estimating the fair values of acquired assets and liabilities is increased during periods of economic uncertainty.

 

34

 

Results of Operations

 

The following data should be read in conjunction with the Consolidated Financial Statements and the associated Notes contained elsewhere in this report.

 

201 2 Compared to 201 1

 

Consolidated Comparisons

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2012

 

2011

 

2012 vs 2011

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

880,831  

 

 

$

845,275  

 

 

$

35,556  

 

 

 

4.2%  

 

Gross profit

 

168,869  

 

 

 

90,510  

 

 

 

78,359  

 

 

 

86.6%  

 

Gross profit as a percentage of revenue

 

19.2%  

 

 

 

10.7%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

133,138  

 

 

 

113,273  

 

 

 

19,865  

 

 

 

17.5%  

 

General and administrative expense as a

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

percentage of revenue

 

15.1%  

 

 

 

13.4%  

 

 

 

 

 

 

 

 

 

Interest expense, net

 

17,080  

 

 

 

16,439  

 

 

 

641  

 

 

 

3.9%  

 

(Gain) loss on sale of assets

 

(4,916)

 

 

 

(58,674)

 

 

 

53,758  

 

 

 

 

 

Other (income) expense, net

 

(4,616)

 

 

 

13,239  

 

 

 

(17,855)

 

 

 

 

 

Income before taxes and discontinued operations

 

28,183  

 

 

 

6,233  

 

 

 

21,950  

 

 

 

352.2%  

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

3.2%  

 

 

 

0.7%  

 

 

 

 

 

 

 

 

 

Provision for income taxes

 

9,429  

 

 

 

751  

 

 

 

8,678  

 

 

 

1155.5%  

 

Income before discontinued operations

 

18,754  

 

 

 

5,482  

 

 

 

13,272  

 

 

 

242.1%  

 

Income (loss) from discontinued operations,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

net of taxes

 

3  

 

 

 

(64)

 

 

 

67  

 

 

 

 

 

Net income

 

18,757  

 

 

 

5,418  

 

 

 

13,339  

 

 

 

246.2%  

 

Net income attributable to noncontrolling interest

 

(2,797)

 

 

 

(1,271)

 

 

 

(1,526)

 

 

 

 

 

Net income attributable to TETRA stockholders

$

15,960  

 

 

$

4,147  

 

 

$

11,813  

 

 

 

284.9%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Consolidated revenues during 2012 in creased compared to 2011 due to the growth and increased activity for many of our businesses , including unprecedented revenue levels for our Fluids, Production Testing, and Compressco segments . In partic ular, the acquisitions of OPTIMA , ERS, and Greywo lf contributed $62.2 million of increased revenues for our Production Testing segment during 2012, along with $20.7 million of increased gross profit. In addition, our Production Testing segment also reported increased revenues co mpared to the prior year due to increased domestic drilling activity, particularly in certain of the shale reservoir markets it serves. Our Fluids segment’s revenue and gross profit growth was also due to increased industry activity, which resulted in increased CBF product sales, and more than offset the decreased product sales by the segment’s manufactured products businesses. Compressco also reported increased revenues and gross profit, primarily due to increased activity and demand in Latin America. These increased revenues more than offset the $76.6 million decrease in Maritech revenues due to the sale s of substantially all of its oil and gas producing properties during 2011 and ear ly 2012. In addition, Offshore Services revenues from third party customers as a result of the 2011 purchase of a heavy lift barge were largely offset by decreased diving and well abandonment services revenue, and the segment’s gross profit decreased prima rily due to decreased diving and cutting services profitability. Overall gross profit increased, however, primarily due to significant impairments and excess decommissioning costs recorded by Mari tech during the prior year , the aforementioned acquisitions, and the increased profitability of our Fluids, Production Testing, and Compressco segments during the current year .

 

Consolidated general and administrative expenses incre ased during 2012 compared to 2011 by $19.9 million , primarily due to approximately $14.8 million of increased salaries, benefits, and other employee related costs, partially due to increased headcount as a result of acquisitions as well as due to increased equity compensation. In addition, general and administrative expenses also increased due to approximately $4.5 million of increased professional fee expenses, approximately $1.3 million of increased office expenses, and approximately $0.3 million of increased insurance and taxes expense. These increases in consolidated general and administrative expenses were partially offset by a decrease of approximately $1.0 million of other general expenses, including decreased provision for doubtful accounts. The increased professiona l fee expenses included approximately $2.8 million o f acquisition transaction costs.

 

35

 

Consolidated net in terest expense increased by $0.6 million compared to the prior year. This increase is due to increased borrowings during 2012.

 

D uring 2011, Maritech recorded gains on sales of its oil and gas properties, including approximately $58.2 million from a sale of approximately 79% of its oil and gas producing properties during the second quarter of 2011. Gains on sales of assets during 20 12 consist primarily of the $5.6 million of gain s recorded by our Offshore Services segment for the sale of our electric wireline assets during the fourth quarter of 2012 and the sal e of certain abandonment assets during the first quarter of 2012. Consolidated other income increased during 2012 compared to the prior year, primarily due to $14.2 million of hedge ineffectiveness losses recorded during the prior year . Consolidated other income also includes increased earnings from an unconsolidated joint venture c ompared to the prior year .

 

Our provision for income taxes in creased during 2012 co mpared to 2011 due to in creased net earn ings for the current year .

 

Divisional Comparisons

 

Fluids Division

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2012

 

2011

 

2012 vs 2011

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

334,548  

 

 

$

304,536  

 

 

$

30,012  

 

 

 

9.9%  

 

Gross profit

 

79,454  

 

 

 

57,470  

 

 

 

21,984  

 

 

 

38.3%  

 

Gross profit as a percentage of revenue

 

23.7%  

 

 

 

18.9%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

30,466  

 

 

 

26,586  

 

 

 

3,880  

 

 

 

14.6%  

 

General and administrative expense as a

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

percentage of revenue

 

9.1%  

 

 

 

8.7%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

54  

 

 

 

14  

 

 

 

40  

 

 

 

 

 

Other (income) expense, net

 

(1,896)

 

 

 

(1,206)

 

 

 

(690)

 

 

 

 

 

Income before taxes and discontinued operations

$

50,830  

 

 

$

32,076  

 

 

$

18,754  

 

 

 

58.5%  

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

15.2%  

 

 

 

10.5%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The increase in Fluids Division revenues during 2012 compared to 2011 was primarily due to a $28.1 million net increase in product sales revenues. This increas e was due to approximately $40.7 million of increased clear brine fluids (CBFs) product sales revenues , primarily due to increased domestic offshore well completion activity. This increase in domestic demand is due to increased activity in the deepwater Gulf of Mexico, as activity levels in late 2012 have returned to the pre-Macondo levels of early 2010. In addition, increased activity in our Eastern Hemisphere markets have also contributed, particularly in the North Sea, West Africa, and the Middle East regions. We expect these increased activity levels to continue in 2013. The increase in CBF sales was parti ally offset by approximately $12.5 million of decreased revenue from manufactured products, primarily from decreased industrial demand due to weather , increased competition, and due to the reduced sales of dry calcium chlori de following the shutdown of the pellet plant at our Lake Charles facility during mid-2011. In addition to the net increase in product sales reven ues, the Division also reported a $1.8 million increase in services revenues due to in creased domestic frac water management service activity in certain of the Division’s shale reservoir markets compared to the prior year . However, the growth in domestic onshore service revenues has slowed compared to prior year periods.

 

Fluids Division gross profit increased compared to 2011 primarily as a result of the increased domestic CBF revenues discussed above and from increased efficiency at our El Dorado, Arkansas, calcium chloride plant. Gross profit from the Division’s domestic onshore frac water management services operation also increased. We expect to benefit from ongoing operational improvements at our El Dorado, Arkansas, calcium chloride facility in 2013. These increases were partially offset by decreased gross profit from the Division’s European manufactured products operation, which was impacted by the decreased demand discussed above. In addition, the Division’s European calcium chloride plant experienced reduced production levels and higher costs during 2012 associated with equipment repairs at its calcium chloride plant .

 

36

 

Fluids Division income before taxes increased compared to the prior year due to the increase in gross profit discussed above and increased other income, despite increased administrative costs. Other income increased primarily due to increased income from an unconsolidated joint venture and foreign currency exchange gains. Fluids Division administrative costs increased, primarily due to increased salaries, benefits, and personnel-related costs .

 

Production Enhancement Division

 

Production Testing Segment

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2012

 

2011

 

2012 vs 2011

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

207,984  

 

 

$

139,756  

 

 

$

68,228  

 

 

 

48.8%  

 

Gross profit

 

58,009  

 

 

 

46,889  

 

 

 

11,120  

 

 

 

23.7%  

 

Gross profit as a percentage of revenue

 

27.9%  

 

 

 

33.6%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

23,386  

 

 

 

13,809  

 

 

 

9,577  

 

 

 

69.4%  

 

General and administrative expense as

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

a percentage of revenue

 

11.2%  

 

 

 

9.9%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

(43)

 

 

 

(59)

 

 

 

16  

 

 

 

 

 

Other (income) expense, net

 

(5,181)

 

 

 

(2,830)

 

 

 

(2,351)

 

 

 

 

 

Income before taxes and discontinued operations

$

39,847  

 

 

$

35,969  

 

 

$

3,878  

 

 

 

10.8%  

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

19.2%  

 

 

 

25.7%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Production Testing revenues increased significantly during 2012 , primarily due to an increase of approximately $62.2 million resulting from the acquisitions of OPTIMA , ERS, and Greywolf during 2012. These acquisitions have resulted in the Production Testing segment increasing its scope of services and expanding its operations into strategic geographic markets. In addition, the segment reflected revenues from increased domestic drilling in many of its shale reservoir markets comp ared to the prior year. These increases, along with increased revenues from the segment’s Eastern Hemisphere operations, were partially offset by decreased revenues in Mexico, where demand for certain of the segment’s production testing services has decreased and been more than offset, on a consolidated basis, by increased demand for well monitoring services by our Compressco segment.

 

Production Testing segment gross profit increased in 2012 c ompared to 2011, pri marily due to approximately $20.7 million of increased gross profit from the acquisitions discussed above. Excluding the increased gross profit from these acquisitions, the impact from increased domestic activity was more than offset by increased operating expenses. In addition, gross profit from the segment’s international operations decreased comp ared to the prior year as a result of the decreased production testing activity in Mexico.

 

Production Testing income before taxes increased due to the increased gross profit discussed above, as well as due to increased other income, which was primarily due to increased earnings from an unconsolidated joint venture. The increases in gross profit and other income were partially offset by increased administrative expenses resulting f rom higher personnel-related costs associated with the acquisition s, as well as approximately $2.8 million of acquisition transaction costs expensed during the period .

 

37

Compressco Segment

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2012

 

2011

 

2012 vs 2011

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

109,466  

 

 

$

95,768  

 

 

$

13,698  

 

 

 

14.3%  

 

Gross profit

 

40,479  

 

 

 

31,035  

 

 

 

9,444  

 

 

 

30.4%  

 

Gross profit as a percentage of revenue

 

37.0%  

 

 

 

32.4%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

18,912  

 

 

 

14,320  

 

 

 

4,592  

 

 

 

32.1%  

 

General and administrative expense as

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

a percentage of revenue

 

17.3%  

 

 

 

15.0%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

25  

 

 

 

(67)

 

 

 

92  

 

 

 

 

 

Other (income) expense, net

 

944  

 

 

 

983  

 

 

 

(39)

 

 

 

 

 

Income before taxes and discontinued operations

$

20,598  

 

 

$

15,799  

 

 

$

4,799  

 

 

 

30.4%  

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

18.8%  

 

 

 

16.5%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The increase in Compressco revenues compared to the prior year period was primarily due to an increase of $ 20.6 million of service revenues resulting from increased activity, particularly in Latin America. While there are uncertainties in Latin America that could affect operations, including the renewal of certain customer contracts, we expect revenues from our Latin American operations will continue to increase. Partially offsetting this increase was a $ 6.9 million decrease from sales of compressor units and parts during 2012 compared to the prior year. Compressco continues to expand its fleet in Latin America to serve the increasing demand.

 

Compressco gross profit increased during 2012 compared to 2011 , primarily due to the increased Latin America activity discussed above, an increase in overall average compressor unit utilization from 77.4 % to 83.0 %, and also due to continuing reductions in domestic operating expenses.

 

Income before taxes for Compressco increased during 2012 compared to 2011 due to the increase d gross profit discussed above and despite increased administrative expenses. Compressco’s administrative expenses reflect increased administrative staff and professional fee expenses associated with being a separate publicly traded limited partnership. A dministrative expenses during the current year period also reflect increased equity compensation expense arising from current year equity grants by Compressco Partners and the impact of a severance agreement. Additionally, incentive compensation expense increased as a result of favorable overall financial results. B eginning in June 2011, general and administrative expense also includes the allocation of a portion of our corporate administrative expenses to Compressco Partners pursuant to our Omnibus Agreement with Compressco Partners.

 

Offshore Division

 

Offshore Services Segment

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2012

 

2011

 

2012 vs 2011

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

265,943  

 

 

$

287,300  

 

 

$

(21,357)

 

 

 

(7.4)%

 

Gross profit

 

33,272  

 

 

 

33,394  

 

 

 

(122)

 

 

 

(0.4)%

 

Gross profit as a percentage of revenue

 

12.5%  

 

 

 

11.6%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

17,494  

 

 

 

15,970  

 

 

 

1,524  

 

 

 

9.5%  

 

General and administrative expense as a

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

percentage of revenue

 

6.6%  

 

 

 

5.6%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

109  

 

 

 

45  

 

 

 

64  

 

 

 

 

 

Other (income) expense, net

 

(6,037)

 

 

 

(1,076)

 

 

 

(4,961)

 

 

 

 

 

Income before taxes and discontinued operations

$

21,706  

 

 

$

18,455  

 

 

$

3,251  

 

 

 

17.6%  

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

8.2%  

 

 

 

6.4%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


Revenues from our Offshore Services segment decreased in 2012 c ompared to 2011, primarily due to a decrease in the work performed for Maritec h during the current year . Increased decommissioning services revenues, including those from the TETRA Hedron heavy lift barge purchase d during 2011, were offset by

 

38

 

decreased diving, abandonment, and cutting services revenue s during 2012 . In addition to the continuing challenges of pricing pressures, reduced activity levels, reduced number of leased vessels, and project delays experienced by several of the Offshore Services segment’s customers, the segment also experienced weather disruption s during the current year , particularly from Tropical Storm Debby and Hurricane Isaac. Diving services revenues were also negatively affected by scheduled vessel repairs during the first qu arter of 2012 . In addition, revenues decreased due to the 2011 and early 2012 sales of certain of the segment’s onshore abandonment assets and operations, which generated approximately $ 13.7 million in revenues during the prior year period. In December 2012, the segment also disposed of its wireline assets, which generated $4.0 million and $1.7 million of revenues during 2011 and 2012, respectively. Approximately $ 41.2 million of Offshore Services revenues were from work performed for Maritech during 2012, compared to $65.0 million of su ch work in the prior year . Maritech plans to continue to aggressively decommission and abandon its remaining oil and gas platform structures , and we expect that the majority of this remaining Maritech work will be completed during 2013 . I ntercompany revenues from Maritech work are eliminated in consolidation.

 

Gross profit for the Offshore Services segment during 2012 slightly decreased compared to 2011, despite approximately $ 6.2 million of due diligence and start up co sts during 2011 associated with the purchase of the TETRA Hedron. G ross profit decreased primarily due to decreased profitability of our diving and cutting services operations, which largely resulted from decreased utilization and pricin g during 2012 . In the fourth quarter of 2012, we reclassified the TETRA DB-1 derrick barge as an asset held for sale and recorded a $7.7 million impairment on the asset. The segment also identified other asset impairments of approximately $0.7 million. The decrease d profitability of our diving and cutting operations was partially offset by improved profitability of our heavy lift and abandonment operations. In addition to the impact of ongoing cost reductions that began during 2012, the Offshore Services segment expects increased profitability during 2013 as a result of increased bid activity and an observed decrease in Gulf of Mexico federal permitting delays.

 

Offshore Services segment income before taxes increased during 2012 , despite the reduced gross profit discussed above and increased general and administrative expenses . These decreases were more than offset by the gain s on the sale of certain abandonment and wireline assets that generated approximately $ 5.6 million of other income during 2012. Offshore Services segment administrative expenses increased during 2012, primarily due to increased salary and employee related expenses and increased bad debt and professional fee expenses during the year. Segment administrative expenses are expecte d to decrease going forward due to ongoing cost reductions that began in late 2012.

 

Maritech Segment

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2012

 

2011

 

2012 vs 2011

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

6,158  

 

 

$

82,740  

 

 

$

(76,582)

 

 

 

(92.6)%

 

Gross profit (loss)

 

(39,397)

 

 

 

(75,762)

 

 

 

36,365  

 

 

 

48.0%  

 

Gross profit (loss) as a percentage of revenue

 

(639.8)%

 

 

 

(91.6)%

 

 

 

 

 

 

 

 

 

General and administrative expense

 

2,875  

 

 

 

5,893  

 

 

 

(3,018)

 

 

 

(51.2)%

 

General and administrative expense as

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

a percentage of revenue

 

46.7%  

 

 

 

7.1%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

98  

 

 

 

73  

 

 

 

25  

 

 

 

 

 

(Gain) loss on sales of assets

 

420  

 

 

 

(55,454)

 

 

 

55,874  

 

 

 

 

 

Other (income) expense, net

 

 

 

 

 

1  

 

 

 

(1)

 

 

 

 

 

Income (loss) before taxes and

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

discontinued operations

$

(42,790)

 

 

$

(26,275)

 

 

$

(16,515)

 

 

 

62.9%  

 

Income (loss) before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

(694.9)%

 

 

 

(31.8)%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maritech revenues decreased significantly during 2012 compared to 2011 due to the sale s of substantially all of its oil and gas reserves during 2011 and early 2012. In particular, the May 31, 2011, sale of oil and gas properties resulted in the sale of approximately 79% of Maritech’s proven reserves. Following the sales of almost all of its producing properties, Maritech revenues are expected to continue to be negligible.

39


Maritech gross loss decreased during 2012 c ompared to the prior year , primarily due to reduced operating and depletion expenses associated with the sold properties. In a ddition, Maritech recorded $15.2 million of impairments and approximately $37.6 million of higher excess decommissioning costs associated with Maritech’s remaining decommissioning liabilities during the prior year period. We expect the substantial majority of Maritech’s decommissioning liabilities to be extinguished in 2013. Subsequent to December 31, 2012, in February 2013, Maritech entered into a settlement agreement with one of its underwriters relating to litigation involving its insurance claim following Hurricane Ike. Pursuant to the settlement, Maritech received approximately $7.6 million, and the impact of this settlement is expected to be reflected in first quarter 2013 results of operations.

 

Maritech reported an increased pretax loss during 2012 compared to 2011, primarily due to approximately $ 55.5 million ($ 57.5 million consolidated) of gains from sales of producing properties r eported during 2011 . This decrease compared to 2011 was partially offset by the decreased gross loss discussed above. In addition, Maritec h reported de creased net administrative expenses during 2012 , primarily due to the reduction in its headcount following the sale of properties. This decrease in administrative costs was partially offset by increased legal expenses and decreased administrative costs billed to joint owners.

 

Corporate Overhead

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2012

 

2011

 

2012 vs 2011

 

% Change

 

(In Thousands, Except Percentages)

Gross profit (loss) (primarily depreciation expense)

$

(2,949)

 

 

$

(2,626)

 

 

$

(323)

 

 

 

(12.3)%

 

General and administrative expense

 

40,005  

 

 

 

36,694  

 

 

 

3,311  

 

 

 

9.0%  

 

Interest (income) expense, net

 

16,837  

 

 

 

16,434  

 

 

 

403  

 

 

 

 

 

Other (income) expense, net

 

2,217  

 

 

 

15,839  

 

 

 

(13,622)

 

 

 

 

 

(Loss) before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations

$

(62,008)

 

 

$

(71,593)

 

 

$

9,585  

 

 

 

13.4%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Corporate Overhead includes corporate general and administrative expense, interest income and expense, and other income and expense. Such expenses and income are not allocated to our operating divisions, as they relate to our general corporate activities. However, in connection with the public offering of common units in our Compressco Partners subsidiary, on June 20, 2011, we began allocating and charging Compressco Partners for its share of our corporate administrative costs directly related to Compressco Partners’ activities. Corporate Overhead decreased during 2012 c ompared to the prior year, primarily due to a $13.9 million hedge ineffectiveness loss during 2011 . This hedge ineffectiveness loss was mainly due to the April 2011 liquidation of hedge derivative contracts, following the planned sale of a significant portion of Maritech oil and gas producing properties, which resulted in a $14.2 million charge to corporate other expense for hedge ineffectiveness during the second quarter of 2011. Corporate g eneral and administrative expenses increased, l argely due to approximately $3.1 million of increased employee related expenses, primarily due to $2.4 million of increased salaries and equity compensation, which includes the impact of severance costs associated with our previous chief financial officer. In addition, professional fee expen ses increased approximately $0.4 million and office and insurance expenses increased by approximately $ 0.4 million. These increases were partially of fset by approximately $0.6 million of decreased tax expenses. Corporate interest expense also increased, due to increased borrowings outstanding during much of 2012. In December 2012, we completed the sale of our corporate headquarters building for approximately $43.8 million, before transaction costs and other deductions, and entered into a lease of the facility with a minimum lease term of 15 years. As a result, beginning in 2013, Corporate Overhead will reflect the decreased depreciation expense associated with the sale, and general and administrative expense will reflect an increase for the lease expense going forward.

 

40

 

2011 Compared to 2010

 

Consolidated Comparisons

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2011

 

2010

 

2011 vs 2010

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

845,275  

 

 

$

872,678  

 

 

$

(27,403)

 

 

 

(3.1)%

 

Gross profit

 

90,510  

 

 

 

43,707  

 

 

 

46,803  

 

 

 

107.1%  

 

Gross profit as a percentage of revenue

 

10.7%  

 

 

 

5.0%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

113,273  

 

 

 

100,132  

 

 

 

13,141  

 

 

 

13.1%  

 

General and administrative expense as a

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

percentage of revenue

 

13.4%  

 

 

 

11.5%  

 

 

 

 

 

 

 

 

 

Interest expense, net

 

16,439  

 

 

 

17,304  

 

 

 

(865)

 

 

 

(5.0)%

 

(Gain) loss on sale of assets

 

(58,674)

 

 

 

89  

 

 

 

(58,763)

 

 

 

 

 

Other (income) expense, net

 

13,239  

 

 

 

(25)

 

 

 

13,264  

 

 

 

 

 

Income before taxes and discontinued operations

 

6,233  

 

 

 

(73,793)

 

 

 

80,026  

 

 

 

(108.4)%

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

0.7%  

 

 

 

(8.5)%

 

 

 

 

 

 

 

 

 

Provision for income taxes

 

751  

 

 

 

(30,468)

 

 

 

31,219  

 

 

 

(102.5)%

 

Income before discontinued operations

 

5,482  

 

 

 

(43,325)

 

 

 

48,807  

 

 

 

(112.7)%

 

Income (loss) from discontinued operations,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

net of taxes

 

(64)

 

 

 

(393)

 

 

 

329  

 

 

 

 

 

Net income

 

5,418  

 

 

 

(43,718)

 

 

 

49,136  

 

 

 

(112.4)%

 

Net income attributable to noncontrolling interest

 

(1,271)

 

 

 

 

 

 

 

(1,271)

 

 

 

 

 

Net income attributable to TETRA stockholders

$

4,147  

 

 

$

(43,718)

 

 

$

47,865  

 

 

 

(109.5)%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Consolidated revenues during 2011 decreased compared to 2010 , as the decrease in Maritech revenues resulting from sales of almost all of its oil and gas producing properties during 2011 more than offset the growth in revenues from each of our other segments. In particular, revenues from our Production Testing segment increased significantly due to increased domestic demand and higher activity in Mexico. In addition, Fluids segment revenues increased due to CBF sales activity in the regions we serve as well as increased calcium chloride sales activity, primarily domestically. Our Compressco segment reported increased revenues, due largely to increased sales of compressor units during the year, but also due to increased international and domestic demand for its compression based services. Our Offshore Services segment also reported increased revenues due to increased well abandonment and decommissioning service activity during 2011 compared to 2010 . Overall gross profit increased primarily due to higher profitability from our Production Testing and Fluids segments, both of which reflect the increased demand for their domestic onshore products and services. Our Offshore Services segment also reflected increased gross profit, primarily due to the impairment of one of its dive service vessels during 2010.

 

Consolidated general and administrative expenses increased during 2011 compared to 2010 due to approximately $6.9 million of increased salaries, benefits, and other employee-related costs, partially due to increased headcount. This increase was despite a $0.9 million decrease in equity-based compensation. In addition, general and administrative expenses also increased due to approximately $2.3 million of increased professional fee expenses, $2.1 million of decreased billings to joint owners for Maritech administrative overhead, and $1.0 million of increased bad debt expense, primarily due to the reversal of $1.0 million of bad debt expense during 2010 . In addition, insurance, taxes, and other general expenses increased by approximately $0.8 million.

 

Net consolidated interest expense de creased during 2011 primarily due to increased interest income resulting from increased cash investments.

 

Consolidated gains on sales of assets increased significantly during 2011, primarily due to the sale of Maritech oil and gas producing properties, particularly the May 2011 sale of properties to Tana.

 

Consolidated other expense was $13.2 million du ring 2011 and was primarily due to the $14.2 million charge to expense upon the liquidation of commodity derivative swap contracts in connection with the decision to sell Maritech oil and gas producing properties. In addition, 2011 other expense includes approximately $1.3 million of increased foreign currency losses. These increases were partially offset by approximately $2.2 million of decreased other expense compared to 2010 primarily due to a $2.8 million premium that was charged during 2010 in connection with the early repayment of the 2004 Senior Notes. 

 

41

 

Our provision for income taxes during 2011 increased due to our increased earnings compared to 2010.

 

Divisional Comparisons

 

Fluids Division

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2011

 

2010

 

2011 vs 2010

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

304,536  

 

 

$

276,337  

 

 

$

28,199  

 

 

 

10.2%  

 

Gross profit

 

57,470  

 

 

 

38,984  

 

 

 

18,486  

 

 

 

47.4%  

 

Gross profit as a percentage of revenue

 

18.9%  

 

 

 

14.1%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

26,586  

 

 

 

23,712  

 

 

 

2,874  

 

 

 

12.1%  

 

General and administrative expense as a

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

percentage of revenue

 

8.7%  

 

 

 

8.6%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

14  

 

 

 

195  

 

 

 

(181)

 

 

 

 

 

Other (income) expense, net

 

(1,206)

 

 

 

(876)

 

 

 

(330)

 

 

 

 

 

Income before taxes and discontinued operations

$

32,076  

 

 

$

15,953  

 

 

$

16,123  

 

 

 

101.1%  

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

10.5%  

 

 

 

5.8%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The increase in Fluids Division revenues during 2011 compared to 2010 was primarily due to $ 17.5 million of increased product sales revenues. This increase was due to $ 10.7 million of increased CBF product sales revenues, as increased activity internationally, particularly in Brazil, more than offset a decrease in domestic offshore activity and pricing . Domestic offshore activity levels continue to be reduced as a result of the uncertain regulations governing offshore drilling activities following the April 2010 Macondo accident. Also contributing to the increased revenues was $ 6.8 million of increased sales of calcium chloride and other manufactured products, primarily from our El Dorado, Arkansas, calcium chloride plant. Increased onshore domestic activity levels , particularly associated with unconventional shale reservoir markets, resulted in approximately $ 10.7 million of increased service revenues , including increased revenues from frac water management services .

 

Our Fluids Division gross profit increased during 2011 compared to 2010, primarily as a result of the increased gross profit from our chemicals manufacturing operations resulting from the 2010 impairment of the $7.2 million carrying value of the Division’s Lake Charles, Louisiana, calcium chloride plant. Due to the market pricing for calcium chloride and the uncertain supply of raw materials needed to operate the plant on economic terms, the expected operating cash flows of the plant were insufficient to cover the plant’s carrying value. In addition, startup costs and production inefficiencies during 2010 negatively affected the profitability of our El Dorado, Arkansas, plant. While many of these production inefficiencies were mitigated during 2011, we continue to seek ways to improve the plant’s operating performance. Associated with these plant operational inefficiencies, in March 2011, we filed a lawsuit in Union County, Arkansas, seeking to recover damages related to certain design and other services provided in connection with the construction of the El Dorado plant. In addition to the improved gross profit from our chemicals manufacturing operations, gross profit generated from the increased frac water management and other services during 2011 more than offset the decreased gross profit from sale s of CBFs, that was primarily a result of the decreased domestic offshore market .

 

Fluids Division income before taxes increased during 2011 compared to 2010 due to the increase in gross profit discussed above and an increase in other income, which more than offset the increased administrative costs . Fluids Division administrative costs increased due to increased salary and employee benefit costs and due to increased professional fees .

 

42

 

Production Enhancement Division

 

Production Testing Segment

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2011

 

2010

 

2011 vs 2010

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

139,756  

 

 

$

103,995  

 

 

$

35,761  

 

 

 

34.4%  

 

Gross profit

 

46,889  

 

 

 

22,205  

 

 

 

24,684  

 

 

 

111.2%  

 

Gross profit as a percentage of revenue

 

33.6%  

 

 

 

21.4%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

13,809  

 

 

 

9,465  

 

 

 

4,344  

 

 

 

45.9%  

 

General and administrative expense as

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

a percentage of revenue

 

9.9%  

 

 

 

9.1%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

(59)

 

 

 

(34)

 

 

 

(25)

 

 

 

 

 

Other (income) expense, net

 

(2,830)

 

 

 

(2,250)

 

 

 

(580)

 

 

 

 

 

Income before taxes and discontinued operations

$

35,969  

 

 

$

15,024  

 

 

$

20,945  

 

 

 

139.4%  

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

25.7%  

 

 

 

14.4%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


Production Testing revenues increased significantly during 2011 due to an increase of approximately $ 30.6 million in domestic revenues. This increase was a result of increased domestic onshore oil and gas drilling activity, as reflected by rig count data. In particular, the Production Testing segment is capitalizing on the increased domestic onshore activity associated with unconventional shale drilling in many of the regions it serves. In addition, international revenues increased by approximately $5.3 million, primarily due to increased PEMEX activity in Mexico .

 

The increase in Production Testing gross profit during 2011 was primarily due to the increased domestic activity discussed above and the increased efficiencies at the higher activity levels. Gross profit on international Production Testing operations also increased during 2011 primarily due to increased profitability on a South American technical management contract.

 

Production Testing income before taxes in creased due to the increased gross profit discussed above. These increases were partially offset by increased administrative expenses , primarily from increased salary and other employee-related costs during the 2011 period. In addition, the Production Testing segment reflected increased office and professional fees, as well as increased bad debt expense, particularly associated with the segment’s Libyan operations .

 

Compressco Segment

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2011

 

2010

 

2011 vs 2010

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

95,768  

 

 

$

81,413  

 

 

$

14,355  

 

 

 

17.6%  

 

Gross profit

 

31,035  

 

 

 

28,672  

 

 

 

2,363  

 

 

 

8.2%  

 

Gross profit as a percentage of revenue

 

32.4%  

 

 

 

35.2%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

14,320  

 

 

 

11,008  

 

 

 

3,312  

 

 

 

30.1%  

 

General and administrative expense as

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

a percentage of revenue

 

15.0%  

 

 

 

13.5%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

(67)

 

 

 

35  

 

 

 

(102)

 

 

 

 

 

Other (income) expense, net

 

983  

 

 

 

116  

 

 

 

867  

 

 

 

 

 

Income before taxes and discontinued operations

$

15,799  

 

 

$

17,513  

 

 

$

(1,714)

 

 

 

(9.8)%

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

16.5%  

 

 

 

21.5%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The increase in Compressco revenues was due to an increase of approximately $9.2 million of revenues from sales of compressor units and parts during 2011 compared to 2010. This increase was primarily due to sales of compressor units to two specific customers, and the level of compressor unit sales going forward is expected to decrease compared to 2011. Compressco service revenue increased by approximately $5.3 million , primarily due to increased international demand for compression services, particularly in Latin America. To a lesser extent, service revenue also increased due to increased domestic demand.

 

43

 

Compressco gross profit in creased during 2011 compared to 2010 , primarily due to the increased sales of compressor units. In addition, gross profit on international service revenues increased, particularly in Latin America. Gross profit on domestic service revenues decreased , despite the increase in revenues, due to increased operating expenses.

 

Income before taxes for Compressco decreased during 2011 compared to 2010, despite the increase in gross profit described above, primarily due to increased administrative expense. Compressco administrative expenses reflect the increased professional fee expenses and increased administrative staff as a result of Compressco Partners being a separate public limited partnership and the allocation of a portion of our corporate administrative expenses to Compressco Partners pursuant to the Omnibus Agreement which we and Compressco Partners executed in connection with Compressco Partners’ initial public offering. In addition, the Compressco segment had increased other expense , primarily due to increased foreign currency losses.

 

Offshore Division

 

Offshore Services Segment

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2011

 

2010

 

2011 vs 2010

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

287,300  

 

 

$

274,200  

 

 

$

13,100  

 

 

 

4.8%  

 

Gross profit

 

33,394  

 

 

 

21,695  

 

 

 

11,699  

 

 

 

53.9%  

 

Gross profit as a percentage of revenue

 

11.6%  

 

 

 

7.9%  

 

 

 

 

 

 

 

 

 

General and administrative expense

 

15,970  

 

 

 

17,048  

 

 

 

(1,078)

 

 

 

(6.3)%

 

General and administrative expense as a

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

percentage of revenue

 

5.6%  

 

 

 

6.2%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

45  

 

 

 

100  

 

 

 

(55)

 

 

 

 

 

Other (income) expense, net

 

(1,076)

 

 

 

(117)

 

 

 

(959)

 

 

 

 

 

Income before taxes and discontinued operations

$

18,455  

 

 

$

4,664  

 

 

$

13,791  

 

 

 

295.7%  

 

Income before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

6.4%  

 

 

 

1.7%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revenues from our Offshore Services segment increased during 2011 compared to 2010 , primarily due to increased decom missioning, abandonment and diving services activity. These increases were partially offset by decreased cutting services and wireline activity, and the impact throughout 2011 of a softer pricing environment. In addition, during May 2011, we sold our onshore abandonment operations, although this sale is not expected to significantly reduce our revenues in the future. I n July 2011, we purchased a new heavy lift derrick barge (which we named the TETRA Hedron) with a 1,600 - metric - ton lift capacity, fully revolving crane . With this vessel, which was placed into service in the Gulf of Mexico during the fourth quarter of 2011, our Offshore Services segment has significantly increased its heavy lift capacity, enabling us to better serve the Gulf of Mexico decommissioning market and to serve customers with heavier structures. Approximately $65.0 million of Offshore Services revenues were from work performed for Maritech during 2011, compared to $62.5 million of such work during 2010. These intercompany revenues are eliminated in consolidation.

 

Gross profit for t he Offshore Services segment during 2011 increased as compared to 2010 due to approximately $15.3 million of impairments during 2010, primarily from the impairment of the carrying value of the Epic Diver, a dive support vessel owned by our Epic Diving & Marine Services subsidiary. During 2010, we determined that this vessel was no longer strategic to the segment’s plan to serve its markets. While the purchase of the TETRA Hedron heavy lift derrick barge is expected to generate increased profitability for our decommissioning operations going forward, gross profit for 2011 was decreased by approximately $6.2 million for the due diligence, inspection, and start up costs incurred during 2011 prior to the vessel being placed into service during the fourth quarter. Overall segment profitability was also affected by a lower pricing environment during 2011, partly due to increased competition .

 

Offshore Services segment income before taxes increased primarily due to the in crease in gross profit described above . In addition, Offshore Services segment administrative costs decreased primarily due to decreased salaries and employee-related, office expenses, insurance, and other general costs . Offshore Services segment income before taxes also increased due to the increase in other income, which was primarily generated from the sale of onshore abandonment operations during 2011.

 

44

 

Maritech Segment

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2011

 

2010

 

2011 vs 2010

 

% Change

 

(In Thousands, Except Percentages)

Revenues

$

82,740  

 

 

$

200,559  

 

 

$

(117,819)

 

 

 

(58.7)%

 

Gross profit (loss)

 

(75,762)

 

 

 

(65,055)

 

 

 

(10,707)

 

 

 

(16.5)%

 

Gross profit (loss) as a percentage of revenue

 

(91.6)%

 

 

 

(32.4)%

 

 

 

 

 

 

 

 

 

General and administrative expense

 

5,893  

 

 

 

4,323  

 

 

 

1,570  

 

 

 

36.3%  

 

General and administrative expense as

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

a percentage of revenue

 

7.1%  

 

 

 

2.2%  

 

 

 

 

 

 

 

 

 

Interest (income) expense, net

 

73  

 

 

 

(107)

 

 

 

180  

 

 

 

 

 

(Gain) loss on sales of assets

 

(55,454)

 

 

 

(156)

 

 

 

(55,298)

 

 

 

 

 

Other (income) expense, net

 

1  

 

 

 

4  

 

 

 

(3)

 

 

 

 

 

Income (loss) before taxes and

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

discontinued operations

$

(26,275)

 

 

$

(69,119)

 

 

$

42,844  

 

 

 

(62.0)%

 

Income (loss) before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations as a percentage of revenue

 

(31.8)%

 

 

 

(34.5)%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maritech revenues decreased significantly during 2011 compared to 2010, due to the sale during 2011 of approximately 95% of Maritech’s total proved oil and gas reserves as of December 31, 2010. The most significant sale of oil and gas producing properties was on May 31, 2011, when Maritech completed the sale to Tana of oil and gas properties that collectively represented approximately 79% of Maritech’s December 31, 2010, total proved reserves. As a result of these sales, decreased production volumes resulted in decreased revenues of approximately $95.4 million. In addition to the impact of decreased production, Maritech revenues decreased approximately $ 20.5 million , primarily due to decreased realized prices of Maritech’s natural gas pr oduction . Maritech ha d previously hedged a portion of its expected production cash flows by entering into derivative hedge contracts and its contracts hedging its oil production extended through 2011. However, Maritech’s natural gas hedges expired at the end of 2010. Maritech’s average natural gas price received during 2011 was $ 4.39 /MMBtu compared to the $8. 55 /M cf average realized price received during 2010 . In April 2011, in connection with the planned sale of oil and gas producing properties to Tana, we liquidated the oil derivative hedge contracts. As a result, beginning April 2011, Maritech’s remaining oil and gas production cash flows are no longer hedged. Including the impact of its oil hedge contracts through March 2011 , Maritech reflected average realized oil prices during 2011 of $ 102.34 /barrel compared to $9 6.62 /barrel during 2010 . Following the above mentioned sales of producing properties, Maritech revenues are expected to continue to be minimal going forward.

 

Maritech gross profit decreased during 2011 compared to 2010 due to the decreased revenues discussed above, although this was largely offset by decreased operating and depletion expenses also as a result of the sales of properties. Although oil and gas property impairments also decreased approximately $48.5 million during 2011 compared to 2010 , this decrease was partially offset by approximately $24.4 million of increased excess decommissioning costs. A large portion of the excess decommissioning costs recorded during 2011 was associated with properties not operated by Maritech. In addition, Maritech recorded approximately $ 2.5 million of insurance settlement gains during 2010 as a result of settlement and claim proceeds from Hurricane Ike damages. Maritech continues to perform significant decommissioning work on its remaining offshore facilities and platforms, and additional charges for decommissioning costs in excess of estimates may occur in future periods.

 

Despite the decrease in gross profit discussed above, Maritech reported a decreased loss before taxes during 2011 com pared to 2010 due to approximately $55.8 million ($57.5 million consolidated) of net gains on the sales of producing properties during 2011 . Partially offsetting this increase in gain on sale was the increase in administrative expenses, primarily due to decreased overhead allocated and billed to joint owners on operated properties, caused by the sales of the properties. In addition, decreased salary, benefit, and employee related expenses resulting from the decrease in administrative staff during the last half of 2011 was largely offset by retention and incentive compensation incurred earlier in the year associated with the sale of Maritech properties. In addition, Maritech administrative expense includes an increase in bad debt expenses, primarily due to a reversal of bad debt expense during 2010 .

 

45

 

Corporate Overhead

 

Year Ended

 

 

 

December 31,

 

Period to Period Change

 

2011

 

2010

 

2011 vs 2010

 

% Change

 

(In Thousands, Except Percentages)

Gross profit (loss) (primarily depreciation expense)

$

(2,626)

 

 

$

(3,238)

 

 

$

612  

 

 

 

18.9%  

 

General and administrative expense

 

36,694  

 

 

 

34,576  

 

 

 

2,118  

 

 

 

6.1%  

 

Interest (income) expense, net

 

16,434  

 

 

 

17,112  

 

 

 

(678)

 

 

 

 

 

Other (income) expense, net

 

15,839  

 

 

 

3,345  

 

 

 

12,494  

 

 

 

 

 

(Loss) before taxes and discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

operations

$

(71,593)

 

 

$

(58,271)

 

 

$

(13,322)

 

 

 

(22.9)%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Corporate Overhead includes corporate general and administrative expense, interest income and expense, and other income and expense. Such expenses and income are generally not allocated to our operating divisions, as they relate to our general corporate activities. However, in connection with the public offering of common units in our Compressco Partners subsidiary, on June 20, 2011, we began allocating and charging Compressco Partners for its share of our corporate administrative costs directly related to Compressco Partners’ activities. Corporate Overhead in creased significantly during 2011 compared to 2010, primarily due to in creased other expense which resulted from approximately $13.8 million of increased hedge ineffectiveness loss. This increased hedge ineffectiveness loss was due to the April 2011 liquidation of hedge derivative contracts, following the planned sale of a significant portion of Maritech oil and gas producing properties, which resulted in a $14.2 million charge to corporate other expense for hedge ineffectiveness. In addition, other expense increased due to approximately $1.2 million of decreased foreign currency gains and despite a $2.8 million premium that was charged during 2010 in connection with the early repayment of the 2004 Senior Notes. Corporate administrative costs in creased due to approximately $ 1.5 million of in creased salaries and other general employee expenses , despite approximately $1.4 million decrease in equity-based compensation. In addition, corporate administrative costs also increased due to approximately $1.1 million of increased insurance and tax expenses. These increases were partially offset by approximately $0.4 million of decreased professional fee expenses.

 

Liquidity and Capital Resources

 

Our growth strategy continues to include the pursuit of suitable acquisitions and other opportunities to expand our operations. During the year ended December 31, 2012, we spent approximately $163.3 million of cash on acquisitions. In March 2012, we spent approximately $65.0 million from our available cash to acquire the common stock of OPTIMA, a provider of offshore rig cooling services and associated products that suppress heat generated by high-rate flaring of hydrocarbons during well test operations. In April 2012, we spent an additional $42.5 million of our available cash to acquire the assets and operations of ERS, a domestic production testing and after-frac flow back operation. In July 2012, we spent an additional $55.5 million from available cash and borrowings to acquire the assets and operations of Greywolf, a North American production testing and after-frac flow back operation. Each of these acquisitions has significantly and strategically expanded our Production Testing segment’s operations. To fund the acquisition of Greywolf and to provide for general corporate working capital needs and other purposes in the last half of 2012, we borrowed $58.0 million and 10.0 million euros (approximately $13.2 million equivalent at December 31, 2012) pursuant to our revolving credit facility. In addition to funding these acquisitions, during the year ended December 31, 2012, we spent $107.5 million on additional capital expenditures for our existing businesses. In addition to funding the acquisition and capital expenditure activity from available cash and borrowings, we also generated approximately $59.3 million from the sale of certain assets, including the sale and leaseback of our corporate headquarters facility. Cash provided by operations also increased during the fourth quarter of 2012, largely as a result of cash collection efforts. Our future operating cash flows, as well as revenues and profitability levels, are largely dependent on the level of oil and gas industry activity in the markets we serve and are significantly affected by oil and natural gas commodity prices. Operating cash flows are expected to increase significantly as a result of the 2012 acquisitions and after the extinguishment of Maritech’s remaining decommissioning liabilities. These efforts resulted in the use of $94.4 million of our operating cash flows during 2012, and the majority of the remaining decommissioning work is expected to be completed in 2013. As of December 31, 2012, we had a consolidated cash balance of approximately $74.0 million, although approximately $13.0 million of this balance is on Compressco Partners’ balance sheet to satisfy its operating requirements and fund quarterly distributions pursuant to its partnership agreement. Although the use of approximately $163.3 million of cash on the above acquisitions significantly changes our liquidity position compared to December 31, 2011, we continue to have significant capital resources, including $ 256.3 million in availability under our revolving credit facility as of March 1, 2013.

 

46

 

Operating Activities

 

Cash flows provided by operating activities totalled $17.7 million during 2012 compared to $43.8 million of cash generated by operating activities in 2011 , a decrease of $26.1 million. This decrease in operating cash flows during 2012 compared to the prior year primarily reflects the increased use of operating cash flows for working capital during the current year and the sale by Maritech of substantially all of its oil and gas properties during 2011. Increased cash used for working capital during 2012 compared to 2011 was mainly as a result of increased accounts receivable balances and the collection of federal tax refunds during the 2011 period. Cash flows from operating activities have increased following the 2012 acquisitions of OPTIMA, ERS, and Greywolf, and the impact of these acquisitions is expected to continue to generate increased cash flows going forward in 2013 compared to 2012.

 

During the past three years, Maritech has performed an extensive amount of well abandonment and decommissioning work associated with its offshore oil and gas production wells, platforms, and facilities. As of December 31, 2012, and following the sales of substantially all of its oil and gas producing properties, the estimated third-party discounted value, including an estimated profit, of Maritech’s decommissioning liabilities totalled $87.4 million . Our future operating cash flow will continue to be affected by the actual timing and amount of Maritech’s decommissioning expenditures. Approximately $80.7 million of the cash outflow necessary to extinguish Maritech’s remaining decommissioning liability is expected to occur over the twelve month period ending December 31, 2013. Included in Maritech’s decommissioning liabilities is the remaining abandonment, decommissioning, and debris removal associated with two offshore platforms that were previously destroyed by hurricanes. Due to the unique nature of the remaining work to be performed associated with these downed platforms, actual costs could greatly exceed these estimates and, depending on the nature of any excess costs incurred, could result in significant charges to earnings in future periods.

 

In some cases, the previous owners of properties that were acquired by Maritech are contractually obligated to pay Maritech a fixed amount for the well abandonment and decommissioning work on these properties after the work is performed. Approximately $20.6 million of such contractual reimbursement arrangements as of December 31, 2012, is classified as receivable assets related to amounts waiting to be invoiced and/or collected.

 

Demand for a large portion of our products and services is driven by oil and gas industry activity, which is affected by oil and natural gas commodity pricing. Given that North American natural gas prices have been volatile and decreased relative to crude oil prices during the past year, drilling activity related to natural gas wells in North America has decreased. While only a portion of our revenues are related to gas drilling activity, we are exposed to the impact that this decreased demand could have on our businesses. In particular, our Production Testing, Compressco, and Fluids segments are vulnerable to the impact of a sustained low natural gas price environment. In addition, decreases in future worldwide crude oil prices could also affect future overall industry drilling activity in certain of the regions in which we operate. If oil or gas industry activity levels decrease in the future, our levels of operating cash flows may be negatively affected.

 

We are subject to operating hazards normally associated with onshore and offshore oilfield service operations, including fires, explosions, blowouts, cratering, mechanical problems, abnormally pressured formations, and accidents that cause harm to the environment. We maintain various types of insurance that are designed to be applicable in the event of an explosion or other catastrophic event involving our offshore operations. This insurance includes third-party liability, workers’ compensation and employers’ liability, general liability, vessel pollution liability, and operational risk coverage for our Maritech oil and gas properties, including removal of debris, operator’s extra expense, control of well, and pollution and clean up coverage. Our insurance coverage is subject to deductibles that must be satisfied prior to recovery. Additionally, our insurance is subject to certain exclusions and limitations. We believe our policy of insuring against such risks, as well as the levels of insurance we maintain, is typical in the industry. In addition, we provide services and products in the offshore Gulf of Mexico generally pursuant to agreements that create insurance and indemnity obligations for both parties. Our Maritech subsidiary maintains a formalized oil spill response plan that is submitted to the BSEE. Maritech has designated third-party contractors in place to ensure that resources are available as required in the event of an environmental accident. While it is impossible to anticipate every potential accident or incident involving our offshore operations, we believe we have taken appropriate steps to mitigate the potential impact of such an event on the environment in the regions in which we operate.

 

47

 

Investing Activities

 

During 2012, the total amount of our net cash used in investing activities was $206.7 million and included $163.0 millio n for the acquisitions of OPTIMA , ERS and Greywolf in March 2012, April 2012 and July 2012 , respectively. In addition to cash spent on acquisitions, total cash capital expenditures during 2012 were $107.5 million. Approximately $31.8 million of our capital expenditur es during 2012 was spent by our Fluids Division, the majority of which related to the purchase of new equipment to support its onshore frac water management services business. Our Production Enhancement Division spent approximately $62.2 million of capital expenditures, consisting of approximately $40.0 million by the Production Testing segment to add or replace a portion of its production testing equipment fleet , and approximately $22 .2 million by the Compressco segment , primarily for the upgrade and expansion of its wellhead compressor and equipment fleet. Our Offshore Services segment spent approximately $12.1 million for costs on its various heavy lift and dive support vessels. Corporate capital ex penditures were approximately $1.1 million.

 

Generally, a significant majority of our planned capital expenditures is related to identified opportunities to grow and expand our existing businesses (other than Maritech). We plan to spend over $100 million on total capital expenditures during 2013. However, certain of these planned expenditures may be postponed or cancelled in an effort to conserve capital. The deferral of capital projects could affect our ability to compete in the future. As reflected by our recent acquisitions of OPTIMA, ERS, and Greywolf, our long-term growth strategy also continues to include the pursuit of suitable acquisitions or opportunities to expand operations in oil and gas service markets. To the extent we consummate an additional significant acquisition transaction or other capital project, our liquidity position and capital plans will be affected.

 

Sales of assets during 2012 generated approximately $59.3 million of proceeds,  including approximately $42.5 million of net proceeds generated from the sale and leaseback of our corporate headquarters facility in The Woodlands, Texas. In addition, identified Offshore Services segment assets were sold for additional consideration of approximately $10.7 million.

 

Financing Activities 

 

To fund our capital and working capital requirements, we may supplement our existing cash balances and cash flow from operating activities as needed from long-term borrowings, short-term borrowings, equity issuances, and other sources of capital.

 

Our Bank Credit Facilities

 

We have a revolving credit facility with a syndicate of banks pursuant to a credit facility agreement that was most recently amended in October 2010 (the Credit Agreement). As of December 31, 2012 , we had an outstanding balance on the revolving credit facility of approximately $51.2 million and had $7.9 million in letters of credit and guarantees against the $278 million revolving credit facility, leaving a net availability of $218.9 million. As a result of repayments made subsequent to December 31, 2012, availability under the revolving credit facility has increased to approximately $256.3 million as of March 1, 2013. In addition, the amended credit facility agreement allows us to increas e the facility by $150 million up to a $428 million limit upon the agreement of the lenders and the satisfaction of certain conditions. Included in the approximately $51.2 million outstanding borrowings under the credit facility agreement as of December 31, 2012 is approximately $13.2 million equivalent denominated in euros, which has been designated as a hedge of the net investment in our European operations.

 

Under the Credit Agreement, which matures on October 29, 2015, the revolving credit facility is unsecured and guaranteed by certain of our material U.S. subsidiaries (excluding Compressco). Borrowings generally bear interest at the British Bankers Association LIBOR rate plus 1.5% to 2.5%, depending on one of our financial ratios. We pay a commitment fee ranging from 0.225% to 0.500% on unused portions of the facility. The Credit Agreement contains customary covenants and other restrictions, including certain financial ratio covenants based on our levels of debt and interest cost compared to a defined measure of our operating cash flows over a twelve month period. In addition, the Credit Agreement includes limitations on aggregate asset sales, individual acquisitions, and aggregate annual acquisitions and capital expenditures. Access to our revolving credit line is dependent upon our compliance with the financial ratio covenants set forth in the Credit Agreement. Significant deterioration of the financial ratios could result in a default under the Credit Agreement and, if not remedied, could result in termination of the Credit Agreement and acceleration of any outstanding balances. Compressco is an unrestricted subsidiary and is not a borrower or a guarantor under our bank credit facility.

 

48

 

The Credit Agreement includes cross-default provisions relating to any other indebtedness greater than a defined amount. If any such indebtedness is not paid or is accelerated and such event is not remedied in a timely manner, a default will occur under the Credit Agreement. Our Credit Agreement also contains a covenant that restricts us from paying dividends in the event of a default or if such payment would result in an event of default. We are in compliance with all covenants and conditions of our Credit Agreement as of December 31, 2012. Our continuing ability to comply with these financial covenants depends largely upon our ability to generate adequate cash flow. Historically, our financial performance has been more than adequate to meet these covenants, and we expect this trend to continue.

 

Our European Credit Agreement

 

We also have a bank line of credit agreement covering the day to day working capital needs of certain of our European operations (the European Credit Agreement). The European Credit Agreement provides borrowing capacity of up to 5 million euros (approximately $6.7 million equivalent as of December 31, 2012), with interest computed on any outstanding borrowings at a rate equal to the lender’s Basis Rate plus 0.75%. The European Credit Agreement is cancellable by either party with 14 business days notice and contains standard provisions in the event of default. As of December 31, 2012, we had no borrowings outstanding pursuant to the European Credit Agreement.

 

Compressco Partners’ Bank Credit Facility

 

On June 24, 2011, Compressco Partners entered into a credit agreement (the Partnership Credit Agreement) with JPMorgan Chase Bank, N.A., which was amended on December 4, 2012. Under the Partnership Credit Agreement, as amended, Compressco Partners, along with certain of its subsidiaries, are named as borrowers, and all of its existing and future, direct and indirect, domestic subsidiaries are guarantors. We are not a borrower or a guarantor under the Partnership Credit Agreement. The Partnership Credit Agreement, as amended, includes a borrowing capacity of $20.0 million, that is available for letters of credit (with a sublimit of $5.0 million), and includes an uncommitted $20.0 million expansion feature.

 

The Partnership Credit Agreement may be used to fund Compressco Partners’ working capital needs, letters of credit, and for general partnership purposes, including capital expenditures and potential future acquisitions. So long as Compressco Partners is not in default, the Partnership Credit Agreement may also be used to fund Compressco Partners’ quarterly distributions. Borrowings under the Partnership Credit Agreement are subject to the satisfaction of customary conditions, including the absence of a default. As of December 31, 2012, Compressco Partners had an outstanding balance of $10.1 million under the Partnership Credit Agreement. The maturity date of the Partnership Credit Agreement is June 24, 2015.

 

All obligations under the Partnership Credit Agreement and the guarantees of those obligations are secured, subject to certain exceptions, by a first lien security interest in substantially all of the assets (excluding real property) of Compressco Partners and its existing and future, direct and indirect domestic subsidiaries, and all of the capital stock of its existing and future, direct and indirect subsidiaries (limited, in the case of foreign subsidiaries, to 65% of the capital stock of first tier foreign subsidiaries). Borrowings under the Partnership Credit Agreement, as amended, are limited to a borrowing capacity that is determined based on Compressco Partners’ domestic accounts receivable, inventory, and compressor fleet, less a reserve of $3.0 million. As of December 31, 2012, Compressco Partners had availability under its revolving credit facility of $9.5 million, based upon a $19.6 million borrowing capacity and the $10.1 million outstanding balance.

 

Borrowings under the Partnership Credit Agreement bear interest at a rate per annum equal to, at Compressco Partners’ option, either (a) British Bankers Association LIBOR (adjusted to reflect any required bank reserves) for an interest period equal to one, two, three, or six months (as it selects) plus a margin of 2.25% per annum or (b) a base rate determined by reference to the highest of (1) the prime rate of interest announced from time to time by JPMorgan Chase Bank, N.A. or (2) British Bankers Association LIBOR (adjusted to reflect any required bank reserves) for a one-month interest period on such day, plus 2.50% per annum. In addition to paying interest on any outstanding principal under the Partnership Credit Agreement, Compressco Partners is required to pay customary collateral monitoring fees and letter of credit fees, including without limitation, a letter of credit fee equal to the applicable margin on revolving credit LIBOR loans and fronting fees.

 

The Partnership Credit Agreement requires Compressco Partners to maintain a minimum interest coverage ratio (ratio of earnings before interest and taxes to interest) of 2.5 to 1.0 as of the last day of any fiscal quarter, calculated on a trailing four quarter basis, whenever availability is less than $5 million. In addition, the Partnership

 

49

 

Credit Agreement includes customary negative covenants, which, among other things, limit Compressco Partners’ ability to incur additional debt, incur, or permit certain liens to exist, or make certain loans, investments, acquisitions, or other restricted payments. The Partnership Credit Agreement provides that Compressco Partners can make distributions to holders of its common and subordinated units, but only if there is no default or event of default under the facility. If an event of default occurs, the lenders are entitled to take various actions, including the acceleration of amounts due under the Partnership Credit Agreement and all actions permitted to be taken by secured creditors.

 

Senior Notes

 

In April 2006, we issued $90.0 million in aggregate principal amount of Series 2006-A Senior Notes pursuant to our existing Master Note Purchase Agreement dated September 2004, as supplemented as of April 18, 2006. The Series 2006-A Senior Notes bear interest at the fixed rate of 5.90% and mature on April 30, 2016. Interest on the 2006-A Senior Notes is due semiannually on April 30 and October 30 of each year.

 

In April 2008, we issued $35.0 million in aggregate principal amount of Series 2008-A Senior Notes and $90.0 million in aggregate principal amount of Series 2008-B Senior Notes (collectively the Series 2008 Senior Notes) pursuant to a Note Purchase Agreement dated April 30, 2008. The Series 2008-A Senior Notes bear interest at the fixed rate of 6.30% and mature on April 30, 2013. The Series 2008-B Senior Notes bear interest at the fixed rate of 6.56% and mature on April 30, 2015. Interest on the Series 2008 Senior Notes is due semiannually on April 30 and October 31 of each year. We anticipate funding the repayment of the Series 2008-A Senior Notes in April 2013 with available cash balances, borrowings under our revolving credit facility, or through the issuance of additional debt instruments.

 

In December 2010, we issued $65.0 million in aggregate principal amount of Series 2010-A Senior Notes and $25.0 million in aggregate principal amount of Series 2010-B Senior Notes (collectively, the 2010 Senior Notes) pursuant to a Note Purchase Agreement dated September 30, 2010. The Series 2010-A Senior Notes bear interest at the fixed rate of 5.09% and mature on December 15, 2017. The Series 2010-B Senior Notes bear interest at the fixed rate of 5.67% and mature on December 15, 2020. Interest on the Series 2010 Senior Notes is due semiannually on June 15 and December 15 of each year.

 

Each of the Senior Notes was sold in the United States to accredited investors pursuant to an exemption from the Securities Act of 1933. We may prepay the Senior Notes, in whole or in part, at any time at a price equal to 100% of the principal amount outstanding, plus accrued and unpaid interest and a “make-whole” prepayment premium. The Senior Notes are unsecured and are guaranteed by substantially all of our wholly owned U.S. subsidiaries. The Note Purchase Agreement and the Master Note Purchase Agreement, as supplemented, contain customary covenants and restrictions and require us to maintain certain financial ratios, including a minimum level of net worth and a ratio between our long-term debt balance and a defined measure of operating cash flow over a twelve month period. The Note Purchase Agreement and the Master Note Purchase Agreement also contain customary default provisions as well as a cross-default provision relating to any other of our indebtedness of $20 million or more. We are in compliance with all covenants and conditions of the Note Purchase Agreement and the Master Note Purchase Agreement as of December 31, 2012. Upon the occurrence and during the continuation of an event of default under the Note Purchase Agreement and the Master Note Purchase Agreement, as supplemented, the Senior Notes may become immediately due and payable, either automatically or by declaration of holders of more than 50% in principal amount of the Senior Notes outstanding at the time.

 

Other Sources and Uses

 

In addition to the aforementioned revolving credit facilities, we fund our short-term liquidity requirements from cash generated by operations and from short-term vendor financing. Should additional capital be required, we believe that we have the ability to raise such capital through the issuance of additional debt or equity. However, instability or volatility in the capital markets at the times we need to access capital may affect the cost of capital and the ability to raise capital for an indeterminable length of time. As discussed above, our Credit Agreement matures in 2015, and our Senior Notes mature at various dates between April 2013 and December 2020. The replacement of these capital sources at similar or more favorable terms is not certain. If it is necessary to issue equity to fund our capital needs, dilution to our common stockholders will occur.

 

50

 

Compressco Partners’ Partnership Agreement requires that within 45 days after the end of each quarter, it distribute all of its available cash, as defined in the Partnership Agreement, to its unitholders of record on the applicable record date. For the year ended December 31, 2012, net of distributions paid to us, Compressco Partners distributed approximately $4. 5 million to its public unitholders.

 

Off Balance Sheet Arrangements

 

An “off balance sheet arrangement” is defined as any contractual arrangement to which an entity that is not consolidated with us is a party, under which we have, or in the future may have:

         any obligation under a guarantee contract that requires initial recognition and measurement under U.S. Generally Accepted Accounting Principles;

         a retained or contingent interest in assets transferred to an unconsolidated entity or similar arrangement that serves as credit, liquidity, or market risk support to that entity for the transferred assets;

         any obligation under certain derivative instruments; or

         any obligation under a material variable interest held by us in an unconsolidated entity that provides financing, liquidity, market risk or credit risk support to us, or engages in leasing, hedging, or research and development services with us.

 

As of December 31, 2012 and 2011 , we had no “off balance sheet arrangements” that may have a current or future material effect on our consolidated financial condition or results of operations. For a discussion of operating leases, including the lease of our corporate headquarters facility, see “Note E – Leases” in the Notes to Consolidated Financial Statements.

 

Commitments and Contingencies

 

Litigation

 

We are named defendants in several lawsuits and respondents in certain governmental proceedings arising in the ordinary course of business. While the outcome of lawsuits or other proceedings against us cannot be predicted with certainty, management does not consider it reasonably possible that a loss resulting from such lawsuits or other proceedings in excess of any amounts accrued has been incurred that is expected to have a material adverse impact on our financial condition, results of operations, or liquidity.

 

Environmental

 

One of our subsidiaries, TETRA Micronutrients, Inc. (TMI), previously owned and operated a production facility located in Fairbury, Nebraska. TMI is subject to an Administrative Order on Consent issued to American Microtrace, Inc. (n/k/a/ TETRA Micronutrients, Inc.) in the proceeding styled In the Matter of American Microtrace Corporation , EPA I.D. No. NED00610550, Respondent, Docket No. VII-98-H-0016, dated September 25, 1998 (the Consent Order), with regard to the Fairbury facility. TMI is liable for future remediation costs and ongoing environmental monitoring at the Fairbury facility under the Consent Order; however, the current owner of the Fairbury facility is responsible for costs associated with the closure of that facility.

 

Product Purchase Obligations

 

In the normal course of our Fluids Division operations, we enter into supply agreements with certain manufacturers of various raw materials and finished products. Some of these agreements have terms and conditions that specify a minimum or maximum level of purchases over the term of the agreement. Other agreements require us to purchase the entire output of the raw material or finished product produced by the manufacturer. Our purchase obligations under these agreements apply only with regard to raw materials and finished products that meet specifications set forth in the agreements. We recognize a liability for the purchase of such products at the time we receive them. As of December 31, 2012 , the aggregate amount of the fixed and determinable portion of the purchase obligation pursuant to our Fluids Division’s supply agreements was approximately $ 220.2 million, extending through 2029.

 

51

 

Other Contingencies

 

Related to its remaining oil and gas property decommissioning liabilities, our Maritech subsidiary estimates the third-party fair values (including an estimated profit) to plug and abandon wells, decommission the pipelines and platforms, and clear the sites, and uses these estimates to record Maritech’s decommissioning liabilities, net of amounts allocable to joint interest owners .

 

Contractual Obligations

 

The table below summarizes our contractual cash obligations as of December 31, 2012 :

 

 

Payments Due

 

Total

 

2013

 

2014

 

2015

 

2016

 

2017

 

Thereafter

 

(In Thousands)

Long-term debt

$

366,709  

 

 

$

35,441  

 

 

$

 

 

 

$

151,268  

 

 

$

90,000  

 

 

$

65,000  

 

 

$

25,000  

 

Interest on debt

 

72,671  

 

 

 

21,240  

 

 

 

20,509  

 

 

 

15,666  

 

 

 

6,472  

 

 

 

4,590  

 

 

 

4,194  

 

Purchase obligations

 

220,175  

 

 

 

14,275  

 

 

 

14,275  

 

 

 

14,275  

 

 

 

14,275  

 

 

 

14,275  

 

 

 

148,800  

 

Decommissioning and

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

other asset retirement

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

obligations (1)

 

94,921  

 

 

 

80,667  

 

(3)

 

6,727  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

7,527  

 

Operating and

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

capital leases

 

73,381  

 

 

 

11,028  

 

 

 

7,471  

 

 

 

5,995  

 

 

 

5,182  

 

 

 

4,566  

 

 

 

39,139  

 

Total contractual

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

cash obligations (2)

$

827,857  

 

 

$

162,651  

 

 

$

48,982  

 

 

$

187,204  

 

 

$

115,929  

 

 

$

88,431  

 

 

$

224,660  

 

 


(1)

We have estimated the timing of these payment s for decommissioning liabilities based upon our plans and the plans of outside operators, which are subject to many changing variables, including the estimated life of the producing oil and gas properties, which is affected by changing oil and gas commodity prices. The amounts shown represent the undiscounted obligation as of December 31, 2012 .

(2)

Amounts exclude other long-term liabilities reflected in our Consolidated Balance Sheet that do not have known payment streams. These excluded amounts include approximately $ 4.6 million of liabilities under FASB Codification Topic 740, “Accounting for Uncertainty in Income Taxes,” as we are unable to reasonably estimate the ultimate amount or timing of settlements. See “Note F – Income Taxes,” in the Notes to Consolidated Financial Statements for further discussion.

(3)

Approximatel y $ 13.9 m illion of the amounts expected to be paid in 2013 represent well abandonment, decommissioning, and debris removal related to offshore platforms destroyed in the 2005 and 2008 hurricanes .

 

New Accounting Pronouncements

 

In June 2011, the FASB published ASU 2011-05, “Comprehensive Income (Topic 220), Presentation of Comprehensive Income” (ASU 2011-05), with the stated objective of improving the comparability, consistency, and transparency of financial reporting and increasing the prominence of items reported in other comprehensive income. As part of ASU 2011-05, the FASB eliminated the option to present components of other comprehensive income as part of the statement of changes in stockholders’ equity. The ASU amendments require that all non-owner changes in stockholders’ equity be presented either in a single continuous statement of comprehensive income or in two separate but consecutive statements. The ASU amendments are effective for fiscal years, and interim periods within those years, beginning after December 15, 2011, and the amendments are applied retrospectively. In December 2011, with the issuance of ASU 2011-12, “Deferral of the Effective Date for Amendments to the Presentation of Reclassifications of Items Out of Accumulated Other Comprehensive Income in Accounting Standards Update No. 2011-05,” the FASB announced that it has deferred certain aspects of ASU 2011-05. In February 2013, the FASB issued ASU 2013-2, “Reporting of Amounts Reclassified Out of Accumulated Other Comprehensive Income,” with the stated objective of improving the reporting of reclassifications out of accumulated other comprehensive income. The amendments in this ASU are effective during interim and annual periods beginning after December 15, 2012. The adoption of these ASUs regarding comprehensive income have not had, and are not expected to have, a significant impact on the accounting or disclosures in our financial statements. 

 

In December 2011, the FASB published ASU 2011-11, “Balance Sheet (Topic 210), Disclosures about Offsetting Assets and Liabilities” (ASU 2011-11), which requires an entity to disclose the nature of its rights of setoff and related arrangements associated with its financial instruments and derivative instruments. The objective of ASU 2011-11 is to make financial statements that are prepared under U.S. generally accepted accounting principles more comparable to those prepared under International Financial Reporting Standards. The new disclosures will give financial statement users information about both gross and net exposures. In January 2013, the FASB published ASU 2013-01, “Balance Sheet (Topic 210), Clarifying the Scope of Disclosures about

 

52

 

Offsetting Assets and Liabilities” (ASU 2013-01), with the stated objective of clarifying the scope of offsetting disclosures and address any unintended consequences of ASU 2011-11. ASU 2011-11 and ASU 2013-01 are effective for interim and annual reporting period beginning after January 1, 2013 and will be applied on a retrospective basis. The adoption of ASU 2011-11 and ASU 2013-01 are not expected to have a material impact on our financial condition, results of operations, or liquidity.

 

Item 7A . Quantitative and Qualitative Disclosures about Market Risk.

 

Interest Rate Risk

 

During the last half of 2012, we borrowed $38.0 million and 10.0 million euros (approximately $13.2 million equivalent as of December 31, 2012), net of repayments, pursuant to our revolving credit facility, which included funding for a portion of the consideration for the acquisition of Greywolf. During 2012, Compressco Partners borrowed $10.1 million to fund the expansion and upgrade of its compressor and equipment fleet. Each of these borrowings was made under existing revolving credit facilities that bear interest at an agreed-upon percentage rate spread above LIBOR, and is therefore subject to market risk exposure related to changes in applicable interest rates.

 

The following table sets forth as of December 31, 2012, our principal cash flows for our long-term debt obligations (which bear a variable rate of interest) and weighted average effective interest rate by their expected maturity dates. We are not a party to an interest rate swap contract or other derivative instrument designed to hedge our exposure to interest rate fluctuation risk.

 

 

Expected Maturity Date

 

 

 

Fair

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Market

 

2013

 

2014

 

2015

 

2016

 

2017

 

Thereafter

 

Total

 

Value

 

 

As of December 31, 2012

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Long-term debt:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

U.S. dollar variable rate

$

 

 

 

$

 

 

 

$

48,050  

 

 

$

 

 

 

$

 

 

 

$

 

 

 

$

48,050  

 

 

$

48,050  

 

Euro variable rate (in $US)

 

 

 

 

 

 

 

 

 

13,218  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

13,218  

 

 

 

13,218  

 

Weighted average

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

interest rate (variable)

 

 

 

 

 

 

 

 

 

2.739%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2.739%  

 

 

 

 

 

U.S. dollar fixed rate

$

35,441  

 

 

$

 

 

 

$

90,000  

 

 

$

90,000  

 

 

$

65,000  

 

 

$

25,000  

 

 

$

305,441  

 

 

$

327,399  

 

Weighted average

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

interest rate (fixed)

 

6.300%  

 

 

 

 

 

 

 

6.560%  

 

 

 

5.900%  

 

 

 

5.090%  

 

 

 

5.670%  

 

 

 

5.900%  

 

 

 

 

 

Variable to fixed swaps

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fixed pay rate

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Variable receive rate

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exchange Rate Risk

 

We are exposed to fluctuations between the U.S. dollar and the euro with regard to our euro-denominated operating activities. In July 2012, we designated the 10.0 million euro borrowing described above as a hedge for our euro-denominated operations.

 

The following table sets forth as of December 31, 2012, our cash flows for our long-term debt obligations, which are denominated in euros. This information is presented in U.S. dollar equivalents. The table presents principal cash flows and related weighted average interest rates by its expected maturity dates. As described above, we utilize the long-term borrowings detailed in the following table as a hedge of our investment in foreign operations and are currently not a party to a foreign currency swap contract or other derivative instrument designed to further hedge our currency exchange rate risk exposure.

 

53

 

 

Expected Maturity Date

 

 

 

Fair

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Market

 

2013

 

2014

 

2015

 

2016

 

2017

 

Thereafter

 

Total

 

Value

 

 

As of December 31, 2012

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Long-term debt:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Euro variable rate (in $US)

$

 

 

 

$

 

 

 

$

13,218  

 

 

$

 

 

 

$

 

 

 

$

 

 

 

$

13,218  

 

 

$

13,218  

 

Euro fixed rate (in $US)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

interest rate

 

 

 

 

 

 

 

 

 

2.634%  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2.634%  

 

 

 

 

 

Variable to fixed swaps

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fixed pay rate

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Variable receive rate

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Commodity Price Risk

 

We will be exposed to the commodity price risk associated with Maritech’s oil and natural gas production that we will continue to own until it is sold. Due to the minimal amount of expected production following the sale, such commodity price risk exposure is not expected to be significant.

 

Item 8.   Financial Statements and Supplementary Data.

 

Our financial statements and supplementary data for us and our subsidiaries required to be included in this Item   8 are set forth in Item 15 of this Report.

 

Item 9.   Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.

 

None.

 

Item 9A.   Controls and Procedures.

 

Conclusion Regarding the Effectiveness of Disclosure Controls and Procedures

 

Under the supervision and with the participation of our management, including our Chief Executive Officer and Chief Financial Officer, we conducted an evaluation of our disclosure controls and procedures, as such term is defined under Rule 13a-15(e) promulgated under the Securities Exchange Act of 1934, as amended (the Exchange Act). Based on this evaluation, the Chief Executive Officer and Chief Financial Officer concluded that our disclosure controls and procedures were effective as of December 31, 2012 , the end of the period covered by this Annual Report.

 

Management’s Report on Internal Control over Financial Reporting

 

Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rule 13a-15(f). Under the supervision and with the participation of management, including our Chief Executive Officer and Chief Financial Officer, an evaluation of the effectiveness of our internal control over financial reporting was conducted based on the framework in Internal Control – Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO). Based on that evaluation under the framework in Internal Control – Integrated Framework issued by the COSO, our management concluded that our internal control over financial reporting was effective as of December 31, 2012 .

 

An assessment of the effectiveness of our internal control over financial reporting as of December 31, 2012 , has been performed by Ernst & Young LLP, an independent registered public accounting firm, as stated in their report which is included herein.

 

54

 

Changes in Internal Control over Financial Reporting

 

There were no changes in our internal control over financial reporting during the fiscal quarter ending December 31, 2012 , that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

 

Item 9B. Other Information.

 

None.

 

PART III

 

Item 10. Directors, Executive Officers, and Corporate Governance.

 

The information required by this Item is hereby incorporated by reference from the information appearing under the captions “Proposal No. 1: Election of Directors,” “Executive Officers,” “Corporate Governance,” “Board Meetings and Committees,” and “Section 16(a) Beneficial Ownership Reporting Compliance” in our definitive proxy statement (the Proxy Statement) for the annual meeting of stockholders to be held on May 3 , 2013 , which involves the election of directors and is to be filed with the Securities and Exchange Commission (SEC) pursuant to the Securities Exchange Act of 1934 as amended (the Exchange Act) within 120 days of the end of our fiscal year on December   31, 2012 .

 

Item 11. Executive Compensation.

 

The information required by this Item is hereby incorporated by reference from the information appearing under the captions “Management and Compensation Committee Report,” “Management and Compensation Committee Interlocks and Insider Participation,” “Compensation Discussion and Analysis,” “Compensation of Executive Officers,” and “Director Compensation” in our Proxy Statement. Notwithstanding the foregoing, in accordance with the instructions to Item 407 of Regulation S-K, the information contained in our Proxy Statement under the subheading “Management and Compensation Committee Report” shall be deemed furnished, and not filed, in this Form 10-K, and shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, or the Exchange Act, as a result of this furnishing, except to the extent we specifically incorporate it by reference.

 

Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.

 

The information required by this Item is hereby incorporated by reference from the information appearing under the captions “Beneficial Stock Ownership of Certain Stockholders and Management” and “Equity Compensation Plan Information” in our Proxy Statement.

 

Item 13. Certain Relationships and Related Transactions, and Director Independence.

 

The information required by this Item is hereby incorporated by reference from the information appearing under the captions “Certain Transactions” and “Director Independence” in our Proxy Statement.

 

Item 14. Principal Accounting Fees and Services.

 

The information required by this Item is hereby incorporated by reference from the information appearing under the caption “Fees Paid to Principal Accounting Firm” in our Proxy Statement.

 

55

 

PART IV

 

Item 15. Exhibits and Financial Statement Schedules .

 

(a ) List of documents filed as part of this Report

 

1.

Financial Statements of the Company

 

 

 

Page

 

Reports of Independent Registered Public Accounting Firm

 

F-1

 

Consolidated Balance Sheets at December 31, 2012 and 2011

 

F-3

 

Consolidated Statements of Operations for the years ended

  December 31, 2012, 2011, and 2010

 

F-5

 

Consolidated Statements of Comprehensive Income (Loss) for the years ended

  December 31, 2012, 2011, and 2010

 

F-6

 

Consolidated Statements of Equity for the years ended

  December 31, 2012, 2011, and 2010

 

F-7

 

Consolidated Statements of Cash Flows for the years ended

  December 31, 2012, 2011, and 2010

 

F-8

 

Notes to Consolidated Financial Statements

 

F-9

2.

Financial statement schedules have been omitted as they are not required, are not applicable, or the required information is included in the financial statements or notes thereto.

 

 

3.

List of Exhibits

 

 

 

2.1

Asset Purchase Agreement, dated as of July 18, 2012, by and among Greywolf Production Systems Inc., GPS Limited, Greywolf USA Holdings, Inc., 1554531 Alberta Ltd., the shareholders designated therein, Greywolf Energy Services Ltd. And TETRA Production Testing Services, LLC (incorporated by reference to Exhibit 2.1 to the Company’s Form 8-K filed on July 20, 2012 (SEC File No. 001-13455)).

 

3.1

Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 3.1 to the Company’s Registration Statement on Form S-4 filed on December 27, 1995 (SEC File No. 33-80881)).

 

3.2

Certificate of Amendment of Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 3.1 to the Company’s Registration Statement on Form S-4 filed on December 27, 1995 (SEC File No. 33-80881)).

 

3.3

Certificate of Amendment of Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 3.1(ii) to the Company’s Annual Report on Form 10-K for the year ended December 31, 2003 filed on March 15, 2004 (SEC File No. 001-13455)).

 

3.4

Certificate of Amendment of Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 4.4 to the Company’s Registration Statement on Form S-4 filed on May 25, 2004 (SEC File No. 333-115859)).

 

3.5

Certificate of Amendment of Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 4.5 to the Company’s Registration Statement on Form S-8 filed on May 4, 2006 (SEC File No. 333-133790)).

 

3.6

Certificate of Designation of Series One Junior Participating Preferred Stock of the Company dated October 27, 1998 (incorporated by reference to Exhibit 2 to the Company’s Registration Statement on Form 8-A filed on October 28, 1998 (SEC File No. 001-13455)).

 

3.7

Amended and Restated Bylaws of TETRA Technologies, Inc. (incorporated by reference to Exhibit 4.6 to the Company’s Registration Statement on Form S-8 filed on May 4, 2006 (SEC File No. 333-133790)).

 

4.1

Rights Agreement dated October 26, 1998 between the Company and Computershare Investor Services LLC (as successor in interest to Harris Trust & Savings Bank), as Rights Agent (incorporated by reference to Exhibit 1 to the Company’s Registration Statement on Form 8-A filed on October 28, 1998 (SEC File No. 001-13455)).


56

 

4.2

Master Note Purchase Agreement, dated September 27, 2004 by and among TETRA Technologies, Inc. and Jackson National Life Insurance Company, Massachusetts Mutual Life Insurance Company, C.M. Life Insurance Company, Allstate Life Insurance Company, Teachers Insurance and Annuity Association of America, Pacific Life Insurance Company, the Prudential Assurance Company Limited (PAC), and Panther CDO II, B.V. (incorporated by reference to Exhibit 4.1 to the Company’s Form 8-K filed on September 30, 2004 (SEC File No. 001-13455)).

 

4.3

Form of Subsidiary Guaranty dated September 27, 2004, executed by TETRA Applied Holding Company, TETRA International Incorporated, TETRA Micronutrients, Inc., TETRA Process Services, Inc., TETRA Thermal, Inc., Maritech Resources, Inc., Seajay Industries, Inc., TETRA Investment Holding Co., Inc., TETRA Financial Services, Inc., Compressco, Inc., Providence Natural Gas, Inc., TETRA Applied LP, LLC, TETRA Applied GP, LLC, TETRA Production Testing GP, LLC, TPS Holding Company, LLC, T Production Testing, LLC, TETRA Real Estate, LLC, TETRA Real Estate, LP, Compressco Testing, L.L.C., Compressco Field Services, Inc., TETRA Production Testing Services, L.P., and TETRA Applied Technologies, L. P., for the benefit of the holders of the Notes (incorporated by reference to Exhibit 4.4 to the Company’s Form 8-K filed on September 30, 2004 (SEC File No. 001-13455)).

 

4.4

First Supplement to Master Note Purchase Agreement, dated April   18, 2006, by and among TETRA Technologies, Inc. and Jackson National Life Insurance Company, Allianz Life Insurance Company of North America, United of Omaha Life Insurance Company, Mutual of Omaha Insurance Company, CUNA Mutual Life Insurance Company, CUNA Mutual Insurance Society, CUMIS Insurance Society, Inc., Members Life Insurance Company, and Modern Woodmen of America, attaching the form of the 5.90% Senior Notes, Series 2006-A, due April 30, 2016 as an exhibit thereto (incorporated by reference to Exhibit 4.1 to the Company’s Form 8-K filed on April 20, 2006 (SEC File No. 001-13455)).

 

4.5

Note Purchase Agreement, dated April 30, 2008, by and among TETRA Technologies, Inc. and The Prudential Insurance Company of America, Physicians Mutual Insurance Company, The Lincoln National Life Insurance Company, The Guardian Life Insurance Company of America, The Guardian Insurance & Annuity Company, Inc., Massachusetts Mutual Life Insurance Company, Hakone Fund II LLC, C.M. Life Insurance Company, Pacific Life Insurance Company, United of Omaha Life Insurance Company, Companion Life Insurance Company, United World Life Insurance Company, Country Life Insurance Company, The Ohio National Life Insurance Company and Ohio National Life Assurance Corporation (incorporated by reference to Exhibit 4.1 to the Company’s Form 8-K filed on May 5, 2008 (SEC File No. 001-13455)).

 

4.6

First Amendment to Rights Agreement dated as of November 6, 2008, by and between TETRA Technologies, Inc. and Computershare Trust Company, N.A. (as successor rights agent to Harris Trust and Savings Bank), as Rights Agent (incorporated by reference to Exhibit 4.1 to the Company’s Form 8-K filed on November 6, 2008 (SEC File No. 001-13455)).

 

4.7

Form of 6.30% Senior Notes, Series 2008-A, due April 30, 2013 (incorporated by reference to Exhibit 4.2 to the Company’s Form 8-K filed on May 5, 2008 (SEC File No. 001-13455)).

 

4.8

Form of 6.56% Senior Notes, Series 2008-B, due April 30, 2015 (incorporated by reference to Exhibit 4.3 to the Company’s Form 8-K filed on May 5, 2008 (SEC File No. 001-13455)).

 

4.9

Form of Subsidiary Guarantee dated as of April 30, 2008, executed by Beacon Resources, LLC, Compressco Field Services, Inc., EPIC Diving and Marine Services, LLC, Maritech Resources, Inc., TETRA Applied Technologies, LLC, TETRA International Incorporated, TETRA Process Services, L.C., TETRA Production Testing Services, LLC, and Maritech Timbalier Bay, LP, for the benefit of the holders of the Notes (incorporated by reference to Exhibit 4.4 to the Company’s Form 8-K filed on May 5, 2008 (SEC File No. 0001-13455)).

 

4.10

Note Purchase Agreement, dated September 30, 2010, by and among TETRA Technologies, Inc. and The Lincoln National Life Insurance Company, Teachers Insurance and Annuity Association of America, Wells Fargo Bank, N.A., The Guardian National Life Insurance Company of America, The Guardian Insurance & Annuity Company, Inc., Southern Farm Bureau Life Insurance Company, Primerica Life Insurance Company, Prime Reinsurance Company, Inc., Senior Health Insurance Company of Pennsylvania, The Union Central Life Insurance Company, Ameritas Life Insurance Corp., Acacia Life Insurance Company and First Ameritas Life Insurance Corp. of New York (incorporated by reference to Exhibit 4.1 to the Company’s Current Report on Form 8-K filed on October 8, 2010 (SEC File No. 001-13455)).

 

4.11

Form of 5.09% Senior Notes, Series 2010-A, due December 15, 2017 (incorporated by reference to Exhibit 4.2 to the Company’s Current Report on Form 8-K filed on October 8, 2010 (SEC File No. 001-13455)).

 

4.12

Form of 5.67% Senior Notes, Series 2010-B, due December 15, 2020 (incorporated by reference to Exhibit 4.3 to the Company’s Current Report on Form 8-K filed on October 8, 2010 (SEC File No. 001-13455)).

 

10.1***

1990 Stock Option Plan, as amended through January 5, 2001 (incorporated by reference to Exhibit 10.8 to the Company’s Form 10-K for the year ended December 31, 2000 filed on March 30, 2001 (SEC File No. 001-13455)).

 

10.2***

1996 Stock Option Plan for Nonexecutive Employees and Consultants (incorporated by reference to Exhibit 99.1 to the Company’s Registration Statement on Form S-8 filed on November 19, 1997 (SEC File No. 333-61988)).


57

 

10.3 ***

Agreement between TETRA Technologies, Inc. and Geoffrey M. Hertel, dated February 26, 1993 (incorporated by reference to Exhibit 10.2 to the Company’s Form 8-K filed on January 7, 2005 (SEC File No. 001-13455)).

 

10.4 ***

Form of Incentive Stock Option Agreement, dated as of December 28, 2004 (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on January 7, 2005 SEC File No. 001-13455)).

 

10.5 ***

TETRA Technologies, Inc. 2006 Equity Incentive Compensation Plan (incorporated by reference to Exhibit 4.12 to the Company’s Registration Statement on Form S-8 filed on May 4, 2006 (SEC File No. 333-133790)).

 

10.6 ***

Forms of Employee Incentive Stock Option Agreement, Employee Nonqualified Stock Option Agreement, and Employee Restricted Stock Agreement under the TETRA Technologies, Inc. 2006 Equity Incentive Compensation Plan (incorporated by reference to Exhibits 10.1, 10.2, and 10.3 to the Company’s Form 8-K filed on May 8, 2006 (SEC File No. 001-13455)).

 

10.7 ***

Nonqualified Stock Option Agreement between TETRA Technologies, Inc. and Stuart M. Brightman, dated April 20, 2005 (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on April 22, 2005 (SEC File No. 001-13455)).

 

10.8

Credit Agreement, as amended and restated, dated as of June 27, 2006, among TETRA Technologies, Inc. and certain of its subsidiaries, as borrowers, JPMorgan Chase Bank, N.A., as administrative agent, Bank of America, National Association and Wells Fargo Bank, N.A., as syndication agents, and Comerica Bank, as documentation agent, and the lenders party thereto (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on June 30, 2006 (SEC File No. 001-13455)).

 

10.9

Agreement and First Amendment to Credit Agreement, dated as of December 15, 2006, among TETRA Technologies, Inc. and certain of its subsidiaries, as borrowers, JPMorgan Chase Bank, N.A., as administrative agent, Bank of America, National Association and Wells Fargo Bank, N.A., as syndication agents, and Comerica Bank, as documentation agent, and the lenders party thereto (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on January 10, 2007 (SEC File No. 001-13455)).

 

10.10 + ***

Summary Description of the Compensation of Non-Employee Directors of TETRA Technologies, Inc.

 

10.11 + ***

Summary Description of Named Executive Officer Compensation.

 

10.12 ***

TETRA Technologies, Inc. Nonqualified Deferred Compensation Plan (incorporated by reference to Exhibit 10.9 to the Company’s Form 10-Q filed on August 13, 2002 (SEC File No. 001-13455)).

 

10.13 ***

TETRA Technologies, Inc. Nonqualified Deferred Compensation Plan and The Executive Excess Plan Adoption Agreement effective on June 30, 2005 (incorporated by reference to Exhibit 10.2 to the Company’s Form 10-Q/A filed on March 16, 2006 (SEC File No. 001-13455)).

 

10.14 ***

TETRA Technologies, Inc. 2007 Equity Incentive Compensation Plan (incorporated by reference to Exhibit 4.12 to the Company’s Registration Statement on Form S-8 filed on  May 4, 2007 (SEC File No. 333-142637)).

 

10.15 ***

Forms of Employee Incentive Stock Option Agreement, Employee Nonqualified Stock Option Agreement, and Employee Restricted Stock Agreement under the TETRA Technologies, Inc. 2007 Equity Incentive Compensation Plan (incorporated by reference to Exhibits 4.13, 4.14, and 4.15 to the Company’s Registration Statement on Form S-8 filed on May 4, 2007 (SEC File No. 333-142637)).

 

10.16 ***

TETRA Technologies, Inc. 401(k) Retirement Plan, as amended and restated (incorporated by reference to Exhibit 99.1 to the Company’s Registration Statement on Form S-8 filed on February 22, 2008 (SEC File No. 333-149348)).

 

10.17 ***

Employee Restricted Stock Agreement between TETRA Technologies, Inc. and Philip N. Longorio, dated February 22, 2008 (incorporated by reference to Exhibit 4.12 to the Company’s Registration Statement on Form S-8 filed on February 22, 2008 (SEC File No. 333-149347)).

 

10.18 ***

TETRA Technologies, Inc. Amended and Restated 2007 Equity Incentive Compensation Plan (incorporated by reference to Exhibit 4.12 to the Company’s Registration Statement on Form S-8 filed on May 9, 2008 (SEC File No. 333-150783)).

 

10.19 ***

Form s of Employee Incentive Stock Option Agreement , Employee Nonqualified Stock Option Agreement , Employee Restricted Stock Agreement , and Non-Employee Director Restricted Stock Agreement under the TETRA Technologies, Inc. Amended and Restated 2007 Equity Incentive Compensation Plan (incorporated by reference to Exhibit s 4.13 , 4.14, 4.15 and 4.16 to the Company’s Registration Statement on Form S-8 filed on May 9, 2008 (SEC File No. 333-150783)).

 

10.20 ***

Transition Agreement effective as of May 5, 2009, by and among TETRA Technologies, Inc. and Geoffrey M. Hertel (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on May 8, 2009 (SEC File No. 001-13455)).

 

10.21

Form of Senior Indenture (including form of senior debt security) (incorporated by reference to Exhibit 4.21 to the Company’s Registration Statement on Form S-3 filed on November 30, 2009 (SEC File No. 333-163409)).

 

10.22

Form of Subordinated Indenture (including form of subordinated debt security) (incorporated by reference to Exhibit 4.22 to the Company’s Registration Statement on Form S-3 filed on November 30, 2009 (SEC File No. 333-163409)).


58

 

10.23 ***

TETRA Technologies, Inc. Cash Incentive Compensation Plan (incorporated by reference to Exhibit 4.1 to the Company’s Form 10-Q filed on May 10, 2010 (SEC File No. 001-13455)).

 

10.24 ***

TETRA Technologies, Inc. 2007 Long Term Incentive Compensation Plan (incorporated by reference to Exhibit 4.11 to the Company’s Registration Statement on Form S-8 filed on May 5, 2010 (SEC File No. 333-166537)).

 

10.25 ***

Form s of Employee Incentive Stock Option Agreement , Employee Nonqualified Stock Option Agreement , Empl oyee Restricted Stock Agreement, Non-Employee Consultant Nonqualified Stock Option Agreement , Non-Employee Consultant Restricted Stock Agreement , and Non-Employee Director Restricted Stock Agreement under the TETRA Technologies, Inc. 2007 Long Term Incentive Compensation Plan (incorporated by reference to Exhibit s 4.12 , 4.13, 4.14, 4.15, 4.16 and 4.17 to the Company’s Registration Statement on Form S-8 filed on May 5, 2010 (SEC File No. 333-166537)).

 

10.26

Agreement and Second Amendment to Credit Agreement dated as of October 29, 2010, among TETRA Technologies, Inc. and certain of its subsidiaries, as borrowers, JPMorgan Chase Bank, N.A., as administrative agent, Bank of America, National Association and Wells Fargo Bank, N.A. as syndication agents, and Comerica Bank, as documentation agent, and the lenders party thereto (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on November 3, 2010 (SEC File No. 001-13455)).

 

10.27

Contribution, Conveyance and Assumption Agreement, dated June 20, 2011, by and among Compressco, Inc., Compressco Field Services, Inc., Compressco Canada, Inc., Compressco de Mexico, S. de R.L. de C.V., Compressco Partners GP Inc., Compressco Partners, L.P., Compressco Partners Operating, LLC, Compressco Netherlands B.V., Compressco Holdings, LLC, Compressco Netherlands Cooperatief U.A., Compressco Partners Sub, Inc., TETRA International Incorporated, Production Enhancement Mexico, S. de R.L. de C.V. and TETRA Technologies, Inc. (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on June 30, 2011 (SEC File No. 001-13455)).

 

10.28

Omnibus Agreement dated June 20, 2011, by and among Compressco Partners, L.P., TETRA Technologies, Inc. and Compressco Partners GP Inc. (incorporated by reference to Exhibit 10.2 to the Company’s Form 8-K filed on June 30, 2011 (SEC File No. 001-13455)).

 

10.29

Purchase and Sale Agreement, dated April 1, 2011, by and between Maritech Resources, Inc. as Seller and Tana Exploration Company LLC as Buyer (incorporated by reference to Exhibit 10.3 to the Company’s Form 10-Q filed on August 9, 2011 (SEC File No. 001-13455)).

 

10.30 ***

TETRA Technologies, Inc. 2011 Long-Term Incentive Compensation Plan (incorporated by reference to Exhibit 4.11 to the Company’s Registration Statement on Form S-8 filed on May 10, 2011 (SEC File No. 333-174090)).

 

10.31 ***

Form s of Employee Incentive Stock Option Agreement , Employee Nonqualified Stock Option Agreement , Employee Restricted Stock Agreement , Non-Employee Consultant Nonqualified Stock Option Agreement , Non-Employee Consultant Restricted Stock Agreement and Non-Employee Director Restricted Stock Agreement under the TETRA Technologies, Inc. 2011 Long Term Incentive Compensation Plan (incorporated by reference to Exhibit s 4.12 , 4.13, 4.14, 4.15, 4.16 and 4.17 to the Company’s Registration Statement on Form S-8 filed on May 10, 2011 (SEC File No. 333-174090)).

 

10.32 ***

Employee Restricted Stock Agreement between TETRA Technologies, Inc. and Peter J. Pintar dated November 15, 2011 (incorporated by reference to Exhibit 4.11 to the Company’s Registration Statement on Form S-8 filed on November 15, 2011 (SEC File No. 333-177995)).

 

10.33***

Separation and Release Agreement dated July 31, 2012 by and between TETRA Technologies, Inc. and Joseph M. Abell (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on August 1, 2012 (SEC File No. 001-13455)).

 

10.34***

Employee Equity Award Agreement dated August 15, 2012 by and between TETRA Technologies, Inc. and Elijio V. Serrano (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on August 16, 2012 (SEC File No. 001-13455)).

 

10.35 +

Purchase and Sale Agreement dated December 31, 2012 by and between TETRA Technologies, Inc. and Tetris Property LP.

 

10.36 +

Lease Agreement dated December 31, 2012 by and between Tetris Property LP and TETRA Technologies, Inc.

 

21 +

Subsidiaries of the Company.

 

23.1 +

Consent of Ernst & Young, LLP.

 

31.1 +

Certification Pursuant to Rule 13(a)-14(a) or 15(d)-14(a) of the Exchange Act, As Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

 

31.2 +

Certification Pursuant to Rule 13(a)-14(a) or 15(d)-14(a) of the Exchange Act, As Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

 

32.1**

Certification Furnished Pursuant to 18 U.S.C. Section 1350, As Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (Chief Executive Officer).

 

32.2**

Certification Furnished Pursuant to 18 U.S.C. Section 1350, As Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (Chief Financial Officer).

 

101.INS ++

XBRL Instance Document.

 

101.SCH ++

XBRL Taxonomy Extension Schema Document.


59

 

101.CAL ++

XBRL Taxonomy Extension Calculation Linkbase Document.

 

101.LAB ++

XBRL Taxonomy Extension Label Linkbase Document.

 

101.PRE ++

XBRL Taxonomy Extension Presentation Linkbase Document.

 

101.DEF ++

XBRL Taxonomy Extension Definition Linkbase Document.

 


+

Filed with this report.

**

Furnished with this report.

***

Management contract or compensatory plan or arrangement.

++

Attached as Exhibit 101 to this report are the following documents formatted in XBRL (Extensible Business Reporting Language): (i) Consolidated Statements of Operations for t he years ended December 31, 2012, 2011 and 2010 ; (ii) Consolidated Balanc e Sheets as of December 31, 2012 and December 31, 2011 ; (iii) Consolidated Statements of Comprehensive Income for the years ended December 31, 2012, 2011 and 2010; (iv ) Consolidated Statements of Cash Flows for t he years ended December 31, 2012, 2011 and 2010; ( v) Consolidated Statements of Stockholders’ Equity for t he years ended December 31, 2012, 2011 and 2010 ; and (v i ) Notes to Consolidated Financial Statements for t he year ended December 31, 2012 .

 

 

 

 

 

60

 

SIGNATURES

 

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, TETRA Technologies, Inc. has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

 

        TETRA Technologies, Inc.

 

 

 

Date: March 1, 2013

By:

/s/Stuart M. Brightman

 

 

Stuart M. Brightman , President & CEO

 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated:

 

Signature

Title

Date

/s/Ralph S. Cunningham

Chairman of

March 1, 2013

Ralph S. Cunningham

the Board of Directors

 

 

 

 

/s/Stuart M. Brightman

President, Chief Executive

March 1, 2013

Stuart M. Brightman

Officer and Director

 

 

(Principal Executive Officer)

 

 

 

 

/s/Elijio V. Serrano

Senior Vice President and

March 1, 2013

Elijio V. Serrano

Chief Financial Officer

 

 

(Principal Financial Officer)

 

 

 

 

/s/Ben C. Chambers

Vice President – Accounting

March 1, 2013

Ben C. Chambers

and Controller

 

 

(Principal Accounting Officer)

 

 

 

 

/s/Thomas R. Bates, Jr.

Director

March 1, 2013

Thomas R. Bates, Jr.

 

 

   

 

 

/s/Paul D. Coombs

Director

March 1, 2013

Paul D. Coombs

 

 

 

 

 

/s/Tom H. Delimitros

Director

March 1, 2013

Tom H. Delimitros

 

 

 

 

 

/s/Geoffrey M. Hertel

Director

March 1, 2013

Geoffrey M. Hertel

 

 

 

 

 

/s/Kenneth P. Mitchell

Director

March 1, 2013

Kenneth P. Mitchell

 

 

 

 

 

/s/William D. Sullivan

Director

March 1, 2013

William D. Sullivan

 

 

 

 

 

/s/Kenneth E. White, Jr.

Director

March 1, 2013

Kenneth E. White, Jr.

 

 


61


 

 

EXHIBIT INDEX

 

2.1

Asset Purchase Agreement, dated as of July 18, 2012, by and among Greywolf Production Systems Inc., GPS Limited, Greywolf USA Holdings, Inc., 1554531 Alberta Ltd., the shareholders designated therein, Greywolf Energy Services Ltd. And TETRA Production Testing Services, LLC (incorporated by reference to Exhibit 2.1 to the Company’s Form 8-K filed on July 20, 2012 (SEC File No. 001-13455)).

3.1

Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 3.1 to the Company’s Registration Statement on Form S-4 filed on December 27, 1995 (SEC File No. 33-80881)).

3.2

Certificate of Amendment of Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 3.1 to the Company’s Registration Statement on Form S-4 filed on December 27, 1995 (SEC File No. 33-80881)).

3.3

Certificate of Amendment of Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 3.1(ii) to the Company’s Annual Report on Form 10-K for the year ended December 31, 2003 filed on March 15, 2004 (SEC File No. 001-13455)).

3.4

Certificate of Amendment of Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 4.4 to the Company’s Registration Statement on Form S-4 filed on May 25, 2004 (SEC File No. 333-115859)).

3.5

Certificate of Amendment of Restated Certificate of Incorporation of TETRA Technologies, Inc. (incorporated by reference to Exhibit 4.5 to the Company’s Registration Statement on Form S-8 filed on May 4, 2006 (SEC File No. 333-133790)).

3.6

Certificate of Designation of Series One Junior Participating Preferred Stock of the Company dated October 27, 1998 (incorporated by reference to Exhibit 2 to the Company’s Registration Statement on Form 8-A filed on October 28, 1998 (SEC File No. 001-13455)).

3.7

Amended and Restated Bylaws of TETRA Technologies, Inc. (incorporated by reference to Exhibit 4.6 to the Company’s Registration Statement on Form S-8 filed on May 4, 2006 (SEC File No. 333-133790)).

4.1

Rights Agreement dated October 26, 1998 between the Company and Computershare Investor Services LLC (as successor in interest to Harris Trust & Savings Bank), as Rights Agent (incorporated by reference to Exhibit 1 to the Company’s Registration Statement on Form 8-A filed on October 28, 1998 (SEC File No. 001-13455)).

4.2

Master Note Purchase Agreement, dated September 27, 2004 by and among TETRA Technologies, Inc. and Jackson National Life Insurance Company, Massachusetts Mutual Life Insurance Company, C.M. Life Insurance Company, Allstate Life Insurance Company, Teachers Insurance and Annuity Association of America, Pacific Life Insurance Company, the Prudential Assurance Company Limited (PAC), and Panther CDO II, B.V. (incorporated by reference to Exhibit 4.1 to the Company’s Form 8-K filed on September 30, 2004 (SEC File No. 001-13455)).

4.3

Form of Subsidiary Guaranty dated September 27, 2004, executed by TETRA Applied Holding Company, TETRA International Incorporated, TETRA Micronutrients, Inc., TETRA Process Services, Inc., TETRA Thermal, Inc., Maritech Resources, Inc., Seajay Industries, Inc., TETRA Investment Holding Co., Inc., TETRA Financial Services, Inc., Compressco, Inc., Providence Natural Gas, Inc., TETRA Applied LP, LLC, TETRA Applied GP, LLC, TETRA Production Testing GP, LLC, TPS Holding Company, LLC, T Production Testing, LLC, TETRA Real Estate, LLC, TETRA Real Estate, LP, Compressco Testing, L.L.C., Compressco Field Services, Inc., TETRA Production Testing Services, L.P., and TETRA Applied Technologies, L. P., for the benefit of the holders of the Notes (incorporated by reference to Exhibit 4.4 to the Company’s Form 8-K filed on September 30, 2004 (SEC File No. 001-13455)).

4.4

First Supplement to Master Note Purchase Agreement, dated April   18, 2006, by and among TETRA Technologies, Inc. and Jackson National Life Insurance Company, Allianz Life Insurance Company of North America, United of Omaha Life Insurance Company, Mutual of Omaha Insurance Company, CUNA Mutual Life Insurance Company, CUNA Mutual Insurance Society, CUMIS Insurance Society, Inc., Members Life Insurance Company, and Modern Woodmen of America, attaching the form of the 5.90% Senior Notes, Series 2006-A, due April 30, 2016 as an exhibit thereto (incorporated by reference to Exhibit 4.1 to the Company’s Form 8-K filed on April 20, 2006 (SEC File No. 001-13455)).

4.5

Note Purchase Agreement, dated April 30, 2008, by and among TETRA Technologies, Inc. and The Prudential Insurance Company of America, Physicians Mutual Insurance Company, The Lincoln National Life Insurance Company, The Guardian Life Insurance Company of America, The Guardian Insurance & Annuity Company, Inc., Massachusetts Mutual Life Insurance Company, Hakone Fund II LLC, C.M. Life Insurance Company, Pacific Life Insurance Company, United of Omaha Life Insurance Company, Companion Life Insurance Company, United World Life Insurance Company, Country Life Insurance Company, The Ohio National Life Insurance Company and Ohio National Life Assurance Corporation (incorporated by reference to Exhibit 4.1 to the Company’s Form 8-K filed on May 5, 2008 (SEC File No. 001-13455)).

4.6

First Amendment to Rights Agreement dated as of November 6, 2008, by and between TETRA Technologies, Inc. and Computershare Trust Company, N.A. (as successor rights agent to Harris Trust and Savings Bank), as Rights Agent (incorporated by reference to Exhibit 4.1 to the Company’s Form 8-K filed on November 6, 2008 (SEC File No. 001-13455)).

4.7

Form of 6.30% Senior Notes, Series 2008-A, due April 30, 2013 (incorporated by reference to Exhibit 4.2 to the Company’s Form 8-K filed on May 5, 2008 (SEC File No. 001-13455)).

4.8

Form of 6.56% Senior Notes, Series 2008-B, due April 30, 2015 (incorporated by reference to Exhibit 4.3 to the Company’s Form 8-K filed on May 5, 2008 (SEC File No. 001-13455)).

4.9

Form of Subsidiary Guarantee dated as of April 30, 2008, executed by Beacon Resources, LLC, Compressco Field Services, Inc., EPIC Diving and Marine Services, LLC, Maritech Resources, Inc., TETRA Applied Technologies, LLC, TETRA International Incorporated, TETRA Process Services, L.C., TETRA Production Testing Services, LLC, and Maritech Timbalier Bay, LP, for the benefit of the holders of the Notes (incorporated by reference to Exhibit 4.4 to the Company’s Form 8-K filed on May 5, 2008 (SEC File No. 0001-13455)).

4.10

Note Purchase Agreement, dated September 30, 2010, by and among TETRA Technologies, Inc. and The Lincoln National Life Insurance Company, Teachers Insurance and Annuity Association of America, Wells Fargo Bank, N.A., The Guardian National Life Insurance Company of America, The Guardian Insurance & Annuity Company, Inc., Southern Farm Bureau Life Insurance Company, Primerica Life Insurance Company, Prime Reinsurance Company, Inc., Senior Health Insurance Company of Pennsylvania, The Union Central Life Insurance Company, Ameritas Life Insurance Corp., Acacia Life Insurance Company and First Ameritas Life Insurance Corp. of New York (incorporated by reference to Exhibit 4.1 to the Company’s Current Report on Form 8-K filed on October 8, 2010 (SEC File No. 001-13455)).

4.11

Form of 5.09% Senior Notes, Series 2010-A, due December 15, 2017 (incorporated by reference to Exhibit 4.2 to the Company’s Current Report on Form 8-K filed on October 8, 2010 (SEC File No. 001-13455)).

4.12

Form of 5.67% Senior Notes, Series 2010-B, due December 15, 2020 (incorporated by reference to Exhibit 4.3 to the Company’s Current Report on Form 8-K filed on October 8, 2010 (SEC File No. 001-13455)).

10.1***

1990 Stock Option Plan, as amended through January 5, 2001 (incorporated by reference to Exhibit 10.8 to the Company’s Form 10-K for the year ended December 31, 2000 filed on March 30, 2001 (SEC File No. 001-13455)).

10.2 ***

1996 Stock Option Plan for Nonexecutive Employees and Consultants (incorporated by reference to Exhibit 99.1 to the Company’s Registration Statement on Form S-8 filed on November 19, 1997 (SEC File No. 333-61988)).

10.3 ***

Agreement between TETRA Technologies, Inc. and Geoffrey M. Hertel, dated February 26, 1993 (incorporated by reference to Exhibit 10.2 to the Company’s Form 8-K filed on January 7, 2005 (SEC File No. 001-13455)).

10.4 ***

Form of Incentive Stock Option Agreement, dated as of December 28, 2004 (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on January 7, 2005 SEC File No. 001-13455)).

10.5 ***

TETRA Technologies, Inc. 2006 Equity Incentive Compensation Plan (incorporated by reference to Exhibit 4.12 to the Company’s Registration Statement on Form S-8 filed on May 4, 2006 (SEC File No. 333-133790)).

10.6 ***

Forms of Employee Incentive Stock Option Agreement, Employee Nonqualified Stock Option Agreement, and Employee Restricted Stock Agreement under the TETRA Technologies, Inc. 2006 Equity Incentive Compensation Plan (incorporated by reference to Exhibits 10.1, 10.2, and 10.3 to the Company’s Form 8-K filed on May 8, 2006 (SEC File No. 001-13455)).

10.7 ***

Nonqualified Stock Option Agreement between TETRA Technologies, Inc. and Stuart M. Brightman, dated April 20, 2005 (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on April 22, 2005 (SEC File No. 001-13455)).

10.8

Credit Agreement, as amended and restated, dated as of June 27, 2006, among TETRA Technologies, Inc. and certain of its subsidiaries, as borrowers, JPMorgan Chase Bank, N.A., as administrative agent, Bank of America, National Association and Wells Fargo Bank, N.A., as syndication agents, and Comerica Bank, as documentation agent, and the lenders party thereto (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on June 30, 2006 (SEC File No. 001-13455)).

10.9

Agreement and First Amendment to Credit Agreement, dated as of December 15, 2006, among TETRA Technologies, Inc. and certain of its subsidiaries, as borrowers, JPMorgan Chase Bank, N.A., as administrative agent, Bank of America, National Association and Wells Fargo Bank, N.A., as syndication agents, and Comerica Bank, as documentation agent, and the lenders party thereto (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on January 10, 2007 (SEC File No. 001-13455)).

10.10 + ***

Summary Description of the Compensation of Non-Employee Directors of TETRA Technologies, Inc.

10.11 + ***

Summary Description of Named Executive Officer Compensation.

10.12 ***

TETRA Technologies, Inc. Nonqualified Deferred Compensation Plan (incorporated by reference to Exhibit 10.9 to the Company’s Form 10-Q filed on August 13, 2002 (SEC File No. 001-13455)).

10.13 ***

TETRA Technologies, Inc. Nonqualified Deferred Compensation Plan and The Executive Excess Plan Adoption Agreement effective on June 30, 2005 (incorporated by reference to Exhibit 10.2 to the Company’s Form 10-Q/A filed on March 16, 2006 (SEC File No. 001-13455)).

10.14 ***

TETRA Technologies, Inc. 2007 Equity Incentive Compensation Plan (incorporated by reference to Exhibit 4.12 to the Company’s Registration Statement on Form S-8 filed on  May 4, 2007 (SEC File No. 333-142637)).

10.15 ***

Forms of Employee Incentive Stock Option Agreement, Employee Nonqualified Stock Option Agreement, and Employee Restricted Stock Agreement under the TETRA Technologies, Inc. 2007 Equity Incentive Compensation Plan (incorporated by reference to Exhibits 4.13, 4.14, and 4.15 to the Company’s Registration Statement on Form S-8 filed on May 4, 2007 (SEC File No. 333-142637)).

10.16 ***

TETRA Technologies, Inc. 401(k) Retirement Plan, as amended and restated (incorporated by reference to Exhibit 99.1 to the Company’s Registration Statement on Form S-8 filed on February 22, 2008 (SEC File No. 333-149348)).

10.17 ***

Employee Restricted Stock Agreement between TETRA Technologies, Inc. and Philip N. Longorio, dated February 22, 2008 (incorporated by reference to Exhibit 4.12 to the Company’s Registration Statement on Form S-8 filed on February 22, 2008 (SEC File No. 333-149347)).

10.18 ***

TETRA Technologies, Inc. Amended and Restated 2007 Equity Incentive Compensation Plan (incorporated by reference to Exhibit 4.12 to the Company’s Registration Statement on Form S-8 filed on May 9, 2008 (SEC File No. 333-150783)).

10.19 ***

Form s of Employee Incentive Stock Option Agreement , Employee Nonqualified Stock Option Agreement , Employee Restricted Stock Agreement , and Non-Employee Director Restricted Stock Agreement under the TETRA Technologies, Inc. Amended and Restated 2007 Equity Incentive Compensation Plan (incorporated by reference to Exhibit s 4.13 , 4.14, 4.15 and 4.16 to the Company’s Registration Statement on Form S-8 filed on May 9, 2008 (SEC File No. 333-150783)).

10.20 ***

Transition Agreement effective as of May 5, 2009, by and among TETRA Technologies, Inc. and Geoffrey M. Hertel (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on May 8, 2009 (SEC File No. 001-13455)).

10.21

Form of Senior Indenture (including form of senior debt security) (incorporated by reference to Exhibit 4.21 to the Company’s Registration Statement on Form S-3 filed on November 30, 2009 (SEC File No. 333-163409)).

10.22

Form of Subordinated Indenture (including form of subordinated debt security) (incorporated by reference to Exhibit 4.22 to the Company’s Registration Statement on Form S-3 filed on November 30, 2009 (SEC File No. 333-163409)).

10.23 ***

TETRA Technologies, Inc. Cash Incentive Compensation Plan (incorporated by reference to Exhibit 4.1 to the Company’s Form 10-Q filed on May 10, 2010 (SEC File No. 001-13455)).

10.24 ***

TETRA Technologies, Inc. 2007 Long Term Incentive Compensation Plan (incorporated by reference to Exhibit 4.11 to the Company’s Registration Statement on Form S-8 filed on May 5, 2010 (SEC File No. 333-166537)).

10.25 ***

Form s of Employee Incentive Stock Option Agreement , Employee Nonqualified Stock Option Agreement , Empl oyee Restricted Stock Agreement, Non-Employee Consultant Nonqualified Stock Option Agreement , Non-Employee Consultant Restricted Stock Agreement , and Non-Employee Director Restricted Stock Agreement under the TETRA Technologies, Inc. 2007 Long Term Incentive Compensation Plan (incorporated by reference to Exhibit s 4.12 , 4.13, 4.14, 4.15, 4.16 and 4.17 to the Company’s Registration Statement on Form S-8 filed on May 5, 2010 (SEC File No. 333-166537)).

10.26

Agreement and Second Amendment to Credit Agreement dated as of October 29, 2010, among TETRA Technologies, Inc. and certain of its subsidiaries, as borrowers, JPMorgan Chase Bank, N.A., as administrative agent, Bank of America, National Association and Wells Fargo Bank, N.A. as syndication agents, and Comerica Bank, as documentation agent, and the lenders party thereto (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on November 3, 2010 (SEC File No. 001-13455)).

10.27

Contribution, Conveyance and Assumption Agreement, dated June 20, 2011, by and among Compressco, Inc., Compressco Field Services, Inc., Compressco Canada, Inc., Compressco de Mexico, S. de R.L. de C.V., Compressco Partners GP Inc., Compressco Partners, L.P., Compressco Partners Operating, LLC, Compressco Netherlands B.V., Compressco Holdings, LLC, Compressco Netherlands Cooperatief U.A., Compressco Partners Sub, Inc., TETRA International Incorporated, Production Enhancement Mexico, S. de R.L. de C.V. and TETRA Technologies, Inc. (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on June 30, 2011 (SEC File No. 001-13455)).

10.28

Omnibus Agreement dated June 20, 2011, by and among Compressco Partners, L.P., TETRA Technologies, Inc. and Compressco Partners GP Inc. (incorporated by reference to Exhibit 10.2 to the Company’s Form 8-K filed on June 30, 2011 (SEC File No. 001-13455)).

10.29

Purchase and Sale Agreement, dated April 1, 2011, by and between Maritech Resources, Inc. as Seller and Tana Exploration Company LLC as Buyer (incorporated by reference to Exhibit 10.3 to the Company’s Form 10-Q filed on August 9, 2011 (SEC File No. 001-13455)).

10.30 ***

TETRA Technologies, Inc. 2011 Long-Term Incentive Compensation Plan (incorporated by reference to Exhibit 4.11 to the Company’s Registration Statement on Form S-8 filed on May 10, 2011 (SEC File No. 333-174090)).

10.31 ***

Form s of Employee Incentive Stock Option Agreement , Employee Nonqualified Stock Option Agreement , Employee Restricted Stock Agreement , Non-Employee Consultant Nonqualified Stock Option Agreement , Non-Employee Consultant Restricted Stock Agreement and Non-Employee Director Restricted Stock Agreement under the TETRA Technologies, Inc. 2011 Long Term Incentive Compensation Plan (incorporated by reference to Exhibit s 4.12 , 4.13, 4.14, 4.15, 4.16 and 4.17 to the Company’s Registration Statement on Form S-8 filed on May 10, 2011 (SEC File No. 333-174090)).

10.32 ***

Employee Restricted Stock Agreement between TETRA Technologies, Inc. and Peter J. Pintar dated November 15, 2011 (incorporated by reference to Exhibit 4.11 to the Company’s Registration Statement on Form S-8 filed on November 15, 2011 (SEC File No. 333-177995)).

10.33***

Separation and Release Agreement dated July 31, 2012 by and between TETRA Technologies, Inc. and Joseph M. Abell (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on August 1, 2012 (SEC File No. 001-13455)).

10.34***

Employee Equity Award Agreement dated August 15, 2012 by and between TETRA Technologies, Inc. and Elijio V. Serrano (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on August 16, 2012 (SEC File No. 001-13455)).

10.35 +

Purchase and Sale Agreement dated December 31, 2012 by and between TETRA Technologies, Inc. and Tetris Property LP.

10.36 +

Lease Agreement dated December 31, 2012 by and between Tetris Property LP and TETRA Technologies, Inc.

21 +

Subsidiaries of the Company.

23.1 +

Consent of Ernst & Young, LLP.

31.1 +

Certification Pursuant to Rule 13(a)-14(a) or 15(d)-14(a) of the Exchange Act, As Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2 +

Certification Pursuant to Rule 13(a)-14(a) or 15(d)-14(a) of the Exchange Act, As Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1**

Certification Furnished Pursuant to 18 U.S.C. Section 1350, As Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (Chief Executive Officer).

32.2**

Certification Furnished Pursuant to 18 U.S.C. Section 1350, As Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (Chief Financial Officer).

101.INS ++

XBRL Instance Document.

101.SCH ++

XBRL Taxonomy Extension Schema Document.

101.CAL ++

XBRL Taxonomy Extension Calculation Linkbase Document.

101.LAB ++

XBRL Taxonomy Extension Label Linkbase Document.

101.PRE ++

XBRL Taxonomy Extension Presentation Linkbase Document.

101.DEF ++

XBRL Taxonomy Extension Definition Linkbase Document.

 


+

Filed with this report.

**

Furnished with this report.

***

Management contract or compensatory plan or arrangement.

++

Attached as Exhibit 101 to this report are the following documents formatted in XBRL (Extensible Business Reporting Language): (i) Consolidated Statements of Operations for t he years ended December 31, 2012, 2011 and 2010 ; (ii) Consolidated Balanc e Sheets as of December 31, 2012 and December 31, 2011 ; (iii) Consolidated Statements of Comprehensive Income for the years ended December 31, 2012, 2011 and 2010; (iv ) Consolidated Statements of Cash Flows for t he years ended December 31, 2012, 2011 and 2010; ( v) Consolidated Statements of Stockholders’ Equity for t he years ended December 31, 2012, 2011 and 2010 ; and (v i ) Notes to Consolidated Financial Statements for t he year ended December 31, 2012 .

 

 


REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

 

Board of Directors and Stockholders of

TETRA Technologies, Inc.

 

We have audited the accompanying consolidated balance sheets of TETRA Technologies, Inc. and subsidiaries as of December 31, 2012 and 2011 , and the related consolidated statements of operations, comprehensive income (loss), equity, and cash flows for each of the three years in the period ended December 31, 2012 . These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements based on our audits.

 

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

 

In our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial position of TETRA Technologies, Inc. and subsidiaries at December 31, 2012 and 2011 , and the consolidated results of their operations and their cash flows for each of the three years in the period ended December 31, 2012 , in conformity with U.S. generally accepted accounting principles.

 

We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), TETRA Technologies, Inc.’s internal control over financial reporting as of December 31, 2012 , based on criteria established in Internal Control – Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission and our report dated March 1, 2013 , expressed an unqualified opinion thereon.

 

 

/s/ERNST & YOUNG LLP

 

 

Houston, Texas

March 1, 2013

 

 

 

F-1

 


REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

 

Board of Directors and Stockholders of

TETRA Technologies, Inc.

 

We have audited TETRA Technologies, Inc. and subsidiaries’ internal control over financial reporting as of December 31, 2012 , based on criteria established in Internal Control – Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (the COSO criteria). TETRA Technologies, Inc. and subsidiaries’ management is responsible for maintaining effective internal control over financial reporting , and for its assessment of the effectiveness of internal control over financial reporting included in the accompanying Management’s Report on Internal Control over Financial Reporting . Our responsibility is to express an opinion on the company’s internal control over financial reporting based on our audit.

 

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk , and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.

 

A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.

 

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

 

In our opinio n, TETRA Technologies, Inc. and subsidiaries maintained , in all material respects, effective internal control over financial reporting as of December 31, 2012 , based on the COSO criteria.

 

We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated balance sheets of TETRA Technologies, Inc. and subsidiaries as of December 31, 2012 and 2011 , and the related consolidated statements of operations, comprehensive income (loss), equity , and cash flows for each of the three years in the period ended December 31, 2012 of TETRA Technologies, Inc. and subsidiaries, and our report dated March 1, 2013, expressed an unqualified opinion thereon.

 

/s/ERNST & YOUNG LLP

 

Houston, Texas

March 1, 2013

 

F-2

 


TETRA Technologies, Inc. and Subsidiaries

Consolidated Balance Sheets

(In Thousands)

 

 

December 31, 2012

 

December 31, 2011

 

 

 

 

 

 

ASSETS

 

 

 

 

 

 

 

Current assets:

 

 

 

 

 

 

 

Cash and cash equivalents

$

74,048  

 

 

$

204,412  

 

Restricted cash

 

5,571  

 

 

 

8,780  

 

Trade accounts receivable, net of allowances for doubtful

 

 

 

 

 

 

 

accounts of $1,085 in 2012 and $1,849 in 2011

 

176,352  

 

 

 

141,537  

 

Deferred tax asset

 

29,789  

 

 

 

39,330  

 

Inventories

 

103,041  

 

 

 

99,985  

 

Assets held for sale

 

12,009  

 

 

 

3,743  

 

Prepaid expenses and other current assets

 

34,299  

 

 

 

30,714  

 

Total current assets

 

435,109  

 

 

 

528,501  

 

 

 

 

 

 

 

 

 

Property, plant, and equipment

 

 

 

 

 

 

 

Land and building

 

41,153  

 

 

 

76,937  

 

Machinery and equipment

 

589,725  

 

 

 

530,408  

 

Automobiles and trucks

 

57,708  

 

 

 

46,950  

 

Chemical plants

 

161,565  

 

 

 

158,065  

 

Construction in progress

 

40,452  

 

 

 

25,316  

 

Total property, plant, and equipment

 

890,603  

 

 

 

837,676  

 

Less accumulated depreciation

 

(337,889)

 

 

 

(308,375)

 

Net property, plant, and equipment

 

552,714  

 

 

 

529,301  

 

 

 

 

 

 

 

 

 

Other assets:

 

 

 

 

 

 

 

Goodwill

 

189,604  

 

 

 

99,132  

 

Patents, trademarks and other intangible assets, net of accumulated  

 

 

 

 

 

 

amortization of $27,044 in 2012 and $22,572 in 2011

 

36,735  

 

 

 

11,872  

 

Deferred tax assets

 

594  

 

 

 

258  

 

Other assets

 

47,062  

 

 

 

34,246  

 

Total other assets

 

273,995  

 

 

 

145,508  

 

Total assets

$

1,261,818  

 

 

$

1,203,310  

 

 

 

 

 

 

 

 

 

 

See Notes to Consolidated Financial Statements


F-3

 

TETRA Technologies, Inc. and Subsidiaries

Consolidated Balance Sheets

(In Thousands, Except Share Amounts)

 

 

December 31, 2012

 

December 31, 2011

 

 

 

 

 

 

 

 

LIABILITIES AND EQUITY

 

 

 

 

 

 

 

Current liabilities:

 

 

 

 

 

 

 

Trade accounts payable

$

67,453  

 

 

$

46,382  

 

Accrued liabilities

 

73,254  

 

 

 

80,940  

 

Current portion of long-term debt

 

35,441  

 

 

 

35  

 

Decommissioning and other asset retirement obligations, net

 

80,667  

 

 

 

105,008  

 

Total current liabilities

 

256,815  

 

 

 

232,365  

 

 

 

 

 

 

 

 

 

Long-term debt, net

 

331,268  

 

 

 

305,000  

 

Deferred income taxes

 

41,910  

 

 

 

48,537  

 

Decommissioning and other asset retirement obligations, net

 

14,254  

 

 

 

34,827  

 

Other liabilities

 

24,263  

 

 

 

13,493  

 

Total long-term liabilities

 

411,695  

 

 

 

401,857  

 

 

 

 

 

 

 

 

 

Commitments and contingencies

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Equity:

 

 

 

 

 

 

 

TETRA Stockholders' equity:

 

 

 

 

 

 

 

Common stock, par value $0.01 per share; 100,000,000 shares

 

 

 

 

 

 

 

authorized; 80,446,169, shares issued at December 31, 2012,

 

 

 

 

 

 

 

and 79,673,374 shares issued at December 31, 2011

 

804  

 

 

 

797  

 

Additional paid-in capital

 

226,954  

 

 

 

220,144  

 

Treasury stock, at cost; 2,334,137 shares held at December 31,

 

 

 

 

 

 

 

2012, and 2,249,959 shares held at December 31, 2011

 

(15,027)

 

 

 

(14,841)

 

Accumulated other comprehensive income (loss)

 

(1,494)

 

 

 

(2,877)

 

Retained earnings

 

339,883  

 

 

 

323,923  

 

Total TETRA stockholders' equity

 

551,120  

 

 

 

527,146  

 

Noncontrolling interests

 

42,188  

 

 

 

41,942  

 

Total equity

 

593,308  

 

 

 

569,088  

 

Total liabilities and equity

$

1,261,818  

 

 

$

1,203,310  

 

 

 

 

 

 

 

 

 

 

See Notes to Consolidated Financial Statements


F-4

 

TETRA Technologies, Inc. and Subsidiaries

Consolidated Statements of Operations

(In Thousands, Except Per Share Amounts)

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

Revenues:

 

 

 

 

 

 

 

 

 

 

 

Product sales

$

276,155  

 

 

$

329,489  

 

 

$

419,926  

 

Services and rentals

 

604,676  

 

 

 

515,786  

 

 

 

452,752  

 

Total revenues

 

880,831  

 

 

 

845,275  

 

 

 

872,678  

 

 

 

 

 

 

 

 

 

 

 

 

 

Cost of revenues:

 

 

 

 

 

 

 

 

 

 

 

Cost of product sales

 

242,297  

 

 

 

306,953  

 

 

 

302,675  

 

Cost of services and rentals

 

385,558  

 

 

 

337,235  

 

 

 

291,948  

 

Gain on insurance recoveries

 

 

 

 

 

 

 

 

 

(2,541)

 

Depreciation, depletion, amortization, and accretion

 

75,747  

 

 

 

94,839  

 

 

 

148,022  

 

Impairments of long-lived assets

 

8,360  

 

 

 

15,738  

 

 

 

88,867  

 

Total cost of revenues

 

711,962  

 

 

 

754,765  

 

 

 

828,971  

 

Gross profit

 

168,869  

 

 

 

90,510  

 

 

 

43,707  

 

 

 

 

 

 

 

 

 

 

 

 

 

General and administrative expense

 

133,138  

 

 

 

113,273  

 

 

 

100,132  

 

Interest expense, net

 

17,080  

 

 

 

16,439  

 

 

 

17,304  

 

(Gain) loss on sales of assets

 

(4,916)

 

 

 

(58,674)

 

 

 

89  

 

Other (income) expense, net

 

(4,616)

 

 

 

13,239  

 

 

 

(25)

 

 

 

 

 

 

 

 

 

 

 

 

 

Income (loss) before taxes and discontinued operations

 

28,183  

 

 

 

6,233  

 

 

 

(73,793)

 

Provision (benefit) for income taxes

 

9,429  

 

 

 

751  

 

 

 

(30,468)

 

 

 

 

 

 

 

 

 

 

 

 

 

Income (loss) before discontinued operations

 

18,754  

 

 

 

5,482  

 

 

 

(43,325)

 

 

 

 

 

 

 

 

 

 

 

 

 

Discontinued operations:

 

 

 

 

 

 

 

 

 

 

 

Income (loss) from discontinued operations, net of taxes

 

3  

 

 

 

(64)

 

 

 

(393)

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income (loss)

 

18,757  

 

 

 

5,418  

 

 

 

(43,718)

 

Less: income attributable to noncontrolling interest

 

(2,797)

 

 

 

(1,271)

 

 

 

 

 

Net income (loss) attributable to TETRA stockholders

$

15,960  

 

 

$

4,147  

 

 

$

(43,718)

 

 

 

 

 

 

 

 

 

 

 

 

 

Basic net income (loss) per common share:

 

 

 

 

 

 

 

 

 

 

 

Income (loss) before discontinued operations attributable

 

 

 

 

 

 

 

 

 

 

 

to TETRA stockholders

$

0.21  

 

 

$

0.05  

 

 

$

(0.57)

 

Income (loss) from discontinued operations attributable

 

 

 

 

 

 

 

 

 

 

 

to TETRA stockholders

 

0.00  

 

 

 

(0.00)

 

 

 

(0.01)

 

Net income (loss) attributable to TETRA stockholders

$

0.21  

 

 

$

0.05  

 

 

$

(0.58)

 

Average shares outstanding

 

77,293  

 

 

 

76,616  

 

 

 

75,539  

 

 

 

 

 

 

 

 

 

 

 

 

 

Diluted net income (loss) per common share:

 

 

 

 

 

 

 

 

 

 

 

Income (loss) before discontinued operations attributable

 

 

 

 

 

 

 

 

 

 

 

to TETRA stockholders

$

0.20  

 

 

$

0.05  

 

 

$

(0.57)

 

Income (loss) from discontinued operations attributable

 

 

 

 

 

 

 

 

 

 

 

to TETRA stockholders

 

0.00  

 

 

 

(0.00)

 

 

 

(0.01)

 

Net income (loss) attributable to TETRA stockholders

$

0.20  

 

 

$

0.05  

 

 

$

(0.58)

 

Average diluted shares outstanding

 

77,963  

 

 

 

77,991  

 

 

 

75,539  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

See Notes to Consolidated Financial Statements


F-5

 

TETRA Technologies, Inc. and Subsidiaries

Consolidated Statements of Comprehensive Income (Loss)

(In Thousands)

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

 

 

 

 

 

 

 

 

 

 

 

Net income (loss)

$

18,757  

 

 

$

5,418  

 

 

$

(43,718)

 

Foreign currency translation adjustment, net of taxes

 

 

 

 

 

 

 

 

 

 

 

of $(951) in 2012, $(1,828) in 2011, and $2,041 in 2010

 

1,383  

 

 

 

(6,647)

 

 

 

420  

 

Net change in derivative fair value, net of taxes of

 

 

 

 

 

 

 

 

 

 

 

$1,578 in 2011 and $(15,481) in 2010

 

 

 

 

 

2,663  

 

 

 

(26,135)

 

Comprehensive income (loss)

 

20,140  

 

 

 

1,434  

 

 

 

(69,433)

 

Less: comprehensive income attributable to

 

 

 

 

 

 

 

 

 

 

 

noncontrolling interest

 

(2,797)

 

 

 

(1,271)

 

 

 

 

 

Comprehensive income (loss) attributable to

 

 

 

 

 

 

 

 

 

 

 

TETRA stockholders

$

17,343  

 

 

$

163  

 

 

$

(69,433)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

See Notes to Consolidated Financial Statement


F-6

 

TETRA Technologies, Inc. and Subsidiaries

Consolidated Statements of Equity

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Accumulated Other

 

 

 

 

 

 

 

 

 

 

 

 

 

Common

 

Additional

 

 

 

 

 

Comprehensive Income (Loss)

 

 

 

 

 

 

 

 

 

 

 

Stock

 

Paid-In

 

Treasury

 

Derivative

 

Currency

 

Retained

 

Noncontrolling

 

Total

 

Par Value

 

Capital

 

Stock

 

Instruments

 

Translation

 

Earnings

 

Interest

 

Equity

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance at December 31, 2009

$

770  

 

 

$

193,718  

 

 

$

(8,310)

 

 

 

$

23,472  

 

 

$

3,350  

 

 

$

363,494  

 

 

$

 

 

 

$

576,494  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net loss for 2010

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(43,718)

 

 

 

 

 

 

 

(43,718)

 

Translation adjustment, net of

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

taxes of $2,041

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

420  

 

 

 

 

 

 

 

 

 

 

 

420  

 

Net change in derivative fair value,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

net of taxes of $(15,481)

 

 

 

 

 

 

 

 

 

 

 

 

 

(26,135)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(26,135)

 

Comprehensive loss

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(69,433)

 

Exercise of common stock options

 

8  

 

 

 

1,598  

 

 

 

(9)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,597  

 

Grants of restricted stock, net

 

 

 

 

 

 

 

 

 

(63)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(63)

 

Stock compensation expense

 

 

 

 

 

7,211  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

7,211  

 

Tax benefit related to equity-based

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

compensation, net

 

 

 

 

 

517  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

517  

 

Balance at December 31, 2010

$

778  

 

 

$

203,044  

 

 

$

(8,382)

 

 

$

(2,663)

 

 

$

3,770  

 

 

$

319,776  

 

 

$

 

 

 

$

516,323  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income for 2011

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

4,147  

 

 

 

1,271  

 

 

 

5,418  

 

Translation adjustment, net of

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

taxes of $(1,828)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(6,647)

 

 

 

 

 

 

 

 

 

 

 

(6,647)

 

Net change in derivative fair value,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

net of taxes of $1,578

 

 

 

 

 

 

 

 

 

 

 

 

 

2,663  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2,663  

 

Comprehensive income

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,434  

 

Issuance of Compressco Partners'

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

common units, net of offering costs

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

42,177  

 

 

 

42,177  

 

Distributions to public unitholders

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(1,182)

 

 

 

(1,182)

 

Exercise of common stock options

 

19  

 

 

 

9,965  

 

 

 

(5,803)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

4,181  

 

Grants of restricted stock, net

 

 

 

 

 

 

 

 

 

(656)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(656)

 

Equity compensation expense

 

 

 

 

 

5,801  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

487  

 

 

 

6,288  

 

Other noncontrolling interests

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(811)

 

 

 

(811)

 

Tax benefit related to equity-based

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

compensation, net

 

 

 

 

 

1,334  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,334  

 

Balance at December 31, 2011

$

797  

 

 

$

220,144  

 

 

$

(14,841)

 

 

$

 

 

 

$

(2,877)

 

 

$

323,923  

 

 

$

41,942  

 

 

$

569,088  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income for 2012

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

15,960  

 

 

 

2,797  

 

 

 

18,757  

 

Translation adjustment, net of

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

taxes of $(951)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,383  

 

 

 

 

 

 

 

 

 

 

 

1,383  

 

Comprehensive income

                                                         

20,140  

 

Distributions to public unitholders

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(4,489)

 

 

 

(4,489)

 

Exercise of common stock options

 

7  

 

 

 

943  

 

 

 

(19)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

931  

 

Grants of restricted stock, net

 

 

 

 

 

 

 

 

 

(167)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(167)

 

Equity compensation expense

 

 

 

 

 

7,536  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,905  

 

 

 

9,441  

 

Other noncontrolling interests

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

33  

 

 

 

33  

 

Tax adjustment related to equity-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

based compensation, net

 

 

 

 

 

(1,669)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(1,669)

 

Balance at December 31, 2012

$

804  

 

 

$

226,954  

 

 

$

(15,027)

 

 

$

 

 

 

$

(1,494)

 

 

$

339,883  

 

 

$

42,188  

 

 

$

593,308  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

See Notes to Consolidated Financial Statements


F-7

 

TETRA Technologies, Inc. and Subsidiaries

Consolidated Statements of Cash Flows

(In Thousands)

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

Operating activities:

 

 

 

 

 

 

 

 

 

 

 

Net income (loss)

$

18,757  

 

 

$

5,418  

 

 

$

(43,718)

 

Reconciliation of net income (loss) to cash provided by

 

 

 

 

 

 

 

 

 

operating activities:

 

 

 

 

 

 

 

 

 

 

 

Depreciation, depletion, amortization, and accretion

 

75,747  

 

 

 

94,839  

 

 

 

148,022  

 

Impairments of long-lived assets

 

8,360  

 

 

 

15,738  

 

 

 

88,867  

 

Provision (benefit) for deferred income taxes

 

(2,012)

 

 

 

(5,757)

 

 

 

(45,487)

 

Equity-based compensation expense

 

9,441  

 

 

 

6,288  

 

 

 

7,211  

 

Provision for doubtful accounts

 

(237)

 

 

 

973  

 

 

 

(1)

 

Non-cash income from sold hedge derivatives

 

 

 

 

 

 

 

 

 

(22,853)

 

(Gain) loss on sale of property, plant, and equipment

 

(4,916)

 

 

 

(58,674)

 

 

 

89  

 

Proceeds from insurance settlements

 

 

 

 

 

 

 

 

 

47,772  

 

Excess decommissioning/abandoning costs

 

40,767  

 

 

 

78,382  

 

 

 

53,997  

 

Other non-cash charges and credits

 

(6,527)

 

 

 

(6,149)

 

 

 

(1,012)

 

Changes in operating assets and liabilities, net of assets acquired:  

 

 

 

 

 

 

 

 

 

Accounts receivable

 

(31,229)

 

 

 

16,129  

 

 

 

6,613  

 

Inventories

 

(3,749)

 

 

 

2,158  

 

 

 

17,308  

 

Prepaid expenses and other current assets

 

(1,335)

 

 

 

23,447  

 

 

 

(2,092)

 

Trade accounts payable and accrued expenses

 

7,291  

 

 

 

(29,984)

 

 

 

(5,500)

 

Decommissioning liabilities

 

(94,419)

 

 

 

(101,920)

 

 

 

(95,872)

 

Other

 

1,730  

 

 

 

2,899  

 

 

 

(19)

 

Net cash provided by operating activities

 

17,669  

 

 

 

43,787  

 

 

 

153,325  

 

 

 

 

 

 

 

 

 

 

 

 

 

Investing activities:

 

 

 

 

 

 

 

 

 

 

 

Purchases of property, plant, and equipment

 

(107,524)

 

 

 

(123,604)

 

 

 

(107,684)

 

Business combinations, net of cash acquired

 

(163,305)

 

 

 

(1,500)

 

 

 

(6,250)

 

Proceeds from sale of property, plant, and equipment

 

59,325  

 

 

 

188,273  

 

 

 

2,997  

 

Other investing activities

 

4,817  

 

 

 

(16,330)

 

 

 

(4,949)

 

Net cash provided by (used in) investing activities

 

(206,687)

 

 

 

46,839  

 

 

 

(115,886)

 

 

 

 

 

 

 

 

 

 

 

 

 

Financing activities:

 

 

 

 

 

 

 

 

 

 

 

Proceeds from long-term debt

 

88,426  

 

 

 

 

 

 

 

90,035  

 

Principal payments on long-term debt

 

(28,597)

 

 

 

 

 

 

 

(91,784)

 

Excess tax benefit from equity-based compensation

 

198  

 

 

 

1,334  

 

 

 

517  

 

Proceeds from issuance of Compressco Partners' common units,  

 

 

 

 

 

 

 

 

 

net of underwriters' discount

 

 

 

 

 

50,234  

 

 

 

 

 

Compressco Partners' offering costs

 

 

 

 

 

(2,747)

 

 

 

 

 

Compressco Partners' distributions

 

(4,513)

 

 

 

(1,159)

 

 

 

 

 

Proceeds from sale of common stock and

 

 

 

 

 

 

 

 

 

 

 

exercise of stock options

 

784  

 

 

 

3,418  

 

 

 

1,287  

 

Deferred financing costs

 

 

 

 

 

(347)

 

 

 

(5,963)

 

Net cash provided by (used in) financing activities

 

56,298  

 

 

 

50,733  

 

 

 

(5,908)

 

 

 

 

 

 

 

 

 

 

 

 

 

Effect of exchange rate changes on cash

 

2,356  

 

 

 

(2,307)

 

 

 

435  

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) in cash and cash equivalents

 

(130,364)

 

 

 

139,052  

 

 

 

31,966  

 

Cash and cash equivalents at beginning of period

 

204,412  

 

 

 

65,360  

 

 

 

33,394  

 

Cash and cash equivalents at end of period

$

74,048  

 

 

$

204,412  

 

 

$

65,360  

 

 

 

 

 

 

 

 

 

 

 

 

 

Supplemental cash flow information:

 

 

 

 

 

 

 

 

 

 

 

Interest paid

$

18,711  

 

 

$

18,145  

 

 

$

19,136  

 

Taxes paid (refunded)

 

8,020  

 

 

 

(12,649)

 

 

 

29,095  

 

 

 

 

 

 

 

 

 

 

 

 

 

Supplemental disclosure of non-cash investing  

 

 

 

 

 

 

 

 

 

and financing activities:

 

 

 

 

 

 

 

 

 

 

 

Adjustment of fair value of decommissioning liabilities

 

 

 

 

 

 

 

 

 

 

 

capitalized to oil and gas properties

$

 

 

 

$

1,804  

 

 

$

65,664  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

See Notes to Consolidated Financial Statements


F-8

 

TETRA Technologies, Inc. and Subsidiaries

Notes to Consolidated Financial Statements

December 31, 2012

 

NOTE A – ORGANIZATION AND OPERATIONS

 

We are geographically diversified oil and gas services company, focused on completion fluids and associated products and services, frac water management, after-frac flow back, production well testing, offshore rig cooling, compression based production enhancement, and selected offshore services, including well plugging and abandonment, decommissioning, and diving. We also have a limited domestic oil and gas production business. We were incorporated in Delaware in 1981 and are composed of five reporting segments organized into three divisions – Fluids, Production Enhancement, and Offshore. Unless the context requires otherwise, when we refer to “we,” “us,” and “our,” we are describing TETRA Technologies, Inc. and its consolidated subsidiaries on a consolidated basis.

 

Our Fluids Division manufactures and markets clear brine fluids, additives, and associated products and services to the oil and gas industry for use in well drilling, completion, and workover operations in the United States and in certain countries in Latin America, Europe, Asia, the Middle East, and Africa. The Division also markets liquid and dry calcium chloride products manufactured at its production facilities or purchased from third-party suppliers to a variety of markets outside the energy industry. The Fluids Division also provides domestic onshore oil and gas operators with comprehensive frac water management services.

 

Our Production Enhancement Division consists of two operating segments: Production Testing and Compressco. The Production Testing segment provides after-frac flow back, production well testing, offshore rig cooling, and other associated services in many of the major oil and gas producing regions in the United States, Mexico and Canada, as well as in certain oil and gas basins in certain regions in South America, Africa, Europe, the Middle East, and Australia.

 

The Compressco segment provides compression-based production enhancement services, which are used in both conventional wellhead compression applications and unconventional compression applications, and in certain circumstances, well monitoring and sand separation services. Compressco provides these services throughout many of the onshore oil and gas producing regions of the United States, as well as certain basins in Mexico and Canada, and certain countries in South America, Eastern Europe, and the Asia-Pacific region. Beginning June 20, 2011, following the initial public offering of Compressco Partners, L.P. (Compressco Partners), we allocate and charge certain corporate and divisional direct and indirect administrative costs to Compressco Partners.

 

Our Offshore Division consists of two operating segments: Offshore Services and Maritech. The Offshore Services segment provides (1) downhole and subsea oil and gas well plugging and abandonment services, (2) decommissioning and certain construction services utilizing heavy lift barges and various cutting technologies with regard to offshore oil and gas production platforms and pipelines, and (3) conventional and saturated air diving services.

 

The Maritech segment is a limited oil and gas production operation. During 2011 and the first quarter of 2012, Maritech sold substantially all of its oil and gas producing property interests. Maritech’s current operations primarily consist of the ongoing abandonment and decommissioning associated with its remaining offshore wells, facilities, and production platforms. Maritech intends to acquire a significant portion of these services from the Offshore Division’s Offshore Services segment.

 

NOTE B SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

 

Principles of Consolidation

 

The consolidated financial statements include the accounts of our wholly owned subsidiaries. Investments in unconsolidated joint ventures in which we participate are accounted for using the equity method. Our interests in oil and gas properties are proportionately consolidated. All significant intercompany accounts and transactions have been eliminated in consolidation.

 

F-9

 

Use of Estimates

 

The preparation of financial statements in conformity with generally accepted accounting principles requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclose contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.

 

Reclassifications

 

Certain previously reported financial information has been reclassified to conform to the current year's presentation.

 

Cash Equivalents

 

We consider all highly liquid cash investments, with a maturity of three months or less when purchased, to be cash equivalents.

 

Restricted Cash

 

Restricted cash is classified as a current asset when it is expected to be repaid or settled in the next twelve month period. Restricted cash reported on our balance sheet as of December 31 , 2012 , consists primarily of escrowed cash associated with our July 2011 purchase of a heavy lift derrick barge. The escrowed cash will be released to the sellers in accordance with the terms of the escrow agreement.

 

Financial Instruments

 

Financial instruments that subject us to concentrations of credit risk consist principally of trade receivables with companies in the energy industry. Our policy is to evaluate, prior to providing goods or services, each customer's financial condition and to determine the amount of open credit to be extended. We generally require appropriate, additional collateral as security for credit amounts in excess of approved limits. Our customers consist primarily of major, well-established oil and gas producers and independent oil and gas companies. Prior to April 2011, our risk management activities involve d the use of derivative financial instruments, such as oil and gas swap contracts, to hedge the impact of commodity market price risk exposures related to a portion of our oil and gas production cash flow. All of our oil and gas swap contracts were liquidated in April 2011 in connection with the sales of Maritech oil and gas producing properties.

 

To the extent we have any outstanding balance under variable rate bank credit facilit ies , we may face market risk exposure related to changes in applicable interest rates. Although we have no interest rate swap contracts outstanding to hedge this potential risk exposure, we have entered into certain fixed interest rate notes, which are scheduled to mature at various dates from 2013 through 2020 and which mitigate this risk on our total outstanding borrowings.

 

Allowances for Doubtful Accounts

 

Allowances for doubtful accounts are determined generally and on a specific identification basis when we believe that the collection of specific amounts owed to us is not probable. The changes in allowances for doubtful accounts for the three year period ended December 31, 2012 , are as follows:

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

At beginning of period

$

1,849  

 

 

$

2,590  

 

 

$

5,007  

 

Activity in the period:

 

 

 

 

 

 

 

 

 

 

 

Provision for doubtful accounts

 

(237)

 

 

 

973  

 

 

 

(1)

 

Account chargeoffs

 

(527)

 

 

 

(1,714)

 

 

 

(2,416)

 

At end of period

$

1,085  

 

 

$

1,849  

 

 

$

2,590  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

F-10

 

Inventories

Inventories are stated at the lower of cost or market value and consist primarily of finished goods. Cost is determined using the weighted average method. Significant components of inventories as of December 31 , 2012 , and December 31, 2011 , are as follows:

 

 

December 31,

 

2012

 

2011

 

(In Thousands)

 

 

 

 

 

 

 

 

Finished goods

$

72,312  

 

 

$

71,247  

 

Raw materials

 

5,396  

 

 

 

5,653  

 

Parts and supplies

 

24,497  

 

 

 

22,216  

 

Work in progress

 

836  

 

 

 

869  

 

Total inventories

$

103,041  

 

 

$

99,985  

 

 

 

 

 

 

 

 

 

 

Finished goods inventories include, in addition to newly manufactured clear brine fluids, recycled brines that are repurchased from certain of our customers. Recycled brines are recorded at cost, using the weighted average method.

 

Assets Held for Sale

 

Assets are classified as held for sale when, among other factors, they are identified and marketed for sale in their present condition, management is committed to their disposal, and the sale of the asset is probable within one year. Assets Held for Sale as of December 31, 2012, consists primarily of the estimated fair value of a heavy lift barge from our Offshore Services segment, less estimated selling costs. This asset was reclassified to Assets Held for Sale during late 2012.

 

Assets Held for Sale as of December 31, 2011, consists of the estimated fair value of Maritech’s remaining oil and gas properties, less estimated selling costs. Following the decision to sell a significant portion of Maritech’s oil and gas properties during the second quarter of 2011, the remaining oil and gas properties were reclassified to Assets Held for Sale. Substantially all of these remaining oil and gas properties were sold by Maritech during the first quarter of 2012.

 

Property, Plant, and Equipment

 

Property, plant, and equipment are stated at the cost of assets acquired. Expenditures that increase the useful lives of assets are capitalized. The cost of repairs and maintenance is charged to operations as incurred. For financial reporting purposes, we provide for depreciation using the straight-line method over the estimated useful lives of assets, which are generally as follows:

 

Buildings

15 – 40 years

Barges and vessels

5 – 30 years

Machinery and equipment

2 – 20 years

Automobiles and trucks

4 years

Chemical plants

15 – 30 years

 

Leasehold improvements are depreciated over the shorter of the remaining term of the associated lease or its useful life. Prior to being reclassified to assets held for sale in June 2011, oil and gas property leasehold costs were depleted on a unit of production method based on the estimated remaining equivalent proved oil and gas reserves of each field. Oil and gas property well costs were depleted on a unit of production method based on the estimated remaining equivalent proved developed oil and gas reserves of each field. Depreciation and depletion expense, excluding long-lived asset impairments and dry hole costs, for the years ended December 31, 2012 , 2011 , and 2010 was $ 70.7 million, $ 87.7 million, and $ 139.7 million, respectively.

 

F-11

 

In December 2012, we sold our corporate headquarters facility pursuant to a sale and leaseback transaction. For further discussion of the terms of this transaction, see Note E – Leases.

 

Interest capitalized for the years ended December 31, 2012 , 2011 , and 2010 was $ 2.0 million, $ 1.2 million, and $ 1.1 million, respectively.

 

Intangible Assets other than Goodwill

 

Patents, trademarks, and other intangible assets are recorded on the basis of cost and are amortized on a straight-line basis over their estimated useful lives, ranging from 3 to 20 years. During 2012, as part of three acquisitions completed during the year, we acquired intangible assets having a fair value of approximately $27.3 million with estimated lives ranging from 4 to 20 years (having a weighted average useful life of 12.1 years). During 2011, as part of an acquisition consummated during the year, we acquired intangible assets having a fair value of approximately $1.4 million with estimated useful lives ranging from 3 to 6 years (having a weighted average useful life of 5.6 years). During 2010, as a part of an acquisition consummated during the year, we acquired intangible assets having a fair value of approximately $0.6 million with estimated useful lives ranging from 3 to 6 years (having a weighted average useful life of 5.3 years). Amortization expense of patents, trademarks, and other intangible assets was $4.5 million, $2.8 million, and $2.8 million for the twelve months ended December 31, 2012 , 2011 , and 2010 , respectively, and is included in depreciation, depletion, amortizatio n and accretion. The estimated future annual amortization expense of patents, trademarks, and other intangible assets is $ 4.8 million for 2013, $ 3.5 million for 2014, $ 3.4 million for 2015, $ 3.2 million for 2016, and $ 3.0 million for 2017.

 

Goodwill

 

Goodwill represents the excess of cost over the fair value of the net assets of businesses acquired in purchase transactions. We perform a goodwill impairment test on an annual basis or whenever indicators of impairment are present. We perform the annual test of goodwill impairment following the fourth quarter of each year. Beginning in 2011, the annual assessment for goodwill impairment begins with a qualitative assessment of whether it is “more likely than not” that the fair value of each reporting unit is less than its carrying value. This qualitative assessment requires the evaluation, based on the weight of evidence, of the significance of all identified events and circumstances for each reporting unit. Based on this qualitative assessment, we determined that it was not “more likely than not” that the fair values of any of our reporting units were less than their carrying values as of December 31, 2012 . If the qualitative analysis indicates that it is “more likely than not” that a reporting unit’s fair value is less than its carrying value, the resulting goodwill impairment test would consist of a two-step accounting test performed on a reporting unit basis. For purposes of this impairment test, the reporting units are our five reporting segments: Fluids, Production Testing, Compressco , Offshore Services, and Maritech. The first step of the impairment test , if required, is to compare the estimated fair value of any reporting units that have recorded goodwill with the recorded net book value (including goodwill) of the reporting unit. If the estimated fair value of the reporting unit is higher than the recorded net book value, no impairment is deemed to exist and no further testing is required. If, however, the estimated fair value of the reporting unit is below the recorded net book value, then a second step must be performed to determine the goodwill impairment required, if any. In this second step, the estimated fair value from the first step is used as the purchase price in a hypothetical acquisition of the reporting unit. Purchase business combination accounting rules are followed to determine a hypothetical purchase price allocation to the reporting unit’s assets and liabilities. The residual amount of goodwill that results from this hypothetical purchase price allocation is compared to the recorded amount of goodwill for the reporting unit, and the recorded amount is written down to the hypothetical amount, if lower.

 

Because quoted market prices for our reporting units are not available, management must apply judgment in determining the estimated fair value of these reporting units for purposes of performing the goodwill impairment test. Management uses all available information to make these fair value determinations, including the present value of expected future cash flows using discount rates commensurate with the risks involved in the assets. The resultant fair values calculated for the reporting units are then compared to observable metrics for other companies in our industry, or on mergers and acquisitions in our industry, to determine whether those valuations, in our judgment, appear reasonable.

 

The carrying amount of goodwill for the Fluids and Offshore Services reporting units are net of $23.9 million  and $23.2 million, respectively, of accumulated impairment losses. The changes in the carrying amount of goodwill by reporting unit for the three year period ended December 31, 2012 , are as follows:

 

F-12

 

 

Fluids

 

Production Testing

 

Compressco

 

Offshore Services

 

Maritech

 

Total

 

(In Thousands)

Balance as of December 31, 2009

$

 

 

 

$

23,035  

 

 

$

72,161  

 

 

$

3,809  

 

 

$

 

 

 

$

99,005  

 

Goodwill adjustments

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance as of December 31, 2010

 

 

 

 

 

23,035  

 

 

 

72,161  

 

 

 

3,809  

 

 

 

 

 

 

 

99,005  

 

Goodwill acquired during the year

 

 

 

 

 

 

 

 

 

 

 

 

 

127  

 

 

 

 

 

 

 

127  

 

Balance as of December 31, 2011

 

 

 

 

 

23,035  

 

 

 

72,161  

 

 

 

3,936  

 

 

 

 

 

 

 

99,132  

 

Goodwill acquired during the year

 

 

 

 

 

90,472  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

90,472  

 

Balance as of December 31, 2012

$

 

 

 

$

113,507  

 

 

$

72,161  

 

 

$

3,936  

 

 

$

 

 

 

$

189,604  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Impairment of Long-Lived Assets

 

Impairments of long-lived assets are determined periodically when indicators of impairment are present. If such indicators are present, the determination of the amount of impairment is based on our judgments as to the future undiscounted operating cash flows to be generated from these assets throughout their remaining estimated useful lives. If these undiscounted cash flows are less than the carrying amount of the related asset, an impairment is recognized for the excess of the carrying value over its fair value. The assessment of oil and gas properties for impairment is based on the risk adjusted future estimated cash flows from our proved, probable, and possible reserves. Assets held for disposal are recorded at the lower of carrying value or estimated fair value less estimated selling costs.

 

Impairments of Oil and Gas Properties

 

During 2012 , 2011 , and 2010 , we identified impairments totaling approximately $ 0 million, $ 15.2 million, and $ 63.8 million, respectively, net of intercompany eliminations, of the net carrying value of certain Maritech oil and gas properties. The oil and gas property impairments during 2011 were primarily associated with Maritech’s plans to sell its remaining oil and gas producing properties and the reduction in their carrying values to fair value less cost to sell . The oil and gas property impairments during 2010 were mainly associated with Maritech’s non-core properties and were primarily due to significant increases in Maritech’s associated decommissioning liabilities for these properties. Additional oil and gas property impairments were also recorded during 2010 as a result of decreased production volumes, changes in development plans, or due to lower oil and natural gas pricing.

 

Impairments of Other Long-Lived Assets

 

During the fourth quarter of 2012, the Offshore Services segment began pursuing the sale of the TETRA DB-1 heavy lift barge due to decreased demand in the shallow waters of the Outer Continental Shelf of the Gulf of Mexico where it has historically operated. In connection with this decision, an impairment of approximately $7.7 million was recorded to reduce the carrying value of the TETRA DB-1 to its estimated fair value, less estimated cost to sell.

 

Due to the market pricing for pellet calcium chloride and the uncertain supply of raw materials needed to operate our Fluids Division’s Lake Charles, Louisiana, calcium chloride plant on economic terms, we recorded an impairment of approximately $7.2 million of the plant’s carrying value during the fourth quarter of 2010. In February, 2011, we shut down the pellet plant operation, although the liquid calcium chloride operation remains operational.

 

During the fourth quarter of 2010 , our Offshore Services segment determined that the Epic Diver was no longer strategic to its plans to serve its markets going forward. This decision was influenced by the extension of the charter of a modern dive support vessel that ha d been leased and utilized by Epic during 2010 . T he $15.3 million net carrying value of the Epic Diver was impaired during 2010 . In January 2011, the Offshore Services segment finalized its decision to divest the Epic Diver , and the vessel was subsequently sold .

 

Decommissioning Liabilities

 

Related to Maritech’s remaining oil and gas property decommissioning liabilities , we estimate the third-party fair values (including an estimated profit) to plug and abandon wells, decommission the pipelines and platforms, and clear the sites, and we use these estimates to record Maritech’s decommissioning liabilities, net of amounts allocable to joint interest owners, and any amounts contractually agreed to be paid in the future by the previous owners of the properties. In some cases, previous owners of acquired oil and gas properties are

 

F-13

 

contractually obligated to pay Maritech a fixed amount for the future well abandonment and decommissioning work on these properties as such work is performed. As of December 31, 2011 , our Maritech subsidiary’s decommissioning liabilities were net of approximately $ 7.0 million of such future reimbursements from these previous owners.

 

In estimating the decommissioning liabilities, we perform detailed estimating procedures, analysis, and engineering studies. Whenever practical and cost effective, Maritech will utilize the services of its affiliated companies to perform well abandonment and decommissioning work. When these services are performed by an affiliated company, all recorded intercompany revenues are eliminated in the consolidated financial statements. The recorded decommissioning liability associated with a specific property is fully extinguished when the property is completely abandoned. The liability is first reduced by all cash expenses incurred to abandon and decommission the property. If the liability exceeds (or is less than) our actual out-of-pocket costs, the difference is credited (or charged) to earnings in the period in which the work is performed. We review the adequacy of our decommissioning liabilities whenever indicators suggest that the estimated cash flows underlying the liabilities have changed materially. The timing and amounts of these cash flows are subject to changes in the energy industry environment and may result in additional liabilities to be recorded, which, in turn, would increase the carrying values of the related properties or result in direct charges to earnings . As a result of decommissioning work performed, we recorded total reductions to the decommissioning liabilities for the years 2012 , 2011 , and 2010 of $ 87.4 million, $ 94.7 million, and $ 88.2 million, respectively. For a further discussion of adjustments and other activity related to Maritech’s decommissioning liabilities, including significant adjustments made during 2012 and 2011 , see Note I – Decommissioning and Other Asset Retirement Obligations.

 

Environmental Liabilities

 

Environmental expenditures that result in additions to property and equipment are capitalized, while other environmental expenditures are expensed. Environmental remediation liabilities are recorded on an undiscounted basis when environmental assessments or cleanups are probable and the costs can be reasonably estimated. Estimates of future environmental remediation expenditures often consist of a range of possible expenditure amounts, a portion of which may be in excess of amounts of liabilities recorded. In such an instance, we disclose the full range of amounts reasonably possible of being incurred. Any changes or developments in environmental remediation efforts are accounted for and disclosed each quarter as they occur. Any recoveries of environmental remediation costs from other parties are recorded as assets when their receipt is deemed probable.

 

Complexities involving environmental remediation efforts can cause estimates of the associated liability to be imprecise. Factors that cause uncertainties regarding the estimation of future expenditures include, but are not limited to, the effectiveness of the anticipated work plans in achieving targeted results and changes in the desired remediation methods and outcomes as prescribed by regulatory agencies. Uncertainties associated with environmental remediation contingencies are pervasive and often result in wide ranges of reasonably possible outcomes. Estimates developed in the early stages of remediation can vary significantly. Normally, a finite estimate of cost does not become fixed and determinable at a specific point in time. Rather, the costs associated with environmental remediation become estimable as the work is performed and the range of ultimate cost becomes more defined. It is possible that cash flows and results of operations could be materially affected by the impact of the ultimate resolution of these contingencies.

 

Revenue Recognition

 

Revenues are recognized when finished products are shipped or services have been provided to unaffiliated customers and only when collectability is reasonably assured. Sales terms for our products are FOB shipping point, with title transferring at the point of shipment. Revenue is recognized at the point of transfer of title. We recognize oil and gas product sales revenues from our Maritech subsidiary’s interests in producing wells as oil and gas is produced and sold from those wells. Oil and gas sold is not significantly different from Maritech’s share of production. With regard to lump-sum contracts, revenues are recognized using the percentage-of-completion method based on the ratio of costs incurred to total estimated costs at completion. Total project revenue and cost estimates for lump-sum contracts are reviewed periodically as work progresses, and adjustments are reflected in the period in which such estimates are revised. Provisions for estimated losses on such contracts are made in the period such losses are determined. For contracts that contain multiple deliverables, the recognition of revenue is determined based on the realized market values received by the customer as well as the timing of collections under the contract.

 

F-15

 

Operating Costs

 

Cost of product sales includes direct and indirect costs of manufacturing and producing our products, including raw materials, fuel, utilities, labor, overhead, repairs and maintenance, materials, services, transportation, warehousing, equipment rentals, insurance, and taxes. In addition, cost of product sales includes oil and gas operating expense. Cost of services and rentals includes operating expenses we incur in delivering our services, including labor, equipment rental, fuel, repair and maintenance, transportation, overhead, insurance, and certain taxes. We include in product sales revenues the reimbursements we receive from customers for shipping and handling costs. Shipping and handling costs are included in cost of product sales. Amounts we incur for “out-of-pocket” expenses in the delivery of our services are recorded as cost of services and rentals. Reimbursements for “out-of-pocket” expenses we incur in the delivery of our services are recorded as service revenues. Depreciation, depletion, amortization, and accretion includes depreciation expense for all of our facilities, equipment and vehicles, depletion and dry hole expense on our oil and gas properties, amortization expense on our intangible assets, and accretion expense related to our decommissioning and other asset retirement obligations.

 

We include in general and administrative expense all costs not identifiable to our specific product or service operations, including divisional and general corporate overhead, professional services, corporate office costs, sales and marketing expenses, insurance, and taxes.

 

Repair Costs and Insurance Recoveries

 

We incurred significant damage to certain of our onshore and offshore operating equipment and facilities, primarily as a result of Hurricane Ike during 2008 and Hurricanes Katrina and Rita during 2005 . Our Maritech subsidiary suffered varying levels of damage to the majority of its offshore oil and gas producing platforms during these storms , including the destruction of six of its offshore platforms. Hurricane damage response efforts consist of (1) the assessment and repair of damaged facilities and equipment ; (2) the well intervention, abandonment, decommissioning, and debris removal associated with destroyed offshore platforms ; and (3) the construction of replacement platforms and facilities and the redrilling of destroyed wells. The cost to repair and restore damaged assets, including the cost for damage assessment, is expensed as incurred. The estimated cost of expected well intervention, abandonment, decommissioning, and debris removal efforts associated with destroyed offshore platforms is accounted for as part of Maritech’s decommissioning liabilities. The cost to replace destroyed platforms and facilities and redrill destroyed wells is capitalized as incurred as part of oil and gas properties.

 

Remaining hurricane damage response efforts as of December 31, 2012, consists primarily of the decommissioning of two of the destroyed Maritech offshore platforms. We estimate that the remaining future abandonment, decommissioning, and debris removal efforts associated with these remaining platforms destroyed by hurricanes during 2005 and 2008 will cost approximately $ 13.9  million net to our interest, and has been accrued as part of Maritech’s decommissioning liabilities. Actual hurricane response costs could exceed these estimates and, depending on the nature of the cost, could result in significant charges to earnings in future periods. See below for a discussion of our remaining insurance coverage associated with hurricane damage repairs.

 

When it is economical to purchase, we typically maintain insurance protection that we believe to be customary and in amounts sufficient to reimburse us for a majority of our casualty losses, including for a portion of the response costs associated with the damages incurred from named windstorms and hurricanes. In addition, other damages are also covered by insurance. Our insurance coverage is subject to certain overall coverage limits and deductibles. With regard to costs incurred that we believe will qualify for coverage under our various insurance policies, we recognize anticipated insurance recoveries when collection is deemed probable. Any recognition of anticipated insurance recoveries is used to offset the original charge to which the insurance recovery relates. The amount of anticipated insurance recoveries as of December 31, 2012 and 2011 , is included in accounts receivable in the accompanying consolidated balance sheets.

 

During 2010, Maritech collected approximately $47.8 million of insurance proceeds associated with Hurricane Ike, which included the settlement of certain coverage at an amount less than the applicable coverage limits. For the $39.8 million of this amount that was collected in March 2010, the amount collected was greater than the covered hurricane repair, well intervention, and abandonment costs incurred as of that date, with the excess representing an advance payment of costs anticipated to be incurred in the future. The collection o f these settlement proceeds resulted in the extinguishment of all of Maritech’s insurance receivables, the reversal of the costs previously capitalized for the future decommissioning of oil and gas properties, the reversal of anticipated insurance recoveries that had been netted against certain decommissioning liabilities, and approximately $2.2 million of pre-tax insurance gains that were credited to earnings during 2010. During December 2010 we initiated

 

F-15

 

legal proceedings against one of Maritech’s underwriters that is disputing that certain costs incurred or to be incurred qualify as covered costs pursuant to the policies. In February 2013, we entered into a settlement agreement with the underwriter whereby we received $7.6 million in satisfaction of an insurance claim filed in connection with Hurricane Ike.

 

Anticipated insurance recoveries that have been reflected as insurance receivables were $ 1.1 million as of December 31, 2012 , and $ 1.1 million at December 31, 2011 . Repair costs incurred and the net book value of any destroyed assets which are covered under our insurance policies are anticipated insurance recoveries which are included in accounts receivable. Repair costs not considered probable of collection are charged to earnings. Insurance recoveries in excess of destroyed asset carrying values and repair costs incurred are credited to earnings when received. During 2010, approximately $2.5 mil lion of such excess proceeds were credited to earnings.

 

Discontinued Operation s

 

We have accounted for our discontinued businesses as discontinued operations and have reclassified prior period financial statements to exclude these businesses from continuing operations.

 

Income Taxes

 

Deferred tax assets and liabilities are recognized for the future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis amounts. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply to taxable income in the years in which those temporary differences are expected to be recovered or settled. The effect of a change in tax rates is recognized as income or expense in the period that includes the enactment date.

 

Income (Loss) per Common Share

 

The calculation of basic earnings per share excludes any dilutive effects of options. The calculation of diluted earnings per share includes the dilutive effect of stock options, which is computed using the treasury stock method during the periods such options were outstanding. A reconciliation of the common shares used in the computations of income (loss) per common and common equivalent shares is presented in Note P – Income (Loss) Per Share.

 

Foreign Currency Translation

 

We have designated the euro, the British pound, the Norwegian krone, the Canadian dollar, the Brazilian real, and the Mexican peso as the functional currency for our operations in Finland and Sweden, the United Kingdom, Norway, Canada, Brazil, and certain of our operations in Mexico, respectively. The U.S. dollar is the designated functional currency for all of our other foreign operations. The cumulative translation effects of translating the accounts from the functional currencies into the U.S. dollar at current exchange rates are included as a separate co mponent of equity.

 

Fair Value Measurements

 

Fair value is defined as “the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date” within an entity’s principal market, if any. The principal market is the market in which the reporting entity would sell the asset or transfer the liability with the greatest volume and level of activity, regardless of whether it is the market in which the entity will ultimately transact for a particular asset or liability or if a different market is potentially more advantageous. Accordingly, this exit price concept may result in a fair value that may differ from the transaction price or market price of the asset or liability.

 

Under generally accepted accounting principles, the fair value hierarchy prioritizes inputs to valuation techniques used to measure fair value. Fair value measurements should maximize the use of observable inputs and minimize the use of unobservable inputs, where possible. Observable inputs are developed based on market data obtained from sources independent of the reporting entity. Unobservable inputs may be needed to measure fair value in situations where there is little or no market activity for the asset or liability at the measurement date and are developed based on the best information available in the circumstances, which could include the reporting entity’s own judgments about the assumptions market participants would utilize in pricing the asset or liability.

 

F-16

 

We utilize fair value measurements to account for certain items and account balances within our consolidated financial statements. Fair value measurements are utilized in the allocation of purchase consideration for acquisition transactions to the assets and liabilities acquired, including intangible assets and goodwill. In addition, we utilize fair value measurements in the initial recording of our decommissioning and other asset retirement obligations. Fair value measurements may also be utilized on a nonrecurring basis, such as for the impairment of long-lived assets, including goodwill. The fair value of our financial instruments, which may include cash, temporary investments, accounts receivable, short-term borrowings, and long-term debt pursuant to our bank credit agreement, approximate their carrying amounts. The fair value of our long-term Senior Notes at December 31, 2012 and 2011 , was approximately $ 327.4 million and $332.4 million, respectively, compared to a carrying amount of approximately $ 305.0 million, as current rates as of those dates were more favorable than the Senior Note interest rates. We calculate the fair value of our Senior Notes internally, using current market conditions and average cost of debt (a Level 2 fair value measurement) .

 

During 2012, our Offshore Services segment recorded total impairment charges of approximately $8.4 million, primarily associated with the decision to sell a heavy lift derrick barge, the TETRA DB-1. Accordingly, the carrying value of this vessel was adjusted to estimated fair value less estimated cost to sell, and reclassified as assets held for sale. The fair value is estimated based on current market prices being received for similar vessels, which is based on significant unobservable inputs (Level 3) in accordance with the fair value hierarchy. A summary of these nonrecurring fair value measurements as of December 31, 2012 , using the fair value hierarchy is as follows:

 

 

 

 

 

 

Fair Value Measurements Using

 

 

 

 

 

 

 

Quoted Prices

 

 

 

 

 

 

 

 

 

in Active

 

 

 

 

 

 

 

 

 

Markets for

 

Significant

 

 

 

 

 

 

 

Identical

 

Other

 

Significant

 

 

 

 

 

Assets

 

Observable

 

Unobservable

 

Year-to-Date

 

Total as of

 

or Liabilities

 

Inputs

 

Inputs

 

Impairment

Description

Dec. 31, 2012

 

(Level 1)

 

(Level 2)

 

(Level 3)

 

Losses

 

(In Thousands)

Offshore Services assets

$

14,000  

 

 

$

 

 

 

$

 

 

 

$

14,000  

 

 

$

8,360  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

During 2011, Maritech recorded total impairment charges of approximately $15.2 million associated with its remaining oil and gas properties. During 2011, Maritech sold approximately 95% of its oil and gas reserves and is seeking to sell its remaining properties at current market values. Accordingly, all of Maritech’s remaining oil and gas properties as of December 31, 2011, have been reclassified to oil and gas properties held for sale and their net book values have been adjusted to fair value less cost to sell. Fair values are estimated based on current market prices being received for these properties’ expected future production cash flows, using forward oil and natural gas pricing data from published sources. Because such published forward pricing data was applied to estimated oil and gas reserve volumes based on our internally prepared reserve estimates, such fair value calculation is based on significant unobservable inputs (Level 3) in accordance with the fair value hierarchy.

 

A summary of these nonrecurring fair value measurements as of December 31, 2011 , using the fair value hierarchy is as follows:

 

 

 

 

 

 

Fair Value Measurements Using

 

 

 

 

 

 

 

Quoted Prices

 

 

 

 

 

 

 

 

 

in Active

 

 

 

 

 

 

 

 

 

Markets for

 

Significant

 

 

 

 

 

 

 

Identical

 

Other

 

Significant

 

 

 

 

 

Assets

 

Observable

 

Unobservable

 

Year-to-Date

 

Total as of

 

or Liabilities

 

Inputs

 

Inputs

 

Impairment

Description

Dec. 31, 2011

 

(Level 1)

 

(Level 2)

 

(Level 3)

 

Losses

 

(In Thousands)

Oil and gas properties

$

3,743  

 

 

$

 

 

 

$

 

 

 

$

3,743  

 

 

$

15,233  

 

Other

 

246  

 

 

 

 

 

 

 

 

 

 

 

246  

 

 

 

505  

 

Total

$

3,989  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

15,738  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

F-17


New Accounting Pronouncements

 

In June 2011, the FASB published ASU 2011-05, “Comprehensive Income (Topic 220), Presentation of Comprehensive Income” (ASU 2011-05), with the stated objective of improving the comparability, consistency, and transparency of financial reporting and increasing the prominence of items reported in other comprehensive income. As part of ASU 2011-05, the FASB eliminated the option to present components of other comprehensive income as part of the statement of changes in stockholders’ equity. The ASU amendments require that all non-owner changes in stockholders’ equity be presented either in a single continuous statement of comprehensive income or in two separate but consecutive statements. The ASU amendments are effective for fiscal years, and interim periods within those years, beginning after December 15, 2011, and the amendments are applied retrospectively. In December 2011, with the issuance of ASU 2011-12, “Deferral of the Effective Date for Amendments to the Presentation of Reclassifications of Items Out of Accumulated Other Comprehensive Income in Accounting Standards Update No. 2011-05,” the FASB announced that it has deferred certain aspects of ASU 2011-05. In February 2013, the FASB issued ASU 2013-2, “Reporting of Amounts Reclassified Out of Accumulated Other Comprehensive Income,” with the stated objective of improving the reporting of reclassifications out of accumulated other comprehensive income. The amendments in this ASU are effective during interim and annual periods beginning after December 31, 2012. The adoption of these ASUs regarding comprehensive income have not had, and are not expected to have, a significant impact on the accounting or disclosures in our financial statements. 

 

In December 2011, the FASB published ASU 2011-11, “Balance Sheet (Topic 210), Disclosures about Offsetting Assets and Liabilities” (ASU 2011-11), which requires an entity to disclose the nature of its rights of setoff and related arrangements associated with its financial instruments and derivative instruments. The objective of ASU 2011-11 is to make financial statements that are prepared under U.S. generally accepted accounting principles more comparable to those prepared under International Financial Reporting Standards. The new disclosures will give financial statement users information about both gross and net exposures. In January 2013, the FASB published ASU 2013-01, “Balance Sheet (Topic 210), Clarifying the Scope of Disclosures about Offsetting Assets and Liabilities” (ASU 2013-01), with the stated objective of clarifying the scope of offsetting disclosures and address any unintended consequences of ASU 2011-11. ASU 2011-11 and ASU 2013-01 are effective for interim and annual reporting period beginning after January 1, 2013 and will be applied on a retrospective basis. The adoption of ASU 2011-11 and ASU 2013-01 are not expected to have a material impact on our financial condition, results of operations, or liquidity.

 

NOTE C — COMPRESSCO PARTNERS, L.P. INITIAL PUBLIC OFFERING

 

On June 20, 2011, our Compressco Partners subsidiary completed its initial public offering of 2,670,000 common units (representing a 17.3% limited partner interest) in exchange for $53.4 million of gross proceeds (the Offering). Following the issuance of an additional 400,500 units to us in July 2011 as a result of the expiration of an underwriters’ option to purchase additional common units, our ownership in Compressco Partners was increased to 83.2%, including common units, subordinated units, and a 2% general partner interest. In connection with the Offering, certain of our wholly owned subsidiaries , including Compressco Partners GP Inc. (the General Partner), contributed substantially all of our Compressco segment’s wellhead compression-based production enhancement service business, operations, and related assets and liabilities to Compressco Partners and its wholly owned subsidiaries . In exchange, including the additional units issued in July 2011, Compressco Partners issued to us 6,427,257 common units (representing a 40.6% limited partner interest), 6,273,970 subordinated units (representing a 39.6% limited partner interests), an aggregate 2.0% general partner interest, and incentive distribution rights. Also, certain directors, executive officers, and other employees of the General Partner were then issued 157,870 restricted units (representing a 1.0% limited partner interest) granted pursuant to a long-term incentive plan. The issuance of the 2,670,000 common units in the Offering at a $20 per unit Offering Price resulted in Compressco Partners receiving $53.4 million of gross proceeds, $32.2 million of which was distributed to us to repay an intercompany loan balance. Approximately $11.2 million of the Offering proceeds was used to satisfy Offering expenses, including underwriters’ discount and approximately $8.0 million that was paid to us by Compressco Partners to reimburse us for costs we incurred on their behalf. The contribution transactions described above represent transactions between entities under common control. Consequently, the contributed assets were recorded at our carrying value.

 

F-18

 

The contributions of the majority of the operations and related assets and liabilities of our Compressco segment were effected pursuant to the terms of a Contribution, Conveyance and Assumption Agreement (the Contribution Agreement). Compressco Partners is governed by the First Amended and Restated Agreement of Limited Partnership (the Partnership Agreement). The Partnership Agreement requires Compressco Partners to distribute all of its available cash, as defined in the Partnership Agreement, to the holders of the common units, subordinated units, 2% general partner interest, and incentive distribution rights in accordance with the terms of the Partnership Agreement. The Partnership Agreement also provides for the management of Compressco Partners by the General Partner. The reimbursement of direct and indirect costs incurred by us in providing personnel and services on behalf of Compressco Partners, as well as other transactions between us and Compressco Partners, is governed by the terms of an Omnibus Agreement between us and Compressco Partners.

 

Following the Offering, and the subsequent granting and vesting of director, officer, and employee equity awards, approximately 17.2% and 16.8% of Compressco Partners is owned by public unitholders as of December 31, 2012 and 2011, respectively, and reflected as a noncontrolling interest in our consolidated financial statements.

 

NOTE D – ACQUISITIONS AND DISPOSITIONS

 

Acquisition of OPTIMA

 

On March 9, 2012, we acquired 100% of the outstanding common stock of Optima So lutions Holdings Limited (OPTIMA ), a provider of offshore oil and gas rig cooling services and associated products that suppress heat generated by high rate flaring of hydrocarbons during offshore oil and gas well test opera tions. The acquisition of OPTIMA , which is based in Aberdeen, Scotland, enables our Production Testing segment to provide its customers with a broader range of production testing related services and expands the segment’s presence in many significant global markets. Including the impact of additional working capital received and other adjustments to the purchase price, we paid 41.2 million pounds sterling (approximately $65.0 million equivalent at the time of closing ) in cash as t he purchase price for the OPTIMA stock at closing and may pay up to an additional 4 million pounds sterling in contingent purchase price consideration, depending on a define d measure of earnings for OPTIMA over each of the two years subsequent to the closing.

 

We allocated the purchase price to the fair value of the assets and liabilities acquired, which consisted of approximately $3.0 million of net working capital; $16.8 million of property, plant, and equipment; $20.4 million of certain intangible assets; $ 7.2 million of deferred and other tax liabilities; $3.5 million of other liabilities associated with the contingent purchase price consideration obligation; and $ 35.6 million of nondeductible goodwill. The fair value of the obligation to pay the contingent purchase price consideration was calculated based on the anticipated earnings for OPTIMA over each of the next two twelve month periods subsequent to the closing and could increase (up to 4 million pounds sterling) or decrea se (to zero) depending on OPTIMA ’s actual and expected earnings going forward. Increases or decreases in the value of the anticipated contingent purchase price consideration obligation due to changes in the amounts paid or expected to be paid will be charged or credited to earnings in the period in which such changes occur. During 2012, the liabilities associated with the contingent purchase price consideration obligation were adjusted downward by approximately $1.2 million, and this amount was credited to earnings. The $ 35.6 million of goodwill recorded to our Production Testing s egment as a result of the OPTIMA acquisition is supported by the expected strategic benefits discussed above to be generated from the acquisition. For the year ended December 31 , 2012, our revenues, depreciation and amortization, and income before taxes included $ 20.2 million, $ 3.1 million, and $2.5 million, respectively, associated with t he acquired operations of OPTIMA after the closing in March 2012. In addition to the above impact on our results of operations, transaction costs associate d with the acquisition of OPTIMA of approximately $1.3 million were also charged to general and administrative expense during the year ended December 31, 2012 .

 

Acquisition of ERS

 

On April 23, 2012, we acquired the assets and operations of Eastern Reservoir Services (ERS), a division of Patterson-UTI Energy, Inc., for a cash purchase price of $42.5 million. ERS was a provider of production testing and after-frac flow back services to oil and gas operators in the Appalachian and U.S. Rocky Mountain regions, and the acquisition represents a strategic geographic expansion of our existing Production Testing segment operations, allowing it to serve customers in additional basins in the U.S.

 

F-19

 

We allocated the purchase price to the fair value of the assets acquired, which consisted of approximately $18.5 million of property, plant, and equipment, approximately $3.4 million of certain intangible assets, and approximately $20.6 million of nondeductible goodwill. The $20.6 million of goodwill recorded to our Production Testing segment as a result of the ERS acquisition is supported by the strategic benefits discussed above to be generated from the acquisition. For the year ended December 31, 2012, our revenues, depreciation and amortization, and income before taxes included $24.6 million, $3.0 million, and $5.4 million, respectively, associated with the acquired operations of ERS after the closing in April 2012. In addition to the above impact on our results of operations, transaction costs associated with the ERS acquisition of approximately $0.5 million were also charged to general and administrative expense during the year ended December 31,2012.

 

Acquisition of Greywolf

 

On July 31, 2012, we acquired the assets and operations of Greywolf Production Systems Inc. and GPS Ltd. (together, Greywolf) for a cash purchase price of approximately $55.5 million. Greywolf was a provider of production testing and after-frac flow back services to oil and gas operators in western Canada and the U.S. Williston Basin (including the Bakken formation) and the Niobrara Shale formation of the U.S. Rocky Mountain region. This acquisition represents an additional strategic geographic expansion of our existing Production Testing segment operations.

 

We allocated the purchase price to the fair value of the assets acquired, which consisted of approximately $17.7 million of property, plant, and equipment, approximately $3.5 million of certain intangible assets, and approximately $34.3 million of nondeductible goodwill. This allocation of the purchase price to the Greywolf assets is preliminary and subject to the potential identification of additional assets and contingencies or revisions to the fair value calculations. These fair value calculations and allocations are expected to be finalized during the first quarter of 2013 and could result in adjustments to the calculated depreciation and amortization of the tangible and intangible assets, respectively. The $34.3 million of goodwill preliminarily recorded to our Production Testing segment as a result of the Greywolf acquisition is supported by the strategic benefits discussed above to be generated from the acquisition. For the year ended December 31, 2012, our revenues, depreciation and amortization, and income before taxes included $17.3 million, $1.0 million, and $1.1 million, respectively, associated with the acquired operations of Greywolf after the closing in July 2012. In addition to the above impact on our results of operations, transaction costs associated with the Greywolf acquisition of approximately $1.0 million were also charged to general and administrative expense during the year ended December 31, 2012.

 

Pro Forma Financial Information (Unaudited)

 

The pro forma information presented below has been prepared to give effect to the acquisitions of OPTIMA, ERS, and Greywolf as if they had occurred at the beginning of the periods presented and include the impact from the allocation of the purchase price on depreciation and amortization. The aggregate pro forma impact of the sale of equipment and oil and gas producing properties described below is not material and is not included in the following pro forma information. The pro forma information is presented for illustrative purposes only and is based on estimates and assumptions we deemed appropriate. The following pro forma information is not necessarily indicative of the historical results that would have been achieved if the acquisition transactions had occurred in the past, and our operating results may have been different from those reflected in the pro forma information below. Therefore, the pro forma information should not be relied upon as an indication of the operating results that we would have achieved if the transactions had occurred at the beginning of the periods presented or the future results that we will achieve after the acquisitions.

 

 

Year Ended December 31,

 

2012

 

2011

 

(In Thousands, Except Per Share Amounts)

 

 

 

 

 

 

 

 

Revenues

$

924,795  

 

 

$

945,112  

 

Depreciation, depletion, amortization, and accretion

$

78,826  

 

 

$

104,274  

 

Gross Profit

$

180,645  

 

 

$

121,674  

 

 

 

 

 

 

 

 

 

Income before discontinued operations

$

25,858  

 

 

$

15,071  

 

Net income

$

25,861  

 

 

$

15,007  

 

Net income attributable to

 

 

 

 

 

 

 

TETRA stockholders

$

23,064  

 

 

$

13,736  

 

 

 

 

 

 

 

 

 

Per share information:

 

 

 

 

 

 

 

Income before discontinued operations

 

 

 

 

 

 

 

attributable to TETRA stockholders

 

 

 

 

 

 

 

Basic

$

0.30  

 

 

$

0.18  

 

Diluted

$

0.29  

 

 

$

0.18  

 

 

 

 

 

 

 

 

 

Net income attributable to

 

 

 

 

 

 

 

TETRA stockholders

 

 

 

 

 

 

 

Basic

$

0.30  

 

 

$

0.18  

 

Diluted

$

0.29  

 

 

$

0.18  

 

 

 

 

 

 

 

 

 


F-20

 

Other Acquisitions

 

On July 20, 2011, we purchased a new heavy lift derrick barge (which we have named the TETRA Hedron) with a 1,600-metric-ton lift capacity, fully revolving crane. The vessel was purchased from Wison (Nantong) Heavy Industry Co., Ltd. and Nantong MLC Tongbao Shipbuilding Co., Ltd. for $62.8 million. Approximately $20.8 million of the purchase price was initially held in certain escrow accounts, and the remaining escrow amount is to be released in accordance with the terms of the escrow agreements. The amount of remaining cash in escrow will be included in restricted cash on our consolidated balance sheet until the final release of escrow cash on April 30, 2014. The vessel was transported to the Gulf of Mexico during the third quarter and was placed into service during the fourth quarter of 2011 following final outfitting and sea trials.

 

In March 2011, we acquired a project management and engineering consulting services business that provides liability and risk assessment services for domestic and international offshore well abandonment and decommissioning projects. The purchase price for this acquisition was $1.5 million and the assets acquired consist primarily of intangible assets.

 

In December 2010, our Offshore Services segment acquired certain well abandonment and wireline assets and operations from ProServ Offshore, Inc. , pursuant to an asset purchase agreement. As consideration for the acquired assets, we paid approximately $6.3 million of cash at closing. We allocated the purchase price of this acquisition to the fair value of the assets and liabilities acquired, which consisted of approximately $6.4 million of property, plant, and equipment; $0.6 million of certain intangible assets; and $0.7 million of current liabilities. Intangible assets are amortized over their estimated useful lives, ranging from three to six years.

 

In July 2010, our Maritech subsidiary purchased interests in certain onshore oil and gas properties located in McMullen County, Texas , from Texoz E&P Holding, Inc. The acquired properties were recorded at a cost of approximately $6.7 million.

 

Sale of Equipment

 

During 2012, our Offshore Services segment sold certain wireline and abandonment equipment for cash of approximately $ 10.7 million. As a result of the se sale s , we recognized gain s on disposal of approximately $ 6.8 million, which is included in gain on sale of assets.

 

Sale of Maritech Producing Properties

 

In late 2010, we began to decrease our investment in Maritech by suspending oil and gas property acquisitions , decreasing our development activities , exploring strategic alternatives to our ownership of Maritech and its oil and gas properties, and reviewing opportunities to sell Maritech oil and gas property packages . As part of this overall effort, in February and March 2011, Maritech sold certain properties , along with the associated decommissioning liabilities. As part of these transactions, Maritech paid an aggregate of approximately $2.8 million at closing after normal purchase price adjustments. These sold properties, in the aggregate, accounted for approximately 12 % of Maritech’s proved reserves as of December 31, 2010 .

 

On May 31 , 2011, Maritech completed the sale of approximately 79% of its proved oil and gas reserves as of December 31, 2010, to Tana Explorati on Company LLC (Tana), a subsidiary of TRT Holdings, Inc. (TRT), pursuant to a Purchase and Sale Agreement dated April 1, 2011. The sale was made to Tana for a base purchase price

 

F-21

 

of $222.3 million. At the closing of the sale, Tana assumed approximately $72.7 million of associated asset retirement obligations, and Maritech received $173.3 million cash at closing, representing the base purchase price less $11.1 million that consisted of a deposit that was paid in April 2011 and purchase price adjustments, including those adjustments reflecting cash flows subsequent to the January 1, 2011, effective date. The proceeds we re subject to additional post-closing adjustments. As a result of the sale, we recorded a consolidated gain on sale of assets of $56.8 million. Due to Maritech’s continuing efforts to sell its remaining oil and gas properties, such proper ties were reclassified to oil and gas properties held for sale , and their net book values have been adjusted to fair value , less cost to dispose . In connection with the sale of Maritech oil and gas producing properties, during the second quarter of 2011, we charged to general and administrative expenses approximately $2.7 million of employee retention and incentive benefits paid in connection with these sales.

 

In August 2011, Maritech sold an additional remaining oil and gas property in exchange for the purchaser assuming the associated decommissioning liability. The sold property represents approximately 3% of Maritech’s December 31, 2010, oil and gas reserves.

 

In March 2012, Maritech sold its interest in certain onshore oil and gas producing properties for cash consideration of approximately $4.4 million. Following this transaction, Maritech’s remaining oil and gas reserves and production are negligible, and its operations consist primarily of the remaining well abandonment and decommissioning of its offshore oil and gas platforms and facilities.

 

NOTE E — LEASES

 

We lease some of our transportation equipment, office space, warehouse space, operating locations, and machinery and equipment. Certain facility storage tanks being constructed are leased pursuant to a ten year term, which is classified as a capital lease. Capitalized costs pursuant to a capital lease are depreciated over the term of the lease. The office, warehouse, and operating location leases, which vary from one to twenty-five year terms that expire at various dates through 2027 a nd are generally renewable for three and five year periods on similar terms, are classified as operating leases. Transportation equipment leases expire at various dates through 20 20 and are also classified as operating leases. The office, warehouse, and operating location leases, and machinery and equipment leases generally require us to pay all maintenance and insurance costs.

 

Our corporate headquarters facility located in The Woodlands, Texas, was sold on December 31, 2012, pursuant to a sale and leaseback transaction. Pursuant to the transaction, we sold the building, parking garage, and land to an unaffiliated third party for a sale price of $43.8 million, before transaction costs and other deductions. As a condition to the consummation of the purchase and sale of the facility, the parties entered into a lease agreement for the facility having an initial lease term of 15 years, which is classified as an operating lease. Under the terms of the lease agreement, we have the ability to extend the lease for five successive five year periods at base rental rates to be determined at the time of each extension. The lease is on a net basis and the aggregate base rental payable during the initial fifteen year terms is approximately $52.9 million. We are also responsible for the payment of all related taxes, utilities, insurance, and certain maintenance and improvement costs. Pursuant to sale and leaseback accounting, the approximately $8.3 million gain on the sale of the facility has been deferred and will be recognized over the initial lease term.  

 

Future minimum lease payments by year and in the aggregate, under non-cancelable capital and operating leases with terms of one year or more, and including the headquarters facility lease discussed above, consist of the following at December 31, 2012 :

 

 

Capital Lease

 

Operating Leases

 

(In Thousands)

 

 

 

 

 

 

 

 

2013

$

76  

 

 

$

10,952  

 

2014

 

76  

 

 

 

7,395  

 

2015

 

76  

 

 

 

5,919  

 

2016

 

76  

 

 

 

5,106  

 

2017

 

76  

 

 

 

4,490  

 

After 2017

 

151  

 

 

 

38,988  

 

Total minimum lease payments

$

531  

 

 

$

72,850  

 

 

 

 

 

 

 

 

 

 

Rental expense for all operating leases was $ 23.9 million, $ 18.5 million, and $ 10. 9 million in 2012 , 2011 , and 2010 , respectively.

 

F-22

 

NOTE F — INCOME TAXES

 

The income tax provision (benefit) attributable to continuing operations for the years ended December 31, 2012 , 2011, and 2010, consists of the following:

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

Current

 

 

 

 

 

 

 

 

 

 

 

Federal

$

1,362  

 

 

$

(1,661)

 

 

$

8,930  

 

State

 

683  

 

 

 

1,294  

 

 

 

1,096  

 

Foreign

 

9,396  

 

 

 

6,875  

 

 

 

4,993  

 

 

 

11,441  

 

 

 

6,508  

 

 

 

15,019  

 

Deferred

 

 

 

 

 

 

 

 

 

 

 

Federal

 

(361)

 

 

 

(7,053)

 

 

 

(41,513)

 

State

 

(495)

 

 

 

(2,258)

 

 

 

(3,922)

 

Foreign

 

(1,156)

 

 

 

3,554  

 

 

 

(52)

 

 

 

(2,012)

 

 

 

(5,757)

 

 

 

(45,487)

 

Total tax provision (benefit)

$

9,429  

 

 

$

751  

 

 

$

(30,468)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

A reconciliation of the provision (benefit) for income taxes attributable to continuing operations, computed by applying the federal statutory rate for the years ended December 31, 2012 , 2011, and 2010 , to income before income taxes and the reported income taxes, is as follows:

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

Income tax provision (benefit) computed at

 

 

 

 

 

 

 

 

 

 

 

statutory federal income tax rates

$

9,864  

 

 

$

2,182  

 

 

$

(25,827)

 

State income taxes (net of federal benefit)

 

122  

 

 

 

(627)

 

 

 

(1,837)

 

Nondeductible expenses

 

2,340  

 

 

 

1,577  

 

 

 

1,654  

 

Impact of international operations

 

(2,377)

 

 

 

(1,229)

 

 

 

(3,526)

 

Other

 

(520)

 

 

 

(1,152)

 

 

 

(932)

 

Total tax provision (benefit)

$

9,429  

 

 

$

751  

 

 

$

(30,468)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The provision (benefit) for income taxes includes amounts related to the anticipated repatriation of certain earnings of our non-U.S. subsidiaries. Undistributed earnings above the amounts upon which taxes have been provided, which was $ 36.9 million at December 31, 2012 , are intended to be permanently invested. It is not practicable to determine the amount of applicable taxes that would be incurred if any such earnings were repatriated.

 

Income (loss) before taxes and discontinued operations includes the following components:

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

Domestic

$

2,206  

 

 

$

(9,167)

 

 

$

(92,557)

 

International

 

25,977  

 

 

 

15,400  

 

 

 

18,764  

 

Total

$

28,183  

 

 

$

6,233  

 

 

$

(73,793)

 

 

 

 

 

 

 

 

 

 

 

 

 


F-23

 

A reconciliation of the beginning and ending amount of our gross unrecognized tax benefit liability is as follows:

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

Gross unrecognized tax benefits at beginning of period

$

1,552  

 

 

$

1,849  

 

 

$

2,256  

 

 

 

 

 

 

 

 

 

 

 

 

 

Additions related to acquisitions

 

742  

 

 

 

 

 

 

 

 

 

Increases in tax positions for prior years

 

 

 

 

 

 

 

 

 

 

 

Decreases in tax positions for prior years

 

 

 

 

 

 

 

 

 

 

 

Increases in tax positions for current year

 

313  

 

 

 

 

 

 

 

 

 

Settlements

 

 

 

 

 

 

 

 

 

 

 

Lapse in statute of limitations

 

(280)

 

 

 

(297)

 

 

 

(407)

 

Gross unrecognized tax benefits at end of period

$

2,327  

 

 

$

1,552  

 

 

$

1,849  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

We recognize interest and penalties related to uncertain tax positions in income tax expense. During the years ended December 31, 2012 , 2011 , and 2010 , we recognized $ 0.3 million, $ 0.3 million, and $ (0.2) million, respectively, of interest and penalties to the provision for income tax. As of December 31, 2012 and 2011 , we had $ 2.3 million and $ 1.5 million, respectively, of accrued potential interest and penalties associated with these uncertain tax positions. The total amount of unrecognized tax benefits that would affect our effective tax rate if recognized is $ 2.6 million and $ 1.1 million as of December 31, 2012 and 2011 , respectively. We do not expect a significant change to the unrecognized tax benefits during the next twelve months.

 

We file tax returns in the U.S. and in various state, local, and non-U.S. jurisdictions. The following table summarizes the earliest tax years that remain subject to examination by taxing authorities in any major jurisdiction in which we operate:

 

Jurisdiction

Earliest Open Tax Period

United States – Federal

2010

United States – State and Local

2002

Non-U.S. jurisdictions

2006

 

We use the liability method for reporting income taxes, under which current and deferred tax assets and liabilities are recorded in accordance with enacted tax laws and rates. Under this method, at the end of each period, the amounts of deferred tax assets and liabilities are determined using the tax rate expected to be in effect when the taxes are actually paid or recovered. We will establish a valuation allowance to reduce the deferred tax assets when it is more likely than not that some portion or all of the deferred tax assets will not be realized. While we have considered future taxable income and ongoing tax planning strategies in assessing the need for the valuation allowance, there can be no guarantee that we will be able to realize all of our deferred tax assets. Significant components of our deferred tax assets and liabilities as of December 31, 2012 and 2011, are as follows:

 

 

December 31,

 

2012

 

2011

 

(In Thousands)

 

 

 

 

 

 

 

 

Net operating losses

20,888  

 

 

5,570  

 

Foreign tax credits and alternative mini m um

 

 

 

 

 

 

 

tax credits

 

6,976  

 

 

 

5,003  

 

Accruals

 

46,259  

 

 

 

53,584  

 

Goodwill

 

 

 

 

 

1,975  

 

All other

 

2,130  

 

 

 

17,489  

 

Total deferred tax assets

 

76,253  

 

 

 

83,621  

 

Valuation allowance

 

(4,048)

 

 

 

(4,769)

 

Net deferred tax assets

$

72,205  

 

 

$

78,852  

 

 

 

 

 

 

 

 

 

 

F-24


 

December 31,

 

2012

 

2011

 

(In Thousands)

 

 

 

 

 

 

 

 

Excess book over tax basis in

 

 

 

 

 

 

 

property, plant, and equipment

$

78,614  

 

 

$

81,501  

 

All other

 

7,506  

 

 

 

6,225  

 

Total deferred tax liability

 

86,120  

 

 

 

87,726  

 

Net deferred tax liability

$

13,915  

 

 

$

8,874  

 

 

 

 

 

 

 

 

 

 

The change in the valuation allowance during 2012 primarily relates to the utilization and expiration of certain state net operating losses that were previously fully valued . We believe the ability to generate sufficient taxable income may not allow us to realize all the tax benefits of the deferred tax assets within the allowable carryforward period. Therefore, an appropriate valuation allowance has been provided.

 

At December 31, 2012 , we had approximately $ 137.0 million of federal, foreign and state net operating loss carryforwards. In those countries and states in which net operating losses are subject to an expiration period, our loss carryforwards, if not utilized, will expire at various dates from 2013 through 203 2 . At December 31, 2012 , we had $ 6.3 million of foreign tax credits available to offset future payment of federal income taxes. The foreign tax credits expire in varying amounts from 2020 through 2022 .

 

NOTE G — ACCRUED LIABILITIES

 

Accrued liabilities are detailed as follows:

 

 

December 31,

 

2012

 

2011

 

(In Thousands)

 

 

 

 

 

 

 

 

Compensation and employee benefits

$

15,248  

 

 

$

12,784  

 

Oil and gas producing liabilities

 

7,850  

 

 

 

15,966  

 

Unearned income

 

3,318  

 

 

 

13,160  

 

Deferred tax liability

 

2,388  

 

 

 

 

Other accrued liabilities

 

44,450  

 

 

 

39,030  

 

Total accrued liabilities

$

73,254  

 

 

$

80,940  

 

 

 

 

 

 

 

 

 

 

NOTE H – LONG-TERM DEBT AND OTHER BORROWINGS

 

Long-term debt consists of the following:

 

 

 

December 31, 2012

 

December 31, 2011

 

 

(In Thousands)

 

Scheduled Maturity

 

 

 

 

 

 

 

Bank revolving line of credit facility

October 29, 2015

$

51,218  

 

 

$

 

 

Compressco Partners' bank credit facility

June 24, 2015

 

10,050  

 

 

 

 

 

5.90% Senior Notes, Series 2006-A

April 30, 2016

 

90,000  

 

 

 

90,000  

 

6.30% Senior Notes, Series 2008-A

April 30, 2013

 

35,000  

 

 

 

35,000  

 

6.56% Senior Notes, Series 2008-B

April 30, 2015

 

90,000  

 

 

 

90,000  

 

5.09% Senior Notes, Series 2010-A

December 15, 2017

 

65,000  

 

 

 

65,000  

 

5.67% Senior Notes, Series 2010-B

December 15, 2020

 

25,000  

 

 

 

25,000  

 

European bank credit facility

 

 

 

 

 

 

 

 

Other

 

 

441  

 

 

 

35  

 

Total debt

 

 

366,709  

 

 

 

305,035  

 

Less current portion

 

 

(35,441)

 

 

 

(35)

 

Total long-term debt

 

$

331,268  

 

 

$

305,000  

 


F-25

 

Scheduled maturities for the next five years and thereafter are as follows:

 

 

Year Ending

 

December 31,

 

(In Thousands)

 

 

 

 

2013

$

35,441  

 

2014

 

 

 

2015

 

151,268  

 

2016

 

90,000  

 

2017

 

65,000  

 

Thereafter

 

25,000  

 

Total maturities

$

366,709  

 

 

 

 

 


Bank Credit Facilities

 

Our Bank Credit Facility

 

On October 29, 2010, we amended our existing bank revolving credit facility agreement with a syndicate of banks, whereby the credit facility was decreased from $300 million to $278 million and its scheduled maturity was extended from June 2011 to June 2015 . In addition, the amended credit facility agreement (the Credit Agreement) allows us to increase the facility by $150 million up to a $428 million limit upon the agreement of the lenders and the satisfaction of certain conditions. As of December 31, 2012 , we had a balance of approximately $51.2 million outstanding on the amended revolving credit facility , as well as $ 7.9 million in letters of credit and guarantees against the $278.0 million availability under the amended revolving credit facility, leaving a net availability of approximately $ 218.9 million. Subsequent to December 31, 2012, and as of March 1, 2013, we reapid approximately $38.0 million of the outstanding balance under the revolving credit facility, leaving a net availability of approximately $256.3 million.

 

Under the Credit Agreement, which matures on October 29, 2015, the revolving credit facility is unsecured and guaranteed by certain of our material U.S. subsidiaries (excluding Compressco) . Borrowings generally bear interest at the British Bankers Association LIBOR rate plus 1.5% to 2.5%, depending on one of our financial ratios . The weighted average interest rate on borrowings outstanding as of December 31, 2012 , was 2.7% per annum . We pay a commitment fee ranging from 0.225% to 0.500% on unused portions of the facility. The Credit Agreement contains customary covenants and other restrictions, including certain financial ratio covenants based on our levels of debt and interest cost compared to a defined measure of our operating cash flows over a twelve month period. In addition, the Credit Agreement includes limitations on aggregate asset sale s, individual acquisitions, aggregate annual acquisitions , and capital expenditures. Access to our revolving credit line is dependent upon our compliance with the financial ratio covenants set forth in the Credit Agreement, as discussed above. Significant deterioration of the financial ratios could result in a default under the Credit Agreement and, if not remedied, could result in termination of the Credit A greement and acceleration of any outstanding balances. In June 2011, associated with the contribution of the majority of the operations and related assets and liabilities of our Compressco segment into Compressco Partners, Compressco Partners was designated as an unrestricted subsidiary and is no longer a borrower or a guarantor under our bank credit facility.

 

The Credit Agreement includes cross-default provisions relating to any other indebtedness greater than a defined amount. If any such indebtedness is not paid or is accelerated and such event is not remedied in a timely manner, a default will occur under the Credit Agreement. Our Credit Agreement also contains a covenant that restricts us from paying dividends in the event of a default or if such payment would result in an event of default. We are in compliance with all covenants and conditions of our Credit Agreement as of December 31, 2012 . Our continuing ability to comply with these financial covenants depends largely upon our ability to generate adequate cash flow. Historically, our financial performance has been more than adequate to meet these covenants, and we expect this trend to continue.

 

Our European Credit Agreement

 

We also have a bank line of credit agreement covering the day to day working capital needs of certain of our European operations (the European Credit Agreement). The European Credit Agreement provides borrowing capacity of up to 5 million euros ( approximately $6.7 million equivalent as of December 31, 2012 ), with interest computed on any outstanding borrowings at a rate equal to the lender’s Basis Rate plus 0.75%. The European Credit Agreement is cancellable by either party with 14 business days notice and contains standard provisions in the event of default. As of December 31, 2012 , we had no borrowings pursuant to the European Credit Agreemen t.

 

F-26

 

Compressco Partners’ Bank Credit Facility

 

On June 24, 2011, Compressco Partners entered into a credit agreement (the Partnership Credit Agreement) with JPMorgan Chase Bank, N.A. , which was amended on December 4, 2012. Under the Partnership Credit Agreement, as amended, Compressco Partners, along with certain of its subsidiaries, are named as borrowers, and all of its existing and future, direct and indirect, domestic subsidiaries are guarantors . We are not a borrower or a guarantor under the Partnership Credit Agreement. The Partnership Credit Agreement , as amended, includes a borrowing capacity of $20.0 million , that is available for letters of credit ( with a sublimit of $5.0 million) , and a n uncommitted $20.0 million expansion feature.

 

The Partnership Credit Agreement may be used to fund Compressco Partners’ working capital needs, letters of credit, and for general partnership purposes, including capital expenditures and potential future acquisitions. So long as Compressco Partners is not in default, the Partnership Credit Agreement may also be used to fund Compressco Partners’ quarterly distributions . Borrowings under the Partnership Credit Agreement are subject to the satisfaction of customary conditions, including the absence of a default. As of December 31 , 2012 , Compressco Partners had an outstanding balance of $10.1 million under the Partnership Credit Agreement. The maturity date of the Partnership Credit Agreement is June 24, 2015.

 

All obligations under the Partnership Credit Agreement and the guarantees of those obligations are secured, subject to certain exceptions, by a first lien security interest in substantially all of the assets (excluding real property) of Compressco Partners and its existing and future , direct and indirect domestic subsidiaries, and all of the capital stock of its existing and future, direct and indirect subsidiaries (limited, in the case of foreign subsidiaries, to 65% of the capital stock of first tier foreign subsidiaries). Borrowings under the Partnership Credit Agreement, as amended, are limited to a borrowing capacity that is determined based on Compressco Partners’ domestic accounts receivable, inventory, and compressor fleet, less a reserve of $3.0 million. As of December 31, 2012, Compressco Partners had availability under its revolving credit facility of $9.5 million, based upon a $19.6 million borrowing capacity and the $10.1 million outstanding balance.

 

Borrowings under the Partnership Credit Agreement bear interest at a rate per annum equal to, at Compressco Partners’ option, either (a) British Bankers Association LIBOR (adjusted to reflect any required bank reserves) for an interest period equal to one, two, three , or six months (as we select) , plus a margin of 2.25% per annum or (b) a base rate determined by reference to the highest of (1) the prime rate of interest announced from time to time by JPMorgan Chase Bank, N.A. or (2) British Bankers Association LIBOR (adjusted to reflect any required bank reserves) for a one-month interest period on such day , plus 2.50% per annum. The weighted average interest rate on borrowings outstanding as of December 31, 2012 , was 2.5986% per annum . In addition to paying interest on any outstanding principal under the Partnership Credit Agreement, Compressco Partners is required to pay customary collateral monitoring fees and letter of credit fees, including , without limitation, a letter of credit fee equal to the applicable margin on revolving credit LIBOR loans and fronting fees.

 

The Partnership Credit Agreement requires Compressco Partners to maintain a minimum interest coverage ratio (ratio of earnings before interest and taxes to interest) of 2.5 to 1.0 as of the last day of any fiscal quarter, calculated on a trailing four quarter basis, whenever availability is less than $5 million. In addition, the Partnership Credit Agreement includes customary negative covenants, which, among other things, limit Compressco Partners’ ability to incur additional debt, incur , or permit certain liens to exist, or make certain loans, investments, acquisitions , or other restricted payments. The Partnership Credit Agreement provides that Compressco Partners can make distributions to holders of its common and subordinated units, but only if there is no default or event of default under the facility. If an event of default occurs, the lenders are entitled to take various actions, including the acceleration of amounts due under the Partnership Credit Agreement and all actions permitted to be taken by secured creditors.

 

Senior Notes

 

Each of our issuances of senior notes (collectively, the Senior Notes) are governed by the terms of the Master Note Purchase Agreement dated September 2004, as supplemented, the Note Purchase Agreement dated April 2008, or the Master Note Purchase Agreement dated September 23, 2010 , (collectively, the Note Purchase Agreements). We may prepay the Senior Notes, in whole or in part, at any time at a price equal to 100% of the principal amount outstanding, plus accrued and unpaid interest and a “make-whole” prepayment premium. The Senior Notes are unsecured and are guaranteed by substantially all of our wholly owned U.S. subsidiaries. The Note Purchase Agreements, as supplemented, contain customary covenants and restrictions, require us to

 

F-27

 

maintain certain financial ratios, and contain customary default provisions, as well as a cross-default provision relating to any other of our indebtedness of $20 million or more. We are in compliance with all covenants and conditions of the Note Purchase Ag reements as of December 31, 2011 . Upon the occurrence and during the continuation of an event of default under the Note Purchase Agreements, the Senior Notes may become immediately due and payable, either automatically or by declaration of holders of more than 50% in principal amount of the Senior Notes outstanding at the time.

 

In December 2010, we issued $65.0 million in aggregate principal amount of Series 2010-A Senior Notes and $25.0 million in aggregate principal amount of Series 2010-B Senior Notes (collectively, the 2010 Senior Notes) pursuant to a Note Purchase Agreement dated September 30, 2010. In December 2010, partially funded by the $90 million proceeds from the 2010 Senior Notes, we paid $95.7 million to repay the Series 2004 Senior Notes, including principal, accrued interest, and a $2.8 million “make whole” prepayment premium which was charged to other expense.

 

Pursuant to the Note Purchase Agreements, the Series 2010-A Senior Notes bear interest at the fixed rate of 5.09% and mature on December 15, 2017. The Series 2010-B Senior Notes bear interest at the fixed rate of 5.67% and mature on December 15, 2020. Interest on the 2010 Senior Notes is due semiannually on June 15 and December 15 of each year. The Senior Notes were sold in the United States to accredited investors pursuant to an exemption from the Securities Act of 1933.

 

NOTE I – DECOMMISSIONING AND OTHER ASSET RETIREMENT OBLIGATIONS

 

The large majority of our asset retirement obligations consists of the remaining future well abandonment and decommissioning costs for offshore oil and gas properties and platforms owned by our Maritech subsidiary, including the decommissioning and debris removal costs associated with two remaining offshore platforms previously destroyed by hurricanes. The amount of decommissioning liabilities recorded by Maritech is reduced by amounts allocable to joint interest owners and any contractual amounts to be paid by the previous owners of the oil and gas properties when the liabilities are satisfied. We also operate facilities in various U.S. and foreign locations that are used in the manufacture, storage, and sale of our products, inventories, and equipment. These facilities are a combination of owned and leased assets. We are required to take certain actions in connection with the retirement of these assets. We have reviewed our obligations in this regard in detail and estimated the cost of these actions. These estimates are the fair values that have been recorded for retiring these long-lived assets. The associated asset retirement costs are capitalized as part of the carrying amount of the long-lived asset. The costs for non-oil and gas assets are depreciated on a straight-line basis over the life of the asset.

 

The changes in the asset retirement obligations during the most recent two year period are as follows:

 

 

Year Ended December 31,

 

2012

 

2011

 

(In Thousands)

 

 

 

 

 

 

 

 

Beginning balance for the period, as reported

$

139,835  

 

 

$

272,815  

 

 

 

 

 

 

 

 

 

Activity in the period:

 

 

 

 

 

 

 

Accretion of liability

 

1,536  

 

 

 

4,325  

 

Retirement obligations incurred

 

 

 

 

 

 

 

Revisions in estimated cash flows

 

40,986  

 

 

 

79,360  

 

Settlement of retirement obligations

 

(87,436)

 

 

 

(216,665)

 

Ending balance

$

94,921  

 

 

$

139,835  

 

 

 

 

 

 

 

 

 

 

We review the adequacy of our decommissioning liabilities whenever indicators suggest that the estimated cash flows underlying the liabilities have changed materially. For our Maritech segment, the timing and amounts of these cash flows are subject to changes in the energy industry environment and other factors and may result in additional liabilities to be recorded. During 2012 , we increased the estimated cash flows to decommission these properties by approximately $41.0 million , which resulted in approximately $40.8 million of direct charges to expense during the year . These increased estimates are included in the revisions in estimated cash flows in the table above. A portion of the excess decommissioning costs recorded during 2012 and 2011 was associated with properties not operated by Maritech. Specific factors that caused Maritech’s decommissioning liabilities to increase during 2012 and 2011 included:

 

F-28


         certain properties that had been previously abandoned required additional work to relieve pressure on wells and to remove structural debris not previously known;

         due to our continued extensive abandonment program begun in prior years, we were able to further refine our estimates for certain properties with similar characteristics and risk profiles to those recently abandoned; and

         two platforms destroyed by hurricanes during 2005 were found to be more extensively damaged than previously estimated, which caused us to add additional costs for removing these downed structures.

 

Our estimate of remaining hurricane related decommissioning costs is approximately $13.9 million and has been accrued as part of Maritech’s decommissioning liabilities. Settlements of asset retirement obligations during 2011 include approximately $122.0 million of obligations associated with oil and gas properties that were sold by Maritech during the year.

 

NOTE J – COMMITMENTS AND CONTINGENCIES

 

Litigation

 

We are named defendants in several lawsuits and respondents in certain governmental proceedings arising in the ordinary course of business. While the outcome of lawsuits or other proceedings against us cannot be predicted with certainty, management does not consider it reasonably possible that a loss resulting from such lawsuits or other proceedings in excess of any amounts accrued has been incurred that is expected to have a material adverse impact on our financial condition, results of operations, or liquidity.

 

Environmental

 

One of our subsidiaries, TETRA Micronutrients, Inc. (TMI), previously owned and operated a production facility located in Fairbury, Nebraska. TMI is subject to an Administrative Order on Consent issued to American Microtrace, Inc. (n/k/a/ TETRA Micronutrients, Inc.) in the proceeding styled In the Matter of American Microtrace Corporation , EPA I.D. No. NED00610550, Respondent, Docket No. VII-98-H-0016, dated September 25, 1998 (the Consent Order), with regard to the Fairbury facility. TMI is liable for future remediation costs and ongoing environmental monitoring at the Fairbury facility under the Consent Order; however, the current owner of the Fairbury facility is responsible for costs associated with the closure of that facility.

 

Product Purchase Obli gations

 

In the normal course of our Fluids Division operations, we enter into supply agreements with certain manufacturers of various raw materials and finished products. Some of these agreements have terms and conditions that specify a minimum or maximum level of purchases over the term of the agreement. Other agreements require us to purchase the entire output of the raw material or finished product produced by the manufacturer. Our purchase obligations under these agreements apply only with regard to raw materials and finished products that meet specifications set forth in the agreements. We recognize a liability for the purchase of such products at the time we receive them. As of December 31, 2012 , the aggregate amount of the fixed and determinable portion of the purchase obligation pursuant to our Fluids Division’s supply agreements was approximately $220.2 million , including $ 14.3 million during 2013 , $ 14.3 million during 2014 , $ 14.3 million during 2015 , $ 14.3 million during 2016 , $ 14.3 million during 2017 , and $ 148.8 million thereafter, extending through 2029. Amounts purchased under these agreements for each of the years ended December 31, 2012 , 2011 , and 2010 , was $ 17.7 million, $ 15.3 million, and $ 12.4 million, respectively.

 

NOTE K — CAPITAL STOCK

 

Our Restated Certificate of Incorporation authorizes us to issue 100,000,000 shares of common stock, par value $.01 per share, and 5,000,000 shares of preferred stock, par value $.01 per share. As of December 31, 2012 , we had 78,112,032 shares of common stock outstanding, with 2,334,137 shares held in treasury, and no shares of preferred stock outstanding. The voting, dividend , and liquidation rights of the holders of common stock are subject to the rights of the holders of preferred stock. The holders of common stock are entitled to one vote for each share held. There is no cumulative voting. Dividends may be declared and paid on common stock as determined by our Board of Directors, subject to any preferential dividend rights of any then outstanding preferred stock. A summary of the activity of our common shares outstanding and treasury shares held for the three year period ending December 31, 2012 , is as follows:

 

F-29

 

Common Shares Outstanding

Year Ended December 31,

 

2012

 

2011

 

2010

 

 

 

 

 

 

 

 

 

 

 

 

At beginning of period

 

77,423,415  

 

 

 

76,291,745  

 

 

 

75,542,282  

 

Exercise of common stock options, net

 

580,097  

 

 

 

858,727  

 

 

 

354,219  

 

Grants of restricted stock, net

 

108,520  

 

 

 

272,943  

 

 

 

395,244  

 

At end of period

 

78,112,032  

 

 

 

77,423,415  

 

 

 

76,291,745  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Treasury Shares Held

Year Ended December 31,

 

2012

 

2011

 

2010

 

 

 

 

 

 

 

 

 

 

 

 

At beginning of period

 

2,249,959  

 

 

 

1,533,653  

 

 

 

1,497,346  

 

Shares received upon exercise of common stock options

 

81,616  

 

 

 

592,992  

 

 

 

630  

 

Shares received upon vesting of restricted stock, net

 

2,562  

 

 

 

123,314  

 

 

 

35,677  

 

At end of period

 

2,334,137  

 

 

 

2,249,959  

 

 

 

1,533,653  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Our Board of Directors is empowered, without approval of the stockholders, to cause shares of preferred stock to be issued in one or more series and to establish the number of shares to be included in each such series and the rights, powers, preferences , and limitations of each series. Because the Board of Directors has the power to establish the preferences and rights of each series, it may afford the holders of any series of preferred stock preferences, powers and rights, voting or otherwise, senior to the rights of holders of common stock. The issuance of the preferred stock could have the effect of delaying or preventing a change in control of the Company. See Note T – Stockholders’ Rights Plan for a discussion of our stockholders’ rights plan, as amended.

 

Upon our dissolution or liquidation, whether voluntary or involuntary, holders of our common stock will be entitled to receive all of our assets available for distribution to our stockholders, subject to any preferential rights of any then outstanding preferred stock.

 

In January 2004, our Board of Directors authorized the repurchase of up to $20.0 million of our common stock. During the three years ending December 31, 2012 , we made no purchases of our common stock pursuant to this authorization.

 

NOTE L — EQUITY-BASED COMPENSATION

 

We have various equity incentive compensation plans which provide for the granting of restricted common stock, options for the purchase of our common stock, and other performance-based, equity-based compensation awards to our executive officers, key employees, nonexecutive officers, consultants, and directors. Incentive stock options are exercisable for periods of up to ten years. Compensation cost for all share-based payments is based on the grant date fair value and is recognized in earnings over the requisite service period. Total equity-based compensation expense , net of taxes, for the three years ended December 31, 2012 , 2011 , and 2010 was $ 6.1 million, $ 4.1 million, and $ 4.7 million, respectively .

 

The Black-Scholes option-pricing model is used to estimate option fair values. This option-pricing model requires a number of assumptions, of which the most significant are: expected stock price volatility, the expected pre-vesting forfeiture rate, and the expected option term (the amount of time from the grant date until the options are exercised or expire). Expected volatility was calculated based upon actual historical stock price movements over the most recent periods ending December 31, 2012 , equal to the expected option term. Expected pre-vesting forfeitures were estimated based on actual historical pre-vesting forfeitures over the most recent periods ending December 31, 2012 , for the expected option term.

 

The TETRA Technologies, Inc. 1990 Stock Option Plan (the 1990 Plan) was initially adopted in 1985 and subsequently amended to change the name, the number, and the type of options that could be granted, as well as the time period for granting stock options. As of December 31, 2004, no further options may be granted under the 1990 Plan. We granted performance stock options under the 1990 Plan to certain executive officers. These granted options have an exercise price per share of not less than the market value at the date of issuance and are fully vested and exercisable.

 

F-30

 

During 1996, we adopted the 1996 Stock Option Plan for Nonexecutive Employees and Consultants (the Nonqualified Plan) to enable us to award nonqualified stock options to nonexecutive employees and consultants who are key to our performance. As of May 2, 2006, no further options may be granted under the Nonqualified Plan.

 

In May 2006, our stockholders approved the adoption of the TETRA Technologies, Inc. 2006 Equity Incentive Compensation Plan. Pursuant to the TETRA Technologies, Inc. 2006 Equity Incentive Compensation Plan, we were authorized to grant up to 1,300,000 shares in the form of stock options (including incentive stock options and nonqualified stock options); restricted stock; bonus stock; stock appreciation rights; and performance awards to employees, consultants, and non-employee directors. As a result of the May 2006 adoption and approval of the TETRA Technologies, Inc. 2006 Equity Incentive Compensation Plan, no further awards may be granted under our other previously existing plans. As of May 4, 2008, no further awards may be granted under the TETRA Technologies, Inc. 2006 Equity Incentive Compensation Plan.

 

In May 2007, our stockholders approved the adoption of the TETRA Technologies, Inc. 2007 Equity Incentive Compensation Plan. In May 2008, our stockholders approved the adoption of the TETRA Technologies, Inc. Amended and Restated 2007 Equity Incentive Compensation Plan, which among other changes, resulted in an increase in the maximum number of shares authorized for issuance. In May 2010, our stockholders approved further amendments to the TETRA Technologies, Inc. Amended and Restated 2007 Equity Incentive Compensation Plan (renamed as the 2007 Long Term Incentive Compensation Plan) which, among other changes, resulted in an additional increase in the maximum number of shares authorized for issuance. Pursuant to the 2007 Long Term Incentive Compensation Plan, we are authorized to grant up to 5,590,000 shares in the form of stock options (including incentive stock options and nonqualified stock options); restricted stock; bonus stock; stock appreciation rights; and performance awards to employees, consultants, and non-employee directors.

 

In May 2011, our stockholders approved the adoption of the TETRA Technologies, Inc. 2011 Long Term Incentive Compensation Plan. Pursuant to this plan, we were authorized to grant up to 2,200,000 shares in the form of stock options, restricted stock, bonus stock, stock appreciation rights, and performance awards to employees, consultants, and non-employee directors.

 

In June 2011, the Compressco Partners, L.P. 2011 Long Term Incentive Plan (Compressco Partners Long Term Incentive Plan) was adopted by the board of directors of Compressco Partners’ general partner. The plan is intended to promote Compressco Partners’ interests by providing to employees, consultants, and directors of its general partner incentive compensation based on common units, to encourage superior performance. The Compressco Partners Long Term Incentive Plan provides for grants of restricted units, phantom units, unit awards and other unit-based awards up to a plan maximum of 1,537,122 common units. The plan is also intended to attract and retain the services of individuals who are essential for the growth and profitability of Compressco Partners and its affiliates.

 

Grants of Restricted Common Stock

 

During each of the three years ended December 31, 2012 , we granted to certain officers and employees restricted shares, which generally vest over a three to five year period. During 2012 , we granted a total of 523,096 restricted shares, having an average market value (equal to the closing price of the common stock on the dates of grant) of $6.83 per share, or an aggregate market value of $3.6 million. During 2011 , we granted a total of 397,907 restricted shares, having an average market value (equal to the closing price of the common stock on the dates of grant) of $ 12.43 per share, or an aggregate market value of $4. 9 million. During 2010 , we granted a total of 434,101 restricted shares, having an average market value (equal to the quoted closing price of the common stock on the dates of grant) of $10.20 per share, or an aggregate market value of $ 4.4 million, at the date of grant. The fair value of awards vesting during 2012 , 2011 , and 2010 , was approximately $4.8 million , $5.2 million, and $2.4 million, respectively.

 

F-31

 

The followin g is a summary of restricted stock activity for the year ended December 31, 2012 :

 

 

 

 

Weighted Average

 

 

 

Grant Date Fair

 

Shares

 

Value Per Share

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

Nonvested restricted shares outstanding at December 31, 2011

 

512  

 

 

$

12.38  

 

Shares granted

 

523  

 

 

 

6.83  

 

Shares cancelled

 

(57)

 

 

 

10.78  

 

Shares vested

 

(357)

 

 

 

11.25  

 

Nonvested restricted shares outstanding at December 31, 2012

 

621  

 

 

$

8.49  

 

 

 

 

 

 

 

 

 

 

Grants of Equity Awards by Compressco Partners

 

During 2012, Compressco Partners granted restricted unit, phantom unit and performance phantom unit awards to certain employees, officers, and directors of its general partner. Awards of restricted units and phantom units generally vest over a three year period. Awards of performance phantom units cliff vest at the end of a performance period and are settled based on achievement of related performance measures over the performance period. Each of the phantom unit and performance phantom unit awards includes distribution equivalent rights that enable the recipient to receive additional units equal in value to the accumulated cash distributions made on the units subject to the award from the date of grant. Accumulated distributions associated with each underlying unit are payable upon settlement of the related phantom unit award (and are forfeited if the related award is forfeited). Restricted units are common units subject to time-based vesting restrictions. Phantom units are notional units that entitle the grantee to receive a common unit upon the vesting of the award.

 

The following is a summary of Compressco Partners’ equity award activity for the year ended December 31, 2012 :

 

 

 

 

Weighted Average

 

 

 

Grant Date Fair

 

Units

 

Value Per Unit

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

Nonvested units outstanding at December 31, 2011

 

160  

 

 

$

17.87  

 

 

 

 

 

 

 

 

 

Units granted

 

95  

 

 

 

13.68  

 

Units cancelled

 

(5)

 

 

 

17.29  

 

Units vested

 

(97)

 

 

 

16.65

 

Nonvested units outstanding at December 31, 2012

 

153  

 

 

$

16.07

 

 

 

 

 

 

 

 

 

 

  Grants of Options to Purchase Common Stock

 

The following is a summary of stock option activity for the year ended December 31, 2012 :

 

 

 

 

Weighted Average

 

 

 

Option Price

 

Shares Under Option

 

Per Share

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

Outstanding at December 31, 2011

 

4,318  

 

 

$

12.82  

 

Options granted

 

689  

 

 

 

6.84  

 

Options cancelled

 

(425)

 

 

 

18.20  

 

Options exercised

 

(249)

 

 

 

4.03  

 

Outstanding at December 31, 2012

 

4,333  

 

 

$

11.85  

 

 

 

 

 

 

 

 

 

Expected to vest

 

989  

 

 

$

9.10  

 

Exercisable, end of year

 

3,344  

 

 

 

12.67  

 

Available for grant, end of year

 

1,846  

 

 

 

 

 

 

 

 

 

 

 

 

 


F-32

 

The total intrinsic value, or the difference between the exercise price and the market price on the date of exercise, of all options exercised during the three years ended December 31, 2012 , 2011 , and 2010 , was approximately $0.6 million, $ 2.5 million , and $ 1 .8 million, respectively. The intrinsic value of options outstanding as of December 31, 2012 was $ 4.3 million, the intrinsic value of options expected to vest as of December 31, 2012 was $1.0 million, and the intrinsic value of options exercisable as of December 31, 2012 was $3.3 million. Cash received from stock options exercised during the three years ended December 31, 2012 , 2011 , and 2010 , was $0.9 million, $3.4 million , and $1 .3 million, respectively. Recognized excess tax benefits (adjustments) related to the exercise of stock options during the three years ended December 31, 2012 , 2011 , and 2010 , were $ ( 1.7 ) million, $ 1.3 million , and $0. 5 million, respectively.

 

The fair value of each option grant is estimated on the date of grant using the Black-Scholes option pricing model with the following assumptions used for each of the thr ee years ended December 31, 2012 :

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

 

 

 

 

 

 

 

 

 

 

 

Expected stock price volatility

 

74% to 75%  

 

 

 

72% to 75%  

 

 

 

72% to 73%  

 

Expected life of options

 

4.8 years  

 

 

 

4.7 years  

 

 

 

4.7 years  

 

Risk free interest rate

 

0.62% to1.03%  

 

 

 

0.87% to 2.24%  

 

 

 

1.3% to 2.8%  

 

Expected dividend yield

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The weighted average fair value of options granted during the years ended December 31, 2012 , 2011 , and 2010 using the Black-Scholes model was $ 4.06 , $ 7.55 , and $ 6.00 per share, respectively. Total estimated unrecog nized compensation cost from unvested stock options and restricted stock as of December 31, 2012 , was approximately $ 7.8 million, which is expected to be recognized over a weighted average period of approximately 1.2 years.

 

D uring 2012 , 2011 , and 2010 , we received 24,121, 52,065 and 6, 048 shares, respectively, of our common stock related to the vesting of certain employee restricted stock. Such surrendered shares received by us are included in treasury stock. At December 31, 2012 , net of options previously exercised pursuant to our various equity compensation plans, we have a maximu m of 6,178,178 shares of common stock issuable pursuant to awards previously granted and outstanding and awards authorized to be granted in the future.

 

NOTE M — 401(k) PLAN

 

We have a 401(k) retirement plan (the Plan) that covers substantially all employees and entitles them to contribute up to 70% of their annual compensation, subject to maximum limitations imposed by the Internal Revenue Code. We have historically matched 50% of each employee’s contribution up to 6% of annual compensation, subject to certain limitations as outlined in the Plan. In addition, we can make discretionary contributions which are allocable to participants in accordance with the Plan. Total expense related to our 401(k) plan was $3.5 million, $3.3 million, and $3.3 million in 2012 , 2011 , and 2010 , respectively.

 

NOTE N — DEFERRED COMPENSATION PLAN

 

We provide our officers, directors, and certain key employees with the opportunity to participate in an unfunded, deferred compensation program. There were thirty-seven participants in the program at December 31, 2012 . Under the program, participants may defer up to 100% of their yearly total cash compensation. The amounts deferred remain our sole property, and we use a portion of the proceeds to purchase life insurance policies on the lives of certain of the participants. The insurance policies, which also remain our sole property, are payable to us upon the death of the insured. We separately contract with the participant to pay to the participant the amount of deferred compensation, as adjusted for gains or losses, invested in participant-selected investment funds. Participants may elect to receive deferrals and earnings at termination, death, or at a specified future date while still employed. Distributions while employed must be at least three years after the deferral election. The program is not qualified under Section 401 of the Internal Revenue Code. At December 31, 2012 , the amounts payable under the plan approximated the value of the corresponding assets we owned.

 

F-33

 

NOTE O – HEDGE CONTRACTS

 

We are exposed to financial and market risks that affect our businesses. We have currency exchange rate risk exposure related to transactions denominated in a foreign currency as well as to investments in certain of our international operations. As a result of our variable rate bank credit facilities , including the variable rate credit facility of Compressco Partners, to the extent we have debt outstanding, we face market risk exposure related to changes in applicable interest rates. We have concentrations of credit risk as a result of trade receivables owed to us by companies in the energy industry. In addition, we have market risk exposure in the sales prices we receive for the remainder of our oil and gas production. Our financial risk management activities may involve, among other measures, the use of derivative financial instruments, such as swap and collar agreements, to hedge the impact of market price risk exposures. Prior to the execution of the purchase and sale agreement in April 2011 pursuant to which we sold substantially all of our remaining Maritech oil and gas properties in May 2011, we utilized cash flow commodity hedge transactions to reduce our exposure related to the volatility of oil and gas prices. As indicated below, these cash flow commodity hedge contracts were liquidated in the second quarter of 2011. For these and other hedge contracts, we formally document all relationships between hedging instruments and hedged items, as well as our risk management objectives, our strategies for undertaking various hedge transactions, and our methods for assessing and testing correlation and hedge ineffectiveness. All hedging instruments are linked to the hedged asset, liability, firm commitment, or forecasted transaction. We also assess, both at the inception of the hedge and on an ongoing basis, whether the derivatives that are used in these hedging transactions are highly effective in offsetting changes in cash flows of the hedged items.

 

Derivative Hedge Contracts

 

In April 2011, following the execution of the purchase and sale agreement pursuant to which Maritech agreed to sell approximately 79% of its proved reserves as of December 31, 2010, we liquidated our remaining oil hedge contracts and paid $14.2 million to the counterparty. Therefore, from April 2011 forward , we ha ve no remaining cash flow hedging swap contracts outstanding associated with our Maritech subsidiary’s oil or gas production.

 

Prior to their liquidation during 2011, we believe that our swap agreements were “highly effective cash flow hedges” in managing the volatility of future cash flows associated with Maritech’s oil production. The effective portion of the change in the derivative’s fair value (i.e., that portion of the change in the derivative’s fair value that offsets the corresponding change in the cash flows of the hedged transaction) was initially reported as a component of accumulated other comprehensive income, which was classified within equity. This component of accumulated other comprehensive income associated with cash flow hedge derivative contracts, including any derivative contracts which have been liquidated, was subsequently reclassified into product sales revenues, utilizing the specific identification method, when the hedged exposure affect ed earnings (i.e., when hedged oil and gas production volumes were reflected in revenues). Any “ineffective” portion of the change in the derivative’s fair value was recognized in earnings immediately.

 

As the hedge contracts were highly effective, the effective portion of the gain, net of taxes, from changes in contract fair value, including the gain on the liquidated oil swap contracts, is included in accumulated other comprehensive income within stockholders’ equity as of December 31, 2010 . Pretax gains and losses associated with oil and gas derivative swap contracts for each of the years ended December 31, 2011 and 2010, are summarized below:

 

 

Year Ended December 31, 2011

Derivative swap contracts

Oil

 

Natural Gas

 

Total

 

(In Thousands)

Amount of pretax gain reclassified from accumulated other comprehensive

 

 

 

 

 

 

 

 

 

 

 

income into product sales revenue (effective portion)

$

1,177  

 

 

$

 

 

 

$

1,177  

 

Amount of pretax gain (loss) from change in derivative fair value

 

 

 

 

 

 

 

 

 

 

 

recognized in other comprehensive income

 

(7,854)

 

 

 

 

 

 

 

(7,854)

 

Amount of pretax gain (loss) recognized in other income (expense)

 

 

 

 

 

 

 

 

 

 

 

(ineffective portion)

 

(13,947)

 

 

 

 

 

 

 

(13,947)

 

 

F-34


 

Year Ended December 31, 2010

Derivative swap contracts

Oil

 

Natural Gas

 

Total

 

(In Thousands)

Amount of pretax gain reclassified from accumulated other comprehensive

 

 

 

 

 

 

 

 

 

 

 

income into product sales revenue (effective portion)

$

22,725  

 

 

$

26,214  

 

 

$

48,939  

 

Amount of pretax gain (loss) from change in derivative fair value

 

 

 

 

 

 

 

 

 

 

 

recognized in other comprehensive income

 

(1,947)

 

 

 

9,118  

 

 

 

7,171  

 

Amount of pretax gain (loss) recognized in other income (expense)

 

 

 

 

 

 

 

 

 

 

 

(ineffective portion)

 

(152)

 

 

 

 

 

 

 

(152)

 

 

Other Hedge Contracts

 

Transaction gains and losses attributable to a foreign currency transaction that is designated as, and is effective as, an economic hedge of a net investment in a foreign entity is subject to the same accounting as translation adjustments. As such, the effect of a rate change on a foreign currency hedge is the same as the accounting for the effect of the rate change on the net foreign investment; both are recorded in the cumulative translation account, a component of stockholders’ equity, and are partially or fully offsetting. In July 2012, we borrowed 10.0 million euros (approximately $13.2 million equivalent as of December 31, 2012) and designated the borrowing as a hedge of our net investment in our European operations. Changes in the foreign currency exchange rate have resulted in a cumulative change to the cumulative translation adjustment account of $8.0 million, net of taxes, at December 31, 2012, with no ineffectiveness recorded.

 

Prior to December 2010, our long-term debt included borrowings which were designated as a hedge of our net investment in our European calcium chloride operations. In December 2010, these euro-denominated borrowings were repaid. During the period these hedge designated euro-denominated borrowings were outstanding, changes in the foreign currency exchange rate resulted in a cumulative change to the cumulative translation adjustment account of $2.6 million, net of taxes, with no ineffectiveness recorded.

 

NOTE P — INCOME (LOSS) PER SHARE

 

The following is a reconciliation of the common shares outstanding with the number of shares used in the computation of income per common and common equivalent share:

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

Number of weighted average common shares outstanding

 

77,293  

 

 

 

76,616  

 

 

 

75,539  

 

Assumed exercise of stock options

 

670  

 

 

 

1,375  

 

 

 

 

 

Average diluted shares outstanding

 

77,963  

 

 

 

77,991  

 

 

 

75,539  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

For the year ended December 31, 2012 , the average diluted shares outstanding excludes the impact of 2, 832,192 of average outstanding stock options that have exercise prices in excess of the average market price, as the inclusion of these shares would have been antidilutive. For the year ended December 31, 2011 , the average diluted shares outstanding excludes the impact of 2,831,118 of average outstanding stock options that have exercise prices in excess of the average market price, as the inclusion of these share s would have been antidilutive. For the year and the three months ended December 31, 2010 , the average diluted shares outstanding excludes the impact of all outstanding stock options, as the inclusion of these shares would have been antidilutive due to the net l oss recorded during the period.

 

NOTE Q – INDUSTRY SEGMENTS AND GEOGRAPHIC INFORMATION

 

We manage our operations through five operating segments: Fluids, Production Testing, Compressco, Offshore Services, and Maritech. Beginning in the fourth quarter of 2010, certain Mexican production enhancement operations were reclassified from our Production Testing segment to our Compressco segment.

 

F-35

 

Our Fluids Division manufactures and markets clear brine fluids, additives, and associated products and services to the oil and gas industry for use in well drilling, completion, and workover operations in the United States and in certain countries in Latin America, Europe, Asia, the Middle East, and Africa. The Division also markets liquid and dry calcium chloride products manufactured at its production facilities or purchased from third-party suppliers to a variety of markets outside the energy industry. The Fluids Division also provides domestic onshore oil and gas operators with comprehensive frac water management services.

 

Our Production Enhancement Division consists of two operating segments: Production Testing and Compressco. The Production Testing segment provides after-frac flow back, production well testing, offshore rig cooling, and other associated services in many of the major oil and gas producing regions in the United States, Mexico, and Canada, as well as in certain oil and gas basins in certain regions in South America, Africa, Europe, the Middle East, and Australia.

 

The Compressco segment provides compression-based production enhancement services, which are used in both conventional wellhead compression applications and unconventional compression applications, and in certain circumstances, well monitoring and sand separation services. Compressco provides these services throughout many of the onshore oil and gas producing regions of the United States, as well as certain basins in Mexico and Canada, and certain countries in South America, Eastern Europe, and the Asia-Pacific region. Beginning June 20, 2011, following the initial public offering of Compressco Partners, we allocate and charge certain corporate and divisional direct and indirect administrative costs to Compressco Partners.

 

Our Offshore Division consists of two operating segments: Offshore Services and Maritech. The Offshore Services segment provides (1) downhole and subsea oil and gas well plugging and abandonment services, (2) decommissioning and certain construction services utilizing heavy lift barges and various cutting technologies with regard to offshore oil and gas production platforms and pipelines, and (3) conventional and saturated air diving services.

 

The Maritech segment is a limited oil and gas production operation. During 2011 and the first quarter of 2012, Maritech sold substantially all of its oil and gas producing property interests. Maritech’s current operations primarily consist of the ongoing abandonment and decommissioning associated with its remaining offshore wells, facilities, and production platforms. Maritech intends to acquire a significant portion of these services from the Offshore Division’s Offshore Services segment.

 

We generally evaluate the performance of and allocate resources to our segments based on profit or loss from their operations before income taxes and nonrecurring charges, return on investment, and other criteria. Transfers between segments and geographic areas are priced at the estimated fair value of the products or services as negotiated between the operating units. “Corporate overhead” includes corporate general and administrative expenses, corporate depreciation and amortization, interest income and expense, and other income and expense.

 

Summarized financial information concerning the business segments from continuing operations is as follows:

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

Revenues from external customers

 

 

 

 

 

 

 

 

 

 

 

Product sales

 

 

 

 

 

 

 

 

 

 

 

Fluids Division

$

257,558  

 

 

$

229,426  

 

 

$

211,917  

 

Production Enhancement Division

 

 

 

 

 

 

 

 

 

 

 

Production Testing

 

 

 

 

 

 

 

 

 

3,610  

 

Compressco

 

6,322  

 

 

 

13,201  

 

 

 

4,017  

 

Total Production Enhancement Division

 

6,322  

 

 

 

13,201  

 

 

 

7,627  

 

Offshore Division

 

 

 

 

 

 

 

 

 

 

 

Offshore Services

 

6,267  

 

 

 

4,921  

 

 

 

2,576  

 

Maritech

 

6,008  

 

 

 

81,941  

 

 

 

197,806  

 

Total Offshore Division

 

12,275  

 

 

 

86,862  

 

 

 

200,382  

 

Consolidated

$

276,155  

 

 

$

329,489  

 

 

$

419,926  

 

 

 

 

 

 

 

 

 

 

 

 

 

F-36

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

Services and rentals

 

 

 

 

 

 

 

 

 

 

 

Fluids Division

$

76,858  

 

 

$

75,032  

 

 

$

64,358  

 

Production Enhancement Division

 

 

 

 

 

 

 

 

 

 

 

Production Testing

 

207,984  

 

 

 

139,755  

 

 

 

100,346  

 

Compressco

 

103,144  

 

 

 

82,567  

 

 

 

77,396  

 

Intersegment eliminations

 

(2,354)

 

 

 

 

 

 

 

 

 

Total Production Enhancement Division

 

308,774  

 

 

 

222,322  

 

 

 

177,742  

 

Offshore Division

 

 

 

 

 

 

 

 

 

 

 

Offshore Services

 

218,477  

 

 

 

217,341  

 

 

 

207,934  

 

Maritech

 

150  

 

 

 

799  

 

 

 

2,718  

 

Intersegment eliminations

 

 

 

 

 

 

 

 

 

 

 

Total Offshore Division

 

218,627  

 

 

 

218,140  

 

 

 

210,652  

 

Corporate overhead

 

417  

 

 

 

292  

 

 

 

 

 

Consolidated

$

604,676  

 

 

$

515,786  

 

 

$

452,752  

 

 

 

 

 

 

 

 

 

 

 

 

 

Intersegment revenues

 

 

 

 

 

 

 

 

 

 

 

Fluids Division

$

132  

 

 

$

78  

 

 

$

62  

 

Production Enhancement Division

 

 

 

 

 

 

 

 

 

 

 

Production Testing

 

 

 

 

 

1  

 

 

 

39  

 

Compressco

 

 

 

 

 

 

 

 

 

 

 

Total Production Enhancement Division

 

 

 

 

 

1  

 

 

 

39  

 

Offshore Division  

 

 

 

 

 

 

 

 

 

Offshore Services

 

41,199  

 

 

 

65,038  

 

 

 

63,690  

 

Maritech

 

 

 

 

 

 

 

 

 

35  

 

Intersegment eliminations

 

(41,199)

 

 

 

(65,036)

 

 

 

(62,526)

 

Total Offshore Division

 

 

 

 

 

2  

 

 

 

1,199  

 

Intersegment eliminations

 

(132)

 

 

 

(81)

 

 

 

(1,300)

 

Consolidated

$

 

 

 

$

 

 

 

$

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total revenues

 

 

 

 

 

 

 

 

 

 

 

Fluids Division

$

334,548  

 

 

$

304,536  

 

 

$

276,337  

 

Production Enhancement Division

 

 

 

 

 

 

 

 

 

 

 

Production Testing

 

207,984  

 

 

 

139,756  

 

 

 

103,995  

 

Compressco

 

109,466  

 

 

 

95,768  

 

 

 

81,413  

 

Intersegment eliminations

 

(2,354)

 

 

 

 

 

 

 

 

 

Total Production Enhancement Division

 

315,096  

 

 

 

235,524  

 

 

 

185,408  

 

Offshore Division

 

 

 

 

 

 

 

 

 

 

 

Offshore Services

 

265,943  

 

 

 

287,300  

 

 

 

274,200  

 

Maritech

 

6,158  

 

 

 

82,740  

 

 

 

200,559  

 

Intersegment eliminations

 

(41,199)

 

 

 

(65,036)

 

 

 

(62,526)

 

Total Offshore Division

 

230,902  

 

 

 

305,004  

 

 

 

412,233  

 

Corporate overhead

 

417  

 

 

 

292  

 

 

 

 

 

Intersegment eliminations

 

(132)

 

 

 

(81)

 

 

 

(1,300)

 

Consolidated

$

880,831  

 

 

$

845,275  

 

 

$

872,678  

 

 

 

 

 

 

 

 

 

 

 

 

 

F-37

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

Depreciation, depletion, amortization, and accretion

 

 

 

 

 

 

 

 

 

 

 

Fluids Division

$

19,034  

 

 

$

19,596  

 

 

$

20,899  

 

Production Enhancement Division

 

 

 

 

 

 

 

 

 

 

 

Production Testing

 

22,261  

 

 

 

13,893  

 

 

 

14,429  

 

Compressco

 

13,398  

 

 

 

12,791  

 

 

 

13,029  

 

Total Production Enhancement Division

 

35,659  

 

 

 

26,684  

 

 

 

27,458  

 

Offshore Division

 

 

 

 

 

 

 

 

 

 

 

Offshore Services

 

16,650  

 

 

 

14,502  

 

 

 

18,067  

 

Maritech

 

1,039  

 

 

 

31,314  

 

 

 

79,012  

 

Intersegment eliminations

 

 

 

 

 

(174)

 

 

 

(339)

 

Total Offshore Division

 

17,689  

 

 

 

45,642  

 

 

 

96,740  

 

Corporate overhead

 

3,365  

 

 

 

2,917  

 

 

 

2,925  

 

Consolidated

$

75,747  

 

 

$

94,839  

 

 

$

148,022  

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest expense

 

 

 

 

 

 

 

 

 

 

 

Fluids Division

$

77  

 

 

$

121  

 

 

$

237  

 

Production Enhancement Division

 

 

 

 

 

 

 

 

 

 

 

Production Testing

 

13  

 

 

 

32  

 

 

 

 

 

Compressco

 

81  

 

 

 

(20)

 

 

 

38  

 

Total Production Enhancement Division

 

94  

 

 

 

12  

 

 

 

38  

 

Offshore Division

 

 

 

 

 

 

 

 

 

 

 

Offshore Services

 

109  

 

 

 

45  

 

 

 

1  

 

Maritech

 

98  

 

 

 

78  

 

 

 

9  

 

Intersegment eliminations

 

 

 

 

 

 

 

 

 

 

 

Total Offshore Division

 

207  

 

 

 

123  

 

 

 

10  

 

Corporate overhead

 

17,000  

 

 

 

16,939  

 

 

 

17,243  

 

Consolidated

$

17,378  

 

 

$

17,195  

 

 

$

17,528  

 

 

 

 

 

 

 

 

 

 

 

 

 

Income (loss) before taxes and discontinued operations

 

 

 

 

 

 

 

 

 

 

 

Fluids Division

$

50,830  

 

 

$

32,076  

 

 

$

15,953  

 

Production Enhancement Division

 

 

 

 

 

 

 

 

 

 

 

Production Testing

 

39,847  

 

 

 

35,969  

 

 

 

15,024  

 

Compressco

 

20,598  

 

 

 

15,799  

 

 

 

17,513  

 

Total Production Enhancement Division

 

60,445  

 

 

 

51,768  

 

 

 

32,537  

 

Offshore Division

 

 

 

 

 

 

 

 

 

 

 

Offshore Services

 

21,706  

 

 

 

18,455  

 

 

 

4,664  

 

Maritech

 

(42,790)

 

 

 

(26,275)

 

 

 

(69,119)

 

Intersegment eliminations

 

 

 

 

 

1,802  

 

 

 

443  

 

Total Offshore Division

 

(21,084)

 

 

 

(6,018)

 

 

 

(64,012)

 

Corporate overhead (1)

 

(62,008)

 

 

 

(71,593)

 

 

 

(58,271)

 

Consolidated

$

28,183  

 

 

$

6,233  

 

 

$

(73,793)

 

 

 

 

 

 

 

 

 

 

 

 

 

F-38

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

Total assets

 

 

 

 

 

 

 

 

 

 

 

Fluids Division

$

387,034  

 

 

$

375,741  

 

 

$

376,309  

 

Production Enhancement Division

 

 

 

 

 

 

 

 

 

 

 

Production Testing

 

337,208  

 

 

 

119,311  

 

 

 

106,304  

 

Compressco

 

219,838  

 

 

 

210,754  

 

 

 

195,879  

 

Total Production Enhancement Division

 

557,046  

 

 

 

330,065  

 

 

 

302,183  

 

Offshore Division

 

 

 

 

 

 

 

 

 

 

 

Offshore Services

 

188,034  

 

 

 

216,927  

 

 

 

154,535  

 

Maritech

 

75,383  

 

 

 

63,294  

 

 

 

329,585  

 

Intersegment eliminations

 

 

 

 

 

 

 

 

 

(1,802)

 

Total Offshore Division

 

263,417  

 

 

 

280,221  

 

 

 

482,318  

 

Corporate overhead

 

54,321  

 

 

 

217,283  

 

 

 

138,818  

 

Consolidated

$

1,261,818  

 

 

$

1,203,310  

 

 

$

1,299,628  

 

 

 

 

 

 

 

 

 

 

 

 

 

Capital expenditures

 

 

 

 

 

 

 

 

 

 

 

Fluids Division

$

31,839  

 

 

$

17,922  

 

 

$

10,914  

 

Production Enhancement Division

 

 

 

 

 

 

 

 

 

 

 

Production Testing

 

40,025  

 

 

 

19,925  

 

 

 

6,010  

 

Compressco

 

22,215  

 

 

 

12,471  

 

 

 

7,927  

 

Total Production Enhancement Division

 

62,240  

 

 

 

32,396  

 

 

 

13,937  

 

Offshore Division

 

 

 

 

 

 

 

 

 

 

 

Offshore Services

 

12,050  

 

 

 

64,420  

 

 

 

11,273  

 

Maritech

 

343  

 

 

 

7,924  

 

 

 

70,597  

 

Intersegment eliminations

 

 

 

 

 

(66)

 

 

 

(445)

 

Total Offshore Division

 

12,393  

 

 

 

72,278  

 

 

 

81,425  

 

Corporate overhead

 

1,052  

 

 

 

1,008  

 

 

 

1,408  

 

Consolidated

$

107,524  

 

 

$

123,604  

 

 

$

107,684  

 

 

 

 

 

 

 

 

 

 

 

 

 

 


(1 )

Amounts reflected include the following general corporate expenses:

 

 

2012

 

2011

 

2010

 

(In Thousands)

General and administrative expense

$

40,005  

 

 

$

36,694  

 

 

$

34,577  

 

Depreciation and amortization

 

3,365  

 

 

 

2,917  

 

 

 

2,925  

 

Interest expense

 

17,000  

 

 

 

16,939  

 

 

 

17,243  

 

Other general corporate (income) expense, net

 

1,638  

 

 

 

15,043  

 

 

 

3,526  

 

Total

$

62,008  

 

 

$

71,593  

 

 

$

58,271  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

F-39

 

Summarized financial information concerning the geographic areas of our customers and in which we operate at December 31, 2012 , 2011 , and 2010 , is presented below:

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

Revenues from external customers:

 

 

 

 

 

 

 

 

 

 

 

U.S.

$

625,885  

 

 

$

671,926  

 

 

$

735,400  

 

Canada and Mexico

 

85,133  

 

 

 

49,314  

 

 

 

32,645  

 

South America

 

42,482  

 

 

 

28,765  

 

 

 

19,802  

 

Europe

 

92,882  

 

 

 

75,033  

 

 

 

71,356  

 

Africa

 

20,194  

 

 

 

13,877  

 

 

 

10,194  

 

Asia and other

 

14,255  

 

 

 

6,360  

 

 

 

3,281  

 

Total

$

880,831  

 

 

$

845,275  

 

 

$

872,678  

 

 

 

 

 

 

 

 

 

 

 

 

 

Transfers between geographic areas:

 

 

 

 

 

 

 

 

 

 

 

U.S.

$

 

 

 

$

 

 

 

$

 

 

Canada and Mexico

 

 

 

 

 

 

 

 

 

 

 

South America

 

 

 

 

 

 

 

 

 

 

 

Europe

 

172  

 

 

 

322  

 

 

 

254  

 

Africa

 

 

 

 

 

 

 

 

 

 

 

Asia and other

 

 

 

 

 

 

 

 

 

 

 

Eliminations

 

(172)

 

 

 

(322)

 

 

 

(254)

 

Total revenues

$

880,831  

 

 

$

845,275  

 

 

$

872,678  

 

 

 

 

 

 

 

 

 

 

 

 

 

Identifiable assets:

 

 

 

 

 

 

 

 

 

 

 

U.S.

$

913,080  

 

 

$

994,151  

 

 

$

1,125,512  

 

Canada and Mexico

 

116,059  

 

 

 

62,558  

 

 

 

35,274  

 

South America

 

51,858  

 

 

 

43,295  

 

 

 

47,710  

 

Europe

 

135,219  

 

 

 

78,974  

 

 

 

67,383  

 

Africa

 

13,700  

 

 

 

11,653  

 

 

 

10,862  

 

Asia and other

 

31,902  

 

 

 

12,679  

 

 

 

13,187  

 

Eliminations and discontinued operations

 

 

 

 

 

 

 

 

 

(300)

 

Total identifiable assets

$

1,261,818  

 

 

$

1,203,310  

 

 

$

1,299,628  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

During each of the three years ended December 31, 2012 , 2011 , and 2010 , no single customer accounted for more than 10% of our consolidated revenues.

 

NOTE R SUPPLEMENTAL OIL AND GAS DISCLOSURES (Unaudited)

 

As part of the Offshore Division activities, Maritech and its subsidiaries p reviously acquired oil and gas reserves and operated the properties in exchange for assuming the proportionate share of the well abandonment and decommissioning obligations associated with such properties. Accordingly, our Maritech segment is included within our Offshore Division.

 

Costs Incurred in Property Acquisition, Exploration, and Development Activities

 

The following table reflects the costs incurred in oil and gas property acquisition, exploration, and development activities during the years indicated. Consideration given for the acquisition of proved properties includes the assumption, and any subsequent revision, of the amount of the proportionate share of the well abandonment and decommissioning obligations associated with the properties.

 

F-40

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

Acquisition

$

 

 

 

$

141  

 

 

$

5,497  

 

Exploration

 

 

 

 

 

 

 

 

 

16,822  

 

Development

 

 

 

 

 

5,798  

 

 

 

87,465  

 

Total costs incurred

$

 

 

 

$

5,939  

 

 

$

109,784  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Capitalized Costs Related to Oil and Gas Producing Activities

 

In connection with our decision during 2011 to sell Maritech’s oil and gas properties, beginning June 30, 2011, we reclassified Maritech’s remaining oil and gas properties to Assets Held for Sale in our consolidated balance sheet, and have recorded their value at fair value, less cost to dispose.

 

Results of Operations for Oil and Gas Producing Activities

 

Results of operations for oil and gas producing activities exclu des general and administrative and interest expenses directly related to such activities as well as any allocation of corporate or divisional overhead.

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

Oil and gas sales revenues

$

6,158  

 

 

$

81,941  

 

 

$

197,841  

 

Production (lifting) costs (1)

 

3,749  

 

 

 

33,496  

 

 

 

71,066  

 

Depreciation, depletion, and amortization

 

60  

 

 

 

27,640  

 

 

 

73,679  

 

Impairments of properties

 

 

 

 

 

15,233  

 

 

 

63,774  

 

Excess decommissioning and abandonment costs 

 

40,767  

 

 

 

78,382  

 

 

 

53,997  

 

Exploration expenses

 

 

 

 

 

77  

 

 

 

306  

 

Accretion expense

 

979  

 

 

 

3,705  

 

 

 

5,008  

 

Dry hole costs

 

 

 

 

 

(32)

 

 

 

325  

 

Gain on insurance recoveries

 

 

 

 

 

 

 

 

 

(2,541)

 

Pretax income (loss) from producing activities

 

(39,397)

 

 

 

(76,560)

 

 

 

(67,773)

 

Income tax expense (benefit)

 

(13,789)

 

 

 

(26,797)

 

 

 

(25,186)

 

Results of oil and gas producing activities

$

(25,608)

 

 

$

(49,763)

 

 

$

(42,587)

 

 

 

 

 

 

 

 

 

 

 

 

 

 


(1)

Impairments of oil and gas properties during 2010 were primarily due to the increase in Maritech’s decommissioning liabilities.

 

Estimated Quantities of Proved Oil and Gas Reserves (Unaudited)

 

Proved oil and gas reserves are defined as the estimated quantities of crude oil, natural gas, and natural gas liquids which geological and engineering data demonstrate with reasonable certainty to be recoverable in future years from known reservoirs under existing economic and operating conditions. Reservoirs are considered proved if economic productibility is supported by either actual production or conclusive formation tests. The area of a reservoir considered proved includes (a) that portion delineated by drilling and defined by gas-oil and/or gas-water contacts, if any, and (b) the immediately adjoining portions not yet drilled, but which can be reasonably judged as economically productive on the basis of available geological and engineering data. Reserves which can be produced economically through the application of improved recovery techniques are included in the “proved” classification when successful testing by a pilot project or the operation of an installed program in the reservoir provides support for the engineering analysis on which the project or program was based.

 

The reliability of reserve information is considerably affected by several factors. Reserve information is imprecise due to the inherent uncertainties in, and the limited nature of, the database upon which the estimating of reserve information is predicated. Moreover, the methods and data used in estimating reserve information are often necessarily indirect or analogical in character, rather than direct or deductive. Furthermore, estimating reserve information involves numerous judgments. The extent and significance of the judgments to be made are, in themselves, sufficient to render reserve information inherently imprecise.

 

F-41

 

Following the 2011 and 2012 sale s of substantially all of Maritech’s proved oil and gas reserves , Maritech’s remaining oil and gas reserves are negligible. The reserve values and cash flow amounts reflected in the following reserve disclosures as of December 31, 2011 and 2010 , are based on the average price of oil and natural gas during the twelve month period then ended, determined as an unweighted arithmetic average of the first-day-of-the-month for each month within the period. All of Maritech’s reserves are located in U. S. state and federal offshore waters of the Gulf of Mexico and onshore Texas and Louisiana. Proved oil and gas reserve quantities as of December 31, 2011, reflect the 2011 sale of approximately 95% of such reserves.

 

Reserve Quantity Information

Oil

 

NGL

 

Gas

 

(MBbls)

 

(MBbls)

 

(MMcf)

 

 

 

 

 

 

December 31, 2009

 

 

 

 

 

Proved developed reserves

5,502  

 

188  

 

32,387  

Proved undeveloped reserves

1,367  

 

16  

 

1,124  

Total proved reserves at December 31, 2009

6,869  

 

204  

 

33,511  

 

 

 

 

 

 

December 31, 2010

 

 

 

 

 

Proved developed reserves

5,760  

 

415  

 

24,795  

Proved undeveloped reserves

1,012  

 

74  

 

790  

Total proved reserves at December 31, 2010

6,772  

 

489  

 

25,585  

 

 

 

 

 

 

December 31, 2011

 

 

 

 

 

Proved developed reserves

95  

 

40  

 

676  

Proved undeveloped reserves

107  

 

60  

 

480  

Total proved reserves at December 31, 2011

202  

 

100  

 

1,156  

 

 

 

 

 

 

December 31, 2012

 

 

 

 

 

Proved developed reserves

 

 

 

 

 

Proved undeveloped reserves

 

 

 

 

 

Total proved reserves at December 31, 2012

 

 

 

 

 

 

 

 

 

 

 

 

Oil

 

NGL

 

Gas

 

(MBbls)

 

(MBbls)

 

(MMcf)

 

 

 

 

 

 

Total proved reserves at December 31, 2009

6,869  

 

204  

 

33,511  

Revisions of previous estimates

266  

 

310  

 

(6,303)

Production

(1,360)

 

(132)

 

(7,065)

Extensions and discoveries

712  

 

107  

 

4,749  

Purchases of reserves in place

293  

 

 

 

876  

Sales of reserves in place

(8)

 

 

 

(183)

 

 

 

 

 

 

Total proved reserves at December 31, 2010

6,772  

 

489  

 

25,585  

Revisions of previous estimates

(88)

 

22  

 

(1,903)

Production

(612)

 

(88)

 

(3,322)

Extensions and discoveries

 

 

 

 

 

Purchases of reserves in place

 

 

 

 

 

Sales of reserves in place

(5,870)

 

(323)

 

(19,204)

 

 

 

 

 

 

Total proved reserves at December 31, 2011

202  

 

100  

 

1,156  

Revisions of previous estimates

(8)

 

39  

 

(52)

Production

(23)

 

(39)

 

(311)

Extensions and discoveries

 

 

 

 

 

Purchases of reserves in place

 

 

 

 

 

Sales of reserves in place

(171)

 

(100)

 

(793)

 

 

 

 

 

 

Total proved reserves at December 31, 2012

 

 

 

 

 

 

 

 

 

 

 

 

Revisions of previous proved reserves estimates during 2010 were primarily due to the declassification of natural gas reserves associated with a portion of Maritech’s Main Pass field due to pipeline and transportation interruptions.

 

F-42

 

Standardized Measure of Discounted Future Net Cash Flows Relating to Proved Oil and Gas Reserves

 

“Standardized measure” relates to the estimated discounted future net cash flows and major components of that calculation relating to proved reserves at the end of the year in the aggregate, based on SEC prescribed prices and costs, using statutory tax rates and using a 10% annual discount rate. The standardized measure is not an estimate of the fair value of proved oil and gas reserves. Probable and possible reserves, which may become proved in the future, are excluded from these calculations. Furthermore, prices used to determine the standardized measure are prior to the impact of hedge derivatives and are influenced by seasonal demand and other factors and may not be representative in estimating future revenues or reserve data.

 

The standardized measure of discounted future net cash flows relating to proved oil and gas reserves attributed to our oil and gas properties is as follows:

 

 

December 31,

 

2012

 

2011

 

(In Thousands)

 

 

 

 

 

 

 

 

Future cash inflows

$

 

 

 

$

28,873  

 

Future costs

 

 

 

 

 

 

 

Production

 

 

 

 

 

10,240  

 

Development and abandonment

 

 

 

 

 

7,922  

 

Future net cash flows before income taxes

 

 

 

 

 

10,711  

 

Future income taxes

 

 

 

 

 

(1,513)

 

Future net cash flows

 

 

 

 

 

9,198  

 

Discount at 10% annual rate

 

 

 

 

 

(2,723)

 

Standardized measure of discounted future net cash flows

$

 

 

 

$

6,475  

 

 

 

 

 

 

 

 

 

 

Changes in Standardized Measure of Discounted Future Net Cash Flows

 

 

Year Ended December 31,

 

2012

 

2011

 

2010

 

(In Thousands)

 

 

 

 

 

 

 

 

 

 

 

 

Standardized measure, beginning of year

$

6,475  

 

 

$

133,269  

 

 

$

86,049  

 

Sales, net of production costs

 

(2,409)

 

 

 

(48,445)

 

 

 

(74,718)

 

Net change in prices, net of production costs

 

 

 

 

 

(11,916)

 

 

 

92,065  

 

Changes in future development and abandonment costs

 

 

 

 

 

43,792  

 

 

 

(48,002)

 

Development and abandonment costs incurred

 

 

 

 

 

25,083  

 

 

 

42,151  

 

Accretion of discount

 

 

 

 

 

17,909  

 

 

 

9,720  

 

Net change in income taxes

 

 

 

 

 

44,612  

 

 

 

(34,665)

 

Purchases of reserves in place

 

 

 

 

 

 

 

 

 

8,694  

 

Extensions and discoveries

 

 

 

 

 

 

 

 

 

63,411  

 

Sales of reserves in place

 

(7,918)

 

 

 

(198,324)

 

 

 

(58)

 

Net change due to revision in quantity estimates

 

 

 

 

 

(10,814)

 

 

 

(13,738)

 

Changes in production rates (timing) and other

 

3,852  

 

 

 

11,309  

 

 

 

2,360  

 

Subtotal

 

(6,475)

 

 

 

(126,794)

 

 

 

47,220  

 

Standardized measure, end of year

$

 

 

 

$

6,475  

 

 

$

133,269  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

F-43

NOTE S — QUARTERLY FINANCIAL INFORMATION (Unaudited)

 

Summarized quarterly financial data for 2012 and 2011 is as follows:

 

 

Three Months Ended 2012

 

March 31

 

June 30

 

September 30

 

December 31

 

(In Thousands, Except Per Share Amounts)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total revenues

$

180,796  

 

 

$

234,909  

 

 

$

233,986  

 

 

$

231,140  

 

Gross profit

 

32,395  

 

 

 

53,108  

 

 

 

50,883  

 

 

 

32,483  

 

Income (loss) before discontinued operations

 

1,148  

 

 

 

12,178  

 

 

 

8,601  

 

 

 

(3,173)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income (loss)

 

1,147  

 

 

 

12,181  

 

 

 

8,602  

 

 

 

(3,173)

 

Net income (loss) attributable to TETRA

 

681  

 

 

 

11,574  

 

 

 

7,713  

 

 

 

(4,008)

 

stockholders

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income (loss) per share before discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

operations attributable to TETRA stockholders

$

0.01  

 

 

$

0.15  

 

 

$

0.10  

 

 

$

(0.05)

 

Net income (loss) per diluted share before discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

operations attributable to TETRA stockholders

$

0.01  

 

 

$

0.15  

 

 

$

0.10  

 

 

$

(0.05)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended 2011

 

March 31

 

June 30

 

September 30

 

December 31

 

(In Thousands, Except Per Share Amounts)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total revenues

$

222,545  

 

 

$

235,114  

 

 

$

201,434  

 

 

$

186,182  

 

Gross profit (loss)

 

26,364  

 

 

 

35,813  

 

 

 

35,668  

 

 

 

(7,335)

 

Income (loss) before discontinued operations

 

(2,512)

 

 

 

30,523  

 

 

 

1,960  

 

 

 

(24,489)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income (loss)

 

(2,515)

 

 

 

30,469  

 

 

 

1,954  

 

 

 

(24,490)

 

Net income (loss) attributable to TETRA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

stockholders

 

(2,515)

 

 

 

30,374  

 

 

 

1,387  

 

 

 

(25,099)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income (loss) per share before discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

operations attributable to TETRA stockholders

$

(0.03)

 

 

$

0.40  

 

 

$

0.02  

 

 

$

(0.33)

 

Net income (loss) per diluted share before discontinued

 

 

 

 

 

 

 

 

 

 

 

 

 

operations attributable to TETRA stockholders

$

(0.03)

 

 

$

0.39  

 

 

$

0.02  

 

 

$

(0.33)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Results from operations during the second quarter of 2011 include the impact from gains on sales of oil and gas properties by our Maritech segment. Results from operations during the fourth quarters of 2012 and 2011 include the impact of increased decommissioning liabilities by our Maritech segment.

 

NOTE T — STOCKHOLDERS’ RIGHTS PLAN

 

On October 27, 1998, the Board of Directors adopted a stockholders’ rights plan (the Rights Plan) designed to assure that all of our stockholders receive fair and equal treatment in the event of a proposed takeover. The Rights Plan helps to guard against partial tender offers, open market accumulations , and other abusive tactics to gain control of our company without paying an adequate and fair price in any takeover attempt. The Rights are not presently exercisable and are not represented by separate certificates. We are currently not aware of any effort of any kind to acquire control of our company.

 

The terms of the Rights Plan, as adopted in 1998, provide that each holder of record of an outstanding share of common stock subsequent to November 6, 1998, receives a dividend distribution of one Preferred Stock Purchase Right. The Rights Plan would be triggered if an acquiring party accumulates or initiates a tender offer to purchase 20% or more of our common stock and would entitle holders of the Rights to purchase either our stock or shares in an acquiring entity at half of market value. Each Right entitles the holder thereof to purchase 1/100 of a share of Series One Junior Participating Preferred Stock for $50.00 per share, subject to adjustment. We would generally be entitled to redeem the Rights at $.01 per Right at any time until the tenth day following the time the Rights become exercisable.

 

On November 6, 2008, the Board of Directors entered into a First Amendment to the Rights Agreement. The amendment extends the term of the Rights Agreement and the final expiration date of our rights thereunder, which would otherwise have expired at the close of business on November 6, 2008, until the close of business on November 6, 2018. The amendment also increases the purchase price for each 1/100 of a share of Series One Junior Participating Preferred Stock from $50.00 per share to $100.00 per share.

 

F-44


Exhibit 23.1

 

CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

 

We consent to the incorporation by reference in the following Registration Statements:

 

(1)  Registration Statement (Form S-4 No. 333-115859) of TETRA Technologies, Inc. and in the related Prospectus,

 

(2)  Registration Statements (Form S-8 Nos. 333-40509, 33-41337, 33-35750, 33-76804, 33-76806, 333-04284, 333-09889, 333-61988, 333-84444, 333-760 39, 333-114034, 333-115859, 333-126422, 333-133790, 333-142637, 333-149347, 333-149348, 333-150783, 333-166537, 333-174090, 333-177995, and 333-183030) of TETRA Technologies, Inc., and

 

(3)  Registration Statement (Form S-3 No. 333-163409) of TETRA Technolo gies, Inc. and in the related Prospectus;

 

of our reports dated March 1, 2013 , with respect to the consolidated financial statements of TETRA Technologies, Inc. and the effectiveness of internal control over financial reporting of TETRA Technologies, Inc., included in this Annual Report (Form 10-K) for the year ended December 31, 2012 .

 

 

/s/ERNST & YOUNG LLP

 

 

Houston , Texas  

March 1, 2013

 

 


 


Exhibit 21

TETRA Technologies, Inc.

List of Subsidiaries or Other Related Entities

December 31, 2012

 

Name

Jurisdiction

 

 

Compressco, Inc.

Delaware

     Compressco Field Services, LLC

Oklahoma

          Compressco Partners GP Inc.

Delaware

               Compressco Partners, L.P.

Delaware

                    Compressco Partners Sub, Inc.

Delaware

                    Compressco Partners Operating, LLC

Delaware

                              Compressco Australia Pty Ltd.

Australia

                              Compressco Field Services International LLC

Delaware

                                   Compressco de Argentina SRL 

Argentina

                              Compressco International, LLC

Delaware

                              Compressco Holdings, LLC

Delaware

                              Compressco Leasing, LLC

Delaware

                              Compressco Netherlands Cooperatief U.A.

Netherlands

                                   Compressco Netherlands B.V.

Netherlands

                                        Compressco Canada, Inc.

Alberta

                                        Compressco Mexico Investment I, LLC

Delaware

                                             Compressco de Mexico S. de RL de C.V.

Mexico

                                        Compressco Mexico Investment II, LLC

Delaware

                                        Providence Natural Gas, LLC

Oklahoma

                                             Production Enhancement Mexico, S.A. de C.V.

Mexico

 

 

TETRA Applied Holding Company

Delaware

     TETRA Applied Technologies, LLC

Delaware

          EPIC Diving & Marine Services, LLC

Delaware

          Maritech Resources, LLC

Delaware

          T-Production Testing, LLC

Texas

          TETRA Production Testing Services, LLC

Delaware

TETRA Financial Services, Inc.

Delaware

     Kemax B.V.

Netherlands

TETRA-Hamilton Frac Water Services, LLC

Oklahoma

TETRA International Incorporated

Delaware

     Ahmad Albinali & TETRA Arabia Company Ltd. (LLC)

Saudi Arabia

     TETRA de Argentina SRL

Argentina

     TETRA de Mexico, S.A. de C.V.

Mexico

     TETRA Foreign Investments, LLC

Delaware

     TETRA International Holdings, B.V.

Netherlands

          TETRA Completion Services Holding B.V.

Netherlands

               TETRA Completion Services B.V.

Netherlands

          T-International Holding C.V.

Netherlands

               TETRA Netherlands, B.V.

Netherlands

                    TETRA Chemicals Europe AB

Sweden

                    TETRA Chemicals Europe OY

Finland

                    EMC 2 S.r.l

Italy

                    TETRA Egypt (LLC)

Egypt

                    TETRA Equipment (Labuan) Ltd.

Malaysia

                    TETRA Investments Company U.K. Ltd.

United Kingdom

                         Optima Solutions Holding Limited

United Kingdom

                              Optima Solutions U.K. Limited

United Kingdom

                    TNBV Oilfield Services Ltd.

British Virgin Islands

                         Well TETRA for Well Services LLC

Iraq

     TETRA Technologies Australia Pty Ltd.

Australia

     TETRA Technologies de Mexico, S.A. de C.V.

Mexico

     TETRA Technologies de Venezuela, S.A.

Venezuela

     TETRA Technologies do Brasil, Limitada

Brazil

     TETRA Technologies (U.K.) Limited

United Kingdom

     TETRA Technologies Nigeria Limited

Nigeria

     TETRA International Employment Co. Ltd.

Cayman Islands

     Tetra-Medit Oil Services (Libya)

Libya

     TETRA Madeira Unipessoal Lda

Portugal

     TETRA (Thailand) Limited

Thailand

     TETRA Yemen for Oilfield Services Co., Ltd.

Yemen

     Greywolf Energy Services Ltd.

Canada

TETRA Process Services, L.C.

Texas

TSB Offshore, Inc.

Delaware

TETRA Micronutrients, Inc.

Texas

 




Exhibit 31.1

Certification Pursuant to

Rule 13a-14(a) or 15d-14(a) of the Exchange Act

As Adopted Pursuant to

Section 302 of the Sarbanes-Oxley Act of 2002

 

I, Stuart M. Brightman, certify that:

 

1.           I have reviewed this annual report on Form 10-K for the fiscal year ended December 31, 2012 , of TETRA Technologies, Inc.;

 

2.           Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessar y to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3.           Based on my knowledge, the financial statements, and other financial information include d in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.           The registrant’s other certifying officer and I are responsibl e for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a–15(e) and 15d–15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a–15(f) and
15d–15(f)) for the registrant an d have:

a)       designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is ma de known to us by others within those entities, particularly during the period in which this report is being prepared;

b)       designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under ou r supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)        evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)       disclosed i n this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, o r is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5.           The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting , to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

a)       all significant deficiencies and material weaknesses in the design or operation of internal control over financ ial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b)       any fraud, whether or not material, that involves management or other employees who have a significan t role in the registrant’s internal control over financial reporting.

 

 

Date: March 1, 2013

/s/Stuart M. Brightman

 

Stuart M. Brightman

 

President and

 

Chief Executive Officer

 


 


Exhibit 31.2

Certification Pursuant to

Rule 13a-14(a) or 15d-14(a) of the Exchange Act

As Adopted Pursuant to

Section 302 of the Sarbanes-Oxley Act of 2002

 

I, Elijio V. Serrano, certify that:

 

1.           I have reviewed this annual report on Form 10-K for the fis cal year ended December 31, 2012 , of TETRA Technologies, Inc.;

 

2.           Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstance s under which such statements were made, not misleading with respect to the period covered by this report;

 

3.           Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects t he financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.           The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a–15(e) and 15d–15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a–15(f) and
15d–15(f)) for the registrant and have:

 

a)       designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particular ly during the period in which this report is being prepared;

b)       designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding t he reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)        evaluated the effectiveness of the registrant’s disclosure controls and procedures and pres ented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)       disclosed in this report any change in the registrant’s internal contro l over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’ s internal control over financial reporting; and

 

5.           The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of th e registrant’s board of directors (or persons performing the equivalent functions):

 

a)       all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affec t the registrant’s ability to record, process, summarize and report financial information; and

b)       any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial r eporting.

 

 

Date: March 1, 2013

/s/ Elijio V. Serrano

 

Elijio V. Serrano

 

Senior Vice President and

 

Chief Financial Officer

 


 


Exhibit 32.1

 

Certification Pursuant to

18 U.S.C. Section 1350

As Adopted Pursuant to

Section 906 of the Sarbanes-Oxley Act of 2002

 

In connection with the Annual Report of TETRA Technologies, Inc. (the “Company”) on Form 10-K for the year ending December 31, 2012 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Stuart M. Brightman, President an d Chief Executive Officer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

 

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securi ties Exchange Act of 1934; and

 

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

Dated: March 1, 2013

/s/Stuart M. Brightman

 

Stuart M. Brightman

 

President and

 

Chief Executive Officer

 

TETRA Technologies, Inc.

 

 

A signed original of this written statement required by Section 906 has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.

 


 


Exhibit 32.2

 

Certification Pursuant to

18 U.S.C. Section 1350

As Adopted Pursuant to

Section 906 of the Sarbanes-Oxley Act of 2002

 

In connection with the Annual Report of TETRA Technologies, Inc. (the “Company”) on Form 10-K for the year ending December 31, 2012 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Elijio V. Serrano, Senior Vice President and Chief Financial Officer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopte d pursu ant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

 

(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

 

(2) The information contained in the Report fairly presents, in a ll material respects, the financial condition and results of operations of the Company.

 

Dated: March 1, 2013

/s/ Elijio V. Serrano

 

Elijio V. Serrano

 

Senior Vice President and

 

Chief Financial Officer

 

TETRA Technologies, Inc.

 

 

A signed original of this written statement requir ed by Section 906 has been provided to the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.

 


 


EXHIBIT 10.35

PURCHASE AND SALE AGREEMENT

THIS PURCHASE AND SALE AGREEMENT (this “ Agreement ”) is made and entered into as of December 31, 2012, by and between TETRA TECHNOLOGIES, INC. , a Delaware corporation (“ Seller ”), and TETRIS PROPERTY LP , a Delaware limited partnership company (“ Purchaser ”).

RECITALS:

Seller is the owner of that certain tract or parcel of land located in The Woodlands, Texas, Montgomery County, Texas, having the street address of 24955 Interstate 45 North, The Woodlands, Texas 77380, and bein g more particularly described by metes and bounds on EXHIBIT 1.1 attached hereto and made a part hereof for all purposes (the “ Land ”). 

Seller desires to sell of the Property (as defined below) to Purchaser, and Purchaser desires to purchase the Property from Seller on the terms and conditions set forth herein.

NOW THEREFORE, in consideration of the foregoing, of the mutual covenants, promises and undertakings set forth herein, and for good and valuable consideration, the receipt and sufficiency of which a re hereby acknowledged, Seller and Purchaser hereby agree as follows:

1.                    Property .   Subject to the terms and provisions hereof, and for the consideration herein set forth, Seller agrees to sell, and Purchaser agrees to purchase the following property (the property referred to in Sections 1.1 through 1.5 is collectively referred to as the “ Property ”):

1.1               Land .  Fee simple title in and to the Land;

1.2               Improvements .  Fee simple title in and to the office building located on the Land, the adjacent parking garage loc ated on the Land, and all other buildings, structures, and other improvements of every kind and nature presently situated on, in, or under, or used in, on, or about the Land together with fixtures and other items attached to, installed in or used in connec tion with the Land, and all other buildings, structures, and other improvements situated thereon , including, but not limited to, engines, devices for the operation of pumps, plumbing, cleaning, sprinkler systems, fire extinguishing equipment, heating, vent ilating, plumbing, incinerating, electrical, air conditioning and air cooling equipment and systems, gas and electric machinery, pollution control equipment, security systems, and water, gas, electrical, s torm and sanitary sewer systems and all utility lin es and equipment (collectively referred to as the “ Improvements ”);

1.3               Appurtenant Rights .  All of Seller’s right, title and interest in and to all rights appurtenant to the Land and/or the Improvements (collectively, the “ Appurtenant Rights ”), including, wit hout limitation:  (i) all right, title, and interest, if any, of Seller, in and to any land in the bed of any street, road, or avenue (open or proposed) in front of or adjoining the Land; (ii) all right, title, and interest, if any, of Seller, in and to an y rights-of-way, rights of ingress or egress, or other interests in, on, or to, any land, highway, street, road, or avenue (open

1


or proposed) in, on, or across, in front of, abutting, or adjoining the Land, and any awards made, or to be made in lieu thereo f, and in and to any unpaid awards for damage thereto by reason of a change of grade of any such highway, street, road, or avenue; (iii) all right, title, and interest of Seller to any easements benefiting the Land or any part thereof; (iv) all right, titl e, and interest, if any, of Seller, to all oil, gas, and other minerals in, on, or under, and that may be produced from the Land; (v) all right, title, and interest, if any, of Seller, in and to any land adjacent or contiguous to, or a part of the Land, wh ether those lands are owned or claimed by deed, limitations, or otherwise, and whether or not they are located inside or outside the description given herein, or whether or not they are held under fence by Seller; (vi)   to the extent assignable all right, t itle, and interest, if any, of Seller, to the present or future use of waste water, waste water capacity, drainage, water or other utility facilities to the extent same pertain to and are allocable to the Land or the Improvements; (vii) all right, title an d interest, if any, of Seller to any air rights above or benefiting the Land; (viii) all right, title and interest, if any, of Seller to any development rights benefiting the Land; and (ix) any reversionary rights attributable to the Land (the Land, the Im provements and the Appurtenant Rights are collectively hereinafter referred to as the “ Realty ”).

1.4               Related Rights .  All of Seller’s right, title, and interest in, to and under (i) to the extent assignable, all consents, authorizations, variances, waivers, l icenses, permits and approvals from any governmental or quasi-governmental agency, department, board, commission, bureau or other entity or instrumentality relating to the ownership or operation of the Property (collectively, the “ Licenses ”), (ii) all main tenance, operating and accounting records, architectural, engineering, construction, development, mechanical, electrical, plumbing, environmental and/or other plans, specifications, drawings, studies, and reports relating to the Property, and all other boo ks, records, and materials relating to the ownership and operation of the Property within Seller’s possession or control and (iii) to the extent assignable, all existing guarantees and warranties of the manufacturers and suppliers of the fixtures and equip ment installed on the Realty and of the contractors, subcontractors, and materialmen hired in connection with the construction, repair or maintenance of the Improvements (all of the rights, titles and interests described in this Section 1.4 are herein coll ectively referred to as the “ Related Rights ”).

1.5               Excluded Property . Notwithstanding the foregoing, Seller is not selling and Purchaser is not acquiring any assets or property of Seller (whether tangible or intangible) other than the Property.

2.                    Purchase Price; Earnest Money .

2.1               Purchase Price .  The purchase price (the “ Purchase Price ”) for the sale and purchase of the Property is $43,800,000.00.

2.2               Payment of Purchase Price .  The Purchase Price, as increased or decreased by prorations and adjustments as her ein provided, shall be payable in full at Closing (as such term is defined in Section 8.1 hereof) in cash by wire transfer of immediately available funds to Seller through the Title Company.

2


2.3               Initial Deposit .  Within two (2) business days (as such term is defined in Section 13.10 hereof) following the Effective Date (as such term is defined in Section 3 hereof), Purchaser shall deliver to Chicago Title - Commercial (the “ Title Company ”), having its office at 712 Main Street, Suite 2000E, Houston, Texas 77002, Attention:  Reno Hartfiel , the sum of $500,000.00 (the “ Initial Deposit ”) by wire transfer of immediately available funds.  Any failure of Purchaser to timely deliver the Initial Deposit shall entitle Sel ler, as its sole and exclusive remedy, to terminate this Agreement by giving written notice to Purchaser at any time before the Initial Deposit is deposited, in which event neither Seller nor Purchaser shall have any further obligations to the other with r espect to this Agreement.

2.4               Additional Deposit .  Unless Purchaser terminates this Agreement prior to the end of the Inspection Period pursuant to its right of termination grant ed in Section 5. 2 , Purchaser shall, by wire transfer of immediately available fu nds, deposit within two (2) b usiness d ays after the expiration of the Inspection Period, an additional $ 500,000.00 with the Title Company (“ Additional Deposit ”). If Purchaser fails to timely wire the Additional Deposit to the Title Company, Seller may, as its sole and exclusive remedy, terminate this Agreement by delivering written notice, prior to the time Purchaser wires the Additional Deposit to the Title Company, to Purchaser and Title Company. Upon delivery of such notice, the Title Company shall deliver the Initial Deposit to Seller, and neither Seller nor Purchaser will have any further obligations to the other with respect to this Agreement , except for provisions hereof that expressly survive termination of this Agreement . The “ Deposit ”, as that term is used in this Agreement , shall mean only the Initial Deposit until such time as the Additional Deposit is deposited by Purchaser. Thereafter, the term “ Deposit ” shall mean the Initial Deposit and the Additional Depo sit.

2.5               Application of Deposit .  The Title Company shall hold and disburse the Deposit in accordance with this Section 2.5 .

2.5.1.       The Deposit shall be held by Title Company in an interest bearing account. Interest accruing on the Deposit shall be considered a par t of the Deposit. If this Agreement is terminated (i) prior to the expiration of the Inspection Period,  (ii) pursuant to an express right of termination established herein or (iii) as a result of the failure to satisfy a closing condition set forth in Sec tion 6.1 of this Agreement, the Deposit will be returned by the Title Company to Purchaser (less the Independent Consideration (hereinafter defined), which is to be paid to the Seller). If the Closing occurs, the Deposit will be released to Seller, and Pur chaser shall receive a credit against the Purchase Price in the amount of the Deposit (less the Independent Consideration, which is to be credited to the Seller).  In all other instances, the Title Company shall not release the Deposit to either party unti l the Title Company has been requested by Seller or Purchaser to release the Deposit and the Title Company has (A) given the other party three (3) business days to dispute, or consent to, the release of the Deposit and (B) not received any objection from s uch other party during such three (3) business day period with respect to the release of the Deposit.

2.5.2.       The Title Company shall not be liable to any party for any act or omission, except for bad faith, gross negligence or willful misconduct, and the parties

3


agree to indemnify the Title Company and hold the Title Company harmless from any and all claims, damages, losses or expenses arising in connection herewith.

2.5.3.       The Title Company shall be protected in acting upon any written notice, request, waiver, consent, certificate, receipt, authorization, power of attorney, or other paper or document which the Title Company in good faith reasonably believes to be genuine and what it purports to be and to be signed by the proper party or parties.

2.5.4.       The Title Company may con sult with legal counsel in the event of any dispute or question as to the construction of any of the provisions hereof or its duties hereunder, and shall incur no liability hereunder and shall be entitled to rely on and act in accordance with the reasonabl e opinion and instructions of such counsel.

2.5.5.       The Title Company shall not be required to defend any legal proceeding which may be instituted against it with respect to the Deposit, the Property or the subject matter of this Agreement unless requested to do s o by Purchaser or Seller and is indemnified to its satisfaction against the cost and expense of such defense.

2.5.6.       If any disagreement arises between Seller and Purchaser, or between either of them and any other person, resulting in adverse claims or demands be ing made with respect to any agreements, instruments or funds delivered to the Title Company pursuant to this Agreement, or if the Title Company, in good faith, is in doubt as to what action it should take hereunder, the Title Company may, at its option, r efuse to comply with any claims or demands on it, or refuse to take any other action hereunder, so long as such disagreement continues or such doubt exists.  In any such event, the Title Company shall not be or become liable in any way or to any person for its failure or refusal to act, and the Title Company shall have the right to consult counsel and/or to institute a bill of interpleader in any court of competent jurisdiction to determine the rights of the parties, and the Title Company shall be entitled to so refrain from acting until (i) the rights of all parties shall have been fully and finally adjudicated by a court of competent jurisdiction, or (ii) all differences shall have been adjusted and all doubt resolved by agreement among all of the interest ed persons, and the Title Company shall have been notified thereof in writing signed by all such persons.

2.6               Reporting Requirements .  In order to assure compliance with the requirements of Section 6045 of the Internal Revenue Code of 1986, as amended (the “ Code ”),and any related reporting requirements of the Code, the parties hereto agree as follows:

2.6.1.       The Title Company agrees to serve as the “real estate person” and assume all responsibilities for information reporting required under Section 6045(e) of the Co de, and Seller and Purchaser hereby designate the Title Company as the person to be responsible for all information reporting under Section 6045(e) of the Code.  This Agreement shall constitute a designation agreement, and the name and address of the trans feror and transferee of the transaction contemplated hereby appear in Section 11 hereof .

4


2.6.2.       Seller and Purchaser each hereby agree to provide to the Title Company all information and certifications regarding itself, as reasonably requested by the Title Company or otherwise required to be provided by a party to the transaction described herein under Section 6045 of the Code, and to provide to the Title Company such party’s taxpayer identification number and a statement in such form as may be requested by the Title Company, signed under penalties of perjury, stating that the taxpayer identification number supplied by such party to the Title Company is correct.

2.6.3.       Seller, Purchaser and the Title Company each agrees to retain a copy of this Agreement for a perio d of four (4) years following the end of the calendar year in which Closing occurs.  The provisions of this Section 2.6 shall survive Closing.

2.7               Independent Consideration . Purchaser has delivered to Seller, as a part of the Initial Deposit, and Seller ackno wledges receipt of $100.00 (the “ Independent Consideration ”), as consideration for Purchaser’s right to purchase the Property and for Seller’s execution, delivery and performance of this Agreement.  The Independent Consideration is in addition to and indep endent of any other consideration or payment provided for in this Agreement, is non-refundable and shall be retained by Seller notwithstanding any other provision of this Agreement.

3.                    Escrow .  Promptly upon execution of this Agreement by Purchaser and Sell er, an original fully executed counterpart hereof shall be escrowed with the Title Company.  The “ Effective Date ” of this Agreement shall be the date that the Title Company receives the Deposit, acknowledges receipt of the fully executed original counterpa rt hereof and delivers a fully executed copy to Seller and Purchaser via electronic mail at the addresses set forth in Section 11 of this Agreement.

4.                    Title .

4.1               Survey .  Purchaser acknowledges that it has received a survey plat prepared Prejean & Company, In c., Project No. 97-44 issued December 10, 2012 (as updated prior to Closing, the “ Survey ”), reflecting the results of a survey of the Land and Improvements in accordance with the minimum detail requirements of the ALTA land survey requirements.

4.2               Title Commitment .  Purchaser acknowledges that it has received a commitment for issuance of an owner’s policy of title insurance G.F. No. 3711000294 prepared by the Title Company with respect to the Land and Improvements issued December 4, 2012 (as updated prio r to Closing, the “ Title Commitment ”) and copies of the exception documents referenced therein.

4.3               Search Report s .  Purchaser acknowledges that it has received reports (the “ UCC/Lien/Litigation Reports ”) of searches made of (i) the Official Public Records of Real Property and the County Court and State District Court records of Montgomery County, Texas (issued December   19, 2012), (ii) the Office of the Secretary of State, State of Texas (issued December   14, 2012), (iii) the Office of the Secretary of State, S tate of Delaware (issued December   14, 2012) and (iv) the U.S. District Court, Southern District of Texas records (issued December 14, 2012), all made by an independent search company, Capitol Services, revealing

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any current UCC, fixtures, bankruptcy, tax l ien, judgment lien and litigation filings against Seller.

4.4               Purchaser’s Title and Survey Objections

(a)                 Prior to the expiration of the Inspection Period, Purchaser shall furnish Seller with a written statement of objections, if any, to the title to the Prop erty, including, without limitation, any objections to any matter shown on the Survey (collectively, “ Objections ”).  In the event the Title Company amends or updates the Title Commitment after Purchaser’s delivery of the written statement of Objections (ea ch, a “ Title Report Update ”), Purchaser shall furnish Seller with a written statement of Objections to any matter first raised in a Title Report Update within three (3) business days after Purchaser’s receipt of such Title Report Update (each, a “ Title Upd ate Review Period ”). Should Purchaser fail to notify Seller in writing of any Objections in the Title Report prior to the Title Review Date, or to any matter first disclosed in a Title Report Update prior to the last day of the Title Update Review Period, as applicable, Purchaser shall be deemed to have approved such matters, which shall be considered to be “Permitted Encumbrances” as defined in Section 4.5 below. 

(b)                If Seller receives a timely Objection in accordance with Section 4.4(a) (“ Purchaser’s Notice ”), Seller shall have the right, but not the obligation, within five (5) business days after receipt of Purchaser’s Notice (“ Seller’s Response Period ”), to elect to cure any such matter upon written notice to Purchaser (“ Seller’s Response ”).  If Seller doe s not give any Seller’s Response, Seller shall be deemed to have elected to cure all such Objections. Notwithstanding the foregoing, Seller shall in any event be obligated to pay and release of record on or prior to the Closing Date all of the following ma tters or items (collectively, “ Seller Title Removal Items ”): (i) mortgage or deed of trust liens or security interests against the Property, (ii) real estate tax liens, other than liens for taxes and assessments not yet delinquent, (iii) judgment liens and mechanic’s liens and other liens for work and all other liens, in each case, that are capable of cure by payment of a liquidated amount and (iv) all other liens that have been voluntarily placed against the Property by Seller after the date of this Agreem ent and that are not otherwise permitted pursuant to the provisions hereof.  All Seller Title Removal Items shall be deemed to be Objections whether or not Purchaser includes all Seller Title Removal Items in any statement or notice of Objections under Sec tion 4.4(a) hereof. Notwithstanding anything else contained herein to the contrary, under no circumstances shall any Seller Title Removal Items be deemed a Permitted Encumbrance.  Seller shall be entitled to apply the Purchase Price towards the payment or satisfaction of such liens.

(c)                 Seller shall be required to pay and release of record all Seller Title Removal Items. If Seller elects not to cure any other Objections (i.e., Objections that are not Seller Title Removal Items) raised in any Purchaser ’s Notice timely delivered by Purchaser to Seller pursuant to Section 4.4( a) , or if Seller notifies Purchaser that it elects to cure any such Objection but then does not for any reason effect such cur e on or before the Closing Date, then Purchaser shall ha ve the option of terminating this Agreement by delivering written notice thereof to Seller following within five (5) business days after (as applicable) (i) its receipt of Seller’s Response stating that Seller will not cure any such Objection or (ii) Selle r’s failure to cure by the Closing Date any Objection which Seller has previously elected to cure pursuant to a Seller’s Response. In the event of a termination for failure to cure Objections (other than Seller

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Title Removal Items) pursuant to this Section 4. 4 ( c ), the Deposit (less the Independent Consideration, which is to be paid to the Seller) shall be returned to Purchaser , and neither party shall have any further rights or obligations hereunder except as those provisions that expressly survive terminat ion of this Agreement .  If no such termination notice is timely received by Seller hereunder, Purchaser shall be deemed to have waived all such Objections (except for Objections that are Seller Title Removal Items) in which event, subject to Section 4.4(b) above, those Objections shall become “ Permitted Encumbrances ” under Section 4.5 below.

4.5               Permitted Encumbrances .  The Property shall be conveyed subject only to the following matters, which are hereinafter referred to as the “ Permitted Encumbrances ”:

4.5.1.       those matters, other than Objections (except to the extent any such Objection is approved or deemed approved in accordance with Section 4.4(c) above), shown on Schedule B to the Title Commitment;

4.5.2.       those matters, other than Objections (except to the extent any su ch Objection is approved or deemed approved in accordance with Section 4.4(c) above), shown on the Survey;

4.5.3.       the rights of Tenant under the Lease (as defined in Section 8.2.11 hereof);

4.5.4.       the lien of all ad valorem real estate taxes and assessments not yet due and payable as of the date of Closing; and

4.5.5.       local, state and federal laws, ordinances or governmental regulations, including but not limited to, building and zoning laws, ordinances and regulations, now or hereafter in effect relating to the Property.

4.6               Conve yance of Title .  At Closing, Seller shall convey and transfer to Purchaser fee simple title to the Land and Improvements subject to only to the Permitted Encumbrances, by execution and delivery of the Deed (as defined in Section 8.2.1 hereof).  Seller sha ll also cause the issuance by the Title Company of an Owner Policy of Title Insurance (the “ Title Policy ”) in form identical to the proforma title policy attached hereto as EXHIBIT 4. 6 , covering the Land and the Improvements, in the full amount of the Purc hase Price, subject only to the Permitted Encumbrances.

5.                    Purchaser’s Right to Inspect the Property .

5.1               Right of Inspection From and after the Effective Date until the day prior to the Closing Date (the “ Inspection Period ”) , Seller shall allow Purchaser or Purchaser’s agents reasonable access to the Property pursuant to the terms and conditions of that certain Confidentiality and Inspection Agreement, dated December 4, 2012 , by and between Seller and Purchaser, attached here to as EXHIBIT 5.1 and incorporated herein for all purposes (the “ C&I Agreement ”).

5.2               Option to Terminate .  Purchaser shall have the right to terminate this Agreement for any reason in Purchaser’s sole and absolute discretion prior to 5:00 p.m. (Central

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Time) on the last day of the Inspection Period by delivery of written notice of such election to Seller, in which event, the Title Company shall promptly refund the Deposit (less the Independent Consideration, which is to be paid to the Seller) to Purchaser, an d neither party shall have any further rights, duties, obligations or liabilities to the other with respect to this Agreement, except for any obligation that expressly survive the termination of this Agreement.  If this Agreement is not terminated at the e nd of the Inspection Period (or otherwise terminated following the expiration of the Inspection Period), Purchaser shall have the right to continue its inspections of the Property.  If Purchaser fails to notify Seller in writing prior to the expiration of the Inspection Period that Purchaser has elected to terminate this Agreement , then Purchaser will be deemed to have elected not to terminate this Agreement pursuant to this Section 5.2 and to proceed with the Closing without a reduction in, or an abatement of or credit against the Purchase Price, except as specifically set forth in this Agreement (and, thereafter, Purchaser shall have no further right to terminate this Agreement pursuant to this Section 5.2 ) .

5.3               Third-Party Reports .  PURCHASER HAS CONDUCTED, OR WILL CONDUCT PRIOR TO THE EXPIRATION OF THE INSPECTION PERIOD, ITS OWN INVESTIGATION OF THE ENVIRONMENTAL AND PHYSICAL CONDITION OF THE PROPERTY TO THE EXTENT PURCHASER DEEMS SUCH AN INVESTIGATION TO BE NECESSARY OR APPROPRIATE.

5.4               Disclaimers of Warrantie s as to Physical Condition of the Property .

(a)                 EXCEPT AS SPECIFICALLY SET FORTH IN THIS AGREEMENT OR IN ANY DOCUMENTS, INSTRUMENTS OR AGREEMENTS EXECUTED AND DELIVERED BY SELLER AT CLOSING, IT IS UNDERSTOOD AND AGREED THAT WITH RESPECT TO THE PROPERTY, INCL UDING, WITHOUT LIMITATION, PHYSICAL CONDITION AND ENVIRONMENTAL CONDITION OF THE PROPERTY, THE PROPERTY IS BEING SOLD AND CONVEYED HEREUNDER AND PURCHASER AGREES TO ACCEPT THE PROPERTY “AS IS,” “WHERE IS” AND “WITH ALL FAULTS” AND SUBJECT TO ANY CONDITION WHICH MAY EXIST, WITHOUT ANY REPRESENTATION OR WARRANTY BY SELLER (OTHER THAN THE LIMITED REPRESENTATIONS AND WARRANTIES SET FORTH IN ARTICLE VII HEREOF OR IN ANY DOCUMENTS, INSTRUMENTS OR AGREEMENTS EXECUTED AND DELIVERED BY SELLER AT CLOSING).  PURCHASER HEREBY EXPRESSLY ACKNOWLEDGES AND AGREES THAT AS OF THE EXPIRATION OF THE INSPECTION PERIOD (i) PURCHASER HAS THOROUGHLY INSPECTED AND EXAMINED THE PROPERTY TO THE EXTENT DEEMED NECESSARY BY PURCHASER IN ORDER TO ENABLE PURCHASER TO EVALUATE THE PURCHASE OF THE PROPERTY, (ii) PURCHASER IS RELYING SOLELY UPON SUCH INSPECTIONS, EXAMINATION, AND EVALUATION OF THE PROPERTY BY PURCHASER IN PURCHASING THE PROPERTY ON AN “AS IS,” “WHERE IS” AND “WITH ALL FAULTS” BASIS, WITHOUT REPRESENTATIONS OR WARRANTIES (OTHER THAN THE REPRESENTATIONS AND WARRANTIES SET FORTH IN ARTICLE VII HEREOF OR IN ANY DOCUMENTS, INSTRUMENTS OR AGREEMENTS EXECUTED AND DELIVERED BY SELLER AT CLOSING), EXPRESS OR IMPLIED, OF ANY KIND OR NATURE, AND (iii) SELLER HAS NOT MADE ANY REPRESENTATIO NS OR WARRANTIES (OTHER THAN THE REPRESENTATIONS AND WARRANTIES SET FORTH IN ARTICLE VI HEREOF OR IN ANY DOCUMENTS,

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INSTRUMENTS OR AGREEMENTS EXECUTED AND DELIVERED BY SELLER AT CLOSING) WITH RESPECT TO ANY INFORMATION OR MATERIALS DELIVERED TO PURCHASER, INCLUDING THE ACCURACY OR COMPLETENESS THEREOF.  PURCHASER HAS BEEN EXPRESSLY ADVISED BY SELLER TO CONDUCT AN INDEPENDENT INVESTIGATION AND INSPECTION OF THE PROPERTY UTILIZING EXPERTS AS PURCHASER DEEMS TO BE NECESSARY FOR AN INDEPENDENT ASSESSMENT OF ALL RISK (INCLUDING, WITHOUT LIMITATION, ENVIRONMENTAL LIABILITY AND RISK) WITH RESPECT TO THE PROPERTY.  PURCHASER FURTHER ACKNOWLEDGES AND AGREES THAT, HAVING BEEN GIVEN THE OPPORTUNITY TO INSPECT THE PROPERTY, PURCHASER IS (EXCEPT FOR THE REPRESENTATIONS A ND WARRANTIES SET FORTH IN ARTICLE 7 HEREOF OR IN ANY DOCUMENTS, INSTRUMENTS OR AGREEMENTS EXECUTED AND DELIVERED BY SELLER AT CLOSING) RELYING SOLELY ON ITS OWN INVESTIGATION OF THE PROPERTY AND NOT ON ANY INFORMATION PROVIDED OR TO BE PROVIDED BY SELLER.

(b)                THE PURCHASE PRICE HAS BEEN CALCULATED BASED ON THE FACT THAT THE PROPERTY IS BEING PURCHASED BY PURCHASER ON AN “AS IS,” “WHERE IS” AND “WITH ALL FAULTS” BASIS.  PURCHASER HEREBY WAIVES AND RELINQUISHES ALL RIGHTS AND PRIVILEGES ARISING OUT OF, OR WITH R ESPECT OR IN RELATION TO, ANY REPRESENTATIONS OR WARRANTIES (OTHER THAN REPRESENTATIONS AND WARRANTIES SET FORTH IN ARTICLE VII HEREOF OR IN ANY DOCUMENTS, INSTRUMENTS OR AGREEMENTS EXECUTED AND DELIVERED BY SELLER AT CLOSING), WHETHER EXPRESS OR IMPLIED, WHICH MAY HAVE BEEN MADE OR GIVEN, OR WHICH MAY BE DEEMED TO HAVE BEEN MADE OR GIVEN, BY SELLER.  PURCHASER HEREBY FURTHER ACKNOWLEDGES AND AGREES THAT WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE ARE EXCLUDED FROM THE TRANSACTION CON TEMPLATED HEREBY, AS ARE ANY WARRANTIES ARISING FROM A COURSE OF DEALING OR USAGE OF TRADE, AND THAT SELLER HAS NOT WARRANTED, AND DOES NOT HEREBY WARRANT, THAT THE PROPERTY NOW OR IN THE FUTURE WILL MEET OR COMPLY WITH THE REQUIREMENTS OF ANY SAFETY CODE OR REGULATION OF ANY APPLICABLE GOVERNMENTAL AUTHORITY OR JURISDICTION.  WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, PURCHASER HEREBY ASSUMES ALL RISK AND LIABILITY (AND AGREES THAT SELLER SHALL NOT BE LIABLE FOR ANY SPECIAL, DIRECT, INDIRECT, CONSEQ UENTIAL, SPECULATIVE, OR OTHER SUCH DAMAGES) RESULTING OR ARISING FROM OR RELATING TO THE OWNERSHIP, USE, CONDITION, LOCATION, MAINTENANCE, REPAIR, OR OPERATION OF THE PROPERTY (BUT THE FOREGOING SHALL NOT LIMIT OR IMPAIR PURCHASER’S RIGHT TO PURSUE A CLAI M FOR ACTUAL DAMAGES TO THE EXTENT PERMITTED UNDER ARTICLE 12 HEREOF).  PURCHASER ACKNOWLEDGES AND AGREES THAT (OTHER THAN REPRESENTATIONS AND WARRANTIES SET FORTH IN ARTICLE VII HEREOF OR IN ANY DOCUMENTS, INSTRUMENTS OR AGREEMENTS EXECUTED AND DELIVERED BY SELLER AT CLOSING) THE SALE PROVIDED FOR HEREIN IS MADE WITHOUT ANY REPRESENTATION OR WARRANTY BY SELLER AS TO THE NATURE OR QUALITY OF THE PROPERTY; THE DEVELOPMENT POTENTIAL OF THE PROPERTY;

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THE PRIOR HISTORY OF OR ACTIVITIES ON THE PROPERTY; THE QUAL ITY OF LABOR AND/OR MATERIALS INCLUDED IN ANY OF THE IMPROVEMENTS; THE FITNESS OF THE PROPERTY FOR AND/OR THE SOIL CONDITIONS EXISTING AT THE PROPERTY FOR ANY PARTICULAR PURPOSE OR DEVELOPMENT POTENTIAL; THE PRESENCE OR SUSPECTED PRESENCE OF HAZARDOUS WAST E OR SUBSTANCES ON, ABOUT, OR UNDER THE PROPERTY OR THE IMPROVEMENTS; OR THE ZONING OR OTHER LEGAL STATUS OF THE PROPERTY.  Except as specifically set forth herein, no person acting on behalf of Seller is authorized to make, and by the execution hereof Pur chaser hereby acknowledges that no person has made, any representation, agreement, statement, warranty, guaranty or promise regarding the Property, or the transaction contemplated herein, or the construction, physical condition or other status of the Prope rty, and no representation, warranty, agreement, statement, guaranty or promise, if any, made by any person acting on behalf of Seller which is not contained herein or in the documents, instruments or agreements executed and delivered by Seller at Closing shall be valid or binding upon Seller.

6.                    Conditions Precedent .

6.1               Conditions to Purchaser’s Obligations .  The liability and obligation of Purchaser hereunder to consummate the transaction contemplated hereby are subject to the following conditions (any of wh ich may be waived in whole or in part by Purchaser):

6.1.1.       Seller shall not be in default under this Agreement;

6.1.2.       Seller shall have paid in full or otherwise obtained a release with respect to all Seller Title Removal Items;

6.1.3.       No eminent domain proceedings for the t aking of a “material part” of the Property (as defined in Section 9.1 ) shall be pending or threatened against the Property as of Closing;

6.1.4.       Each of the representations and warranties of Seller set forth in Section 7.1 hereof shall be true and correct in all material respects as of the Closing Date, and all covenants and agreements of Seller set forth in Section 7.1 shall have been  performed  in all material respects on or before the Closing Date;

6.1.5.       Since the Effective Date, Seller shall not have encumbered the Property with any liens, easements, or other matters or encumbrances which will survive Closing (except as expressly approved in writing by Purchaser), and no damage or destruction of a “material part” (as defined in Section 9.1 ) of the Property shall hav e occurred;

6.1.6.       Seller shall have satisfied all of the requirements set forth in Section 8.2 of this Agreement, including, without limitation, delivery of the original fully executed Deed, Seller’s original countersigned General Assignment, the Title Policy, and two (2) originals of Seller’s countersigned Lease;

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6.1.7.       Seller shall be in a position to convey and transfer to Purchaser fee simple title to the Land and Improvements in accordance with Sections 4.5 and 4.6 of this Agreement;

6.1.8.       Since the Effective Date, ther e shall have been no diminution in the financial condition of Seller; and

6.1.9.       No environmental audit or inspection of the Property shall have been obtained or discovered by Purchaser which indicates the presence of any Hazardous Substances in, on, at or beneat h the Realty in violation of any Environmental Laws in any material respect. 

6.2               Purchaser’s Rights If Conditions Not Satisfied .  Purchaser’s obligations under this Agreement are specifically contingent upon the satisfaction of each of the conditions descri bed in Section 6.1 hereof.  If any of such conditions are not satisfied prior to the Closing Date, then Purchaser may, by written notice to Seller on or prior to the scheduled Closing Date, extend the scheduled Closing Date for up to fifteen (15) days to a llow Seller more time to satisfy such uncured conditions.  If Seller is unable to satisfy such uncured conditions at or prior to the extended Closing Date, Purchaser may as its sole and exclusive remedy either:  (i) terminate this Agreement by written noti ce to Seller, in which event, the Deposit (less the Independent Consideration, which is to be paid to the Seller) shall be returned to Purchaser, and neither party shall have any further rights, duties, obligations or liabilities under this Agreement, exce pt such obligations that expressly survive the termination of this Agreement; or (ii) Purchaser may waive its objections and purchase the Property without reduction in the Purchase Price and consummate the transaction contemplated hereby (Purchaser’s elect ion to close the transaction shall constitute a waiver of any unsatisfied conditions).  Notwithstanding the foregoing, in the event this Agreement is terminated as a result of a default or breach on behalf of Seller, Purchaser shall be entitled to exercise its rights and remedies under Section 12.2 of this Agreement.

6.3               Conditions Precedent to Obligation of Seller .  The obligation of Seller to consummate the transaction hereunder shall be subject to the fulfillment on or before the date of Closing of all of t he following conditions, any or all of which may be waived by Seller in its sole discretion:

6.3.1.       Seller shall have received the Purchase Price as adjusted as provided herein, pursuant to and payable in the manner provided for in this Agreement;

6.3.2.       Purchaser shall have delivered to Seller all of the items required to be delivered to Seller pursuant to the terms of this Agreement, including but not limited to, those provided for in Section 8.3 hereof;

6.3.3.       All of the representations and warranties of Purchaser set forth in this Agreement shall be true and correct in all material respects as of the Closing Date; and

6.3.4.       Purchaser shall have performed and observed, in all material respects, all covenants and agreements of this Agreement to be performed and observed by Purchaser as of the date of Closing.

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7.                    Representations, Warranties, Covenants and Agreements .

7.1               By and of Seller .  Seller hereby makes the following representations and warranties to Purchaser as of the Effective Date, which repr esentations and warranties shall be deemed to have been made again as of the Closing, subject to Section 8.2.6 hereof:

7.1.1.       (a)   Seller is a corporation duly organized and validly existing under the laws of the State of Delaware and is qualified to do business i n Texas . (b)   The individuals executing this Agreement on behalf of Seller are authorized to act for and on behalf of and to bind Seller in connection with this Agreement and Seller has obtained all necessary consents to perform its obligations under this Agreement and sell the Property to Purchaser at Closing .  (c)   The execution of this Agreement, the consummation of the transactions herein contemplated, and the performance or observance of the obligations of Seller hereunder have been duly authorized by r equisite action and are enforceable against Seller in accordance with their respective terms .  (d)   The execution of this Agreement, the consummation of the transactions herein contemplated, and the performance and observance of the obligations of Seller he reunder and under any and all other agreements and instruments herein mentioned to which Seller is a party will not conflict with or result in the breach of any agreement or instrument to which Seller is now a party or to which it is subject, or constitute a default thereunder, does not require Seller to obtain any consents or approvals from, or the taking of any other actions with respect to any third parties and, to Seller’s current actual knowledge, will not conflict with or result in the breach of any l aw or regulation, order, writ, injunction, or decree of any court or governmental instrumentality .   (e)   To Seller’s current actual knowledge, no consent, waiver, approval, or authorizations of, or filing, registration, or qualification with, or notice of, any governmental instrumentality or any other entity or person is required to be made, obtained, or given by Seller in connection with the execution, delivery, and performance of this Agreement, other than those that will be made or done at or prior to th e Closing.  (f)   Seller is not a “foreign person” or a “disregarded entity” as defined in Section   1445 of the Code and any related regulations.

7.1.2.       (a)   Seller has not (i)   made a general assignment for the benefit of creditors, (ii)   filed any voluntary petition in bankruptcy or suffered the filing of any involuntary petition by Seller’s creditors, (iii)   suffered the appointment of a receiver to take possession of all, or substantially all, of Seller’s assets, (iv)   suffered the attachment or other judicial seizure of all, or substantially all, of Seller’s assets, (v)   admitted in writing its inability to pay its debts as they come due, or (vi)   made an offer of settlement, extension, or composition to its creditors generally, and (b)   to Seller’s current actual knowle dge, there is no threat or contemplation of any of the foregoing.

7.1.3.       (a)   No party has been granted any license, lease, or other right by Seller relating to the use or possession of the Property, or any part thereof.  (b)   Seller has not granted any rights, opt ions, or rights of first refusal, or right of first offer, or entered into any agreements, which are currently in effect, to purchase or to otherwise acquire the Property or any part thereof or any ownership interest therein, except for the rights of Purch aser under this Agreement.

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7.1.4.       (a)   Seller has not receive any written notice from any court or any federal, state, municipal, or other governmental instrumentality (“ Governmental Entity ”), of (i)   any uncured violation of law, (ii)   an intention by any Governmen tal Entity to revoke any certificate of occupancy, license, or permit issued by such Governmental Entity in connection with the use of the Property, (iii)   any pending condemnation or special assessment or threatened condemnation or special assessment proce edings with respect to the Property, or (iv)   any uncured violation of any building codes or other laws relating to the construction or design of the improvements on the Property, including, without limitation, fire, safety, handicapped access, or seismic d esign.  (b)   Seller has not received any written notice of any uncured violation or defaults under any restrictive covenants affecting the Property or any portion thereof.

7.1.5.       There is no arbitration, judicial action, litigation, or administrative action pendin g or threatened (of which Seller has received written notice) with respect to the Property or Seller (which, if adversely determined would materially and adversely affect the ability of Seller to consummate the transactions contemplated by this Agreement a nd the Lease and/or to perform its obligations under this Agreement and/or the Lease).

7.1.6.       Attached hereto as EXHIBIT 7.1.6 is a list of all Licenses and a list of all agreements relating to the ownership, use, management, operation, maintenance, service and r epair of the Realty (herein collectively referred to as the “ Property Agreements ,”) (including all amendments, modifications and other agreements relating thereto) in force and effect as of the date hereof.  To Seller’s current actual knowledge, each of th e Property Agreements and Licenses is in full force and effect,  and  no default exists under the Property Agreements or the Licenses on the part of any party thereto, except as disclosed on EXHIBIT 7.1.6 .  All Property Agreements shall remain the sole obl igation of the Seller following Closing.  After the Effective Date and prior to Closing, Seller will not enter into any new Property Agreements or Licenses that would survive the Closing unless such new Property Agreement or License shall remain the sole o bligation of Seller following Closing.

7.1.7.       Seller has not received any written notice that the Property or any portion thereof is or will be subject to or affected by any special assessments, whether or not presently a lien thereon, or any unpaid taxes and ass essments and there are no delinquent taxes or assessments which will not be paid on or prior to the Closing Date.

7.1.8.       To the current actual knowledge of Seller (a) there are no underground storage tanks existing in, on, at or beneath the Realty, and (b) there is no asbestos or other Hazardous Substances existing in, on, at or beneath the Realty in violation of any Environmental Laws.  For purposes hereof, “ Hazardous Substances ” shall mean any pollutants, contaminants, hazardous or toxic substances, materials or wastes (including petroleum, petroleum by-products, radon, asbestos and asbestos containing materials, polychlorinated biphenyls (“ PCB’s ”), PCB-containing equipment, radioactive elements, infectious agents, and urea formaldehyde), as such terms are used i n any federal, state or local environmental law, rule, statute, or regulation, including, without limitation, the Comprehensive Environmental Response Compensation and

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Liability Act, as amended, the Resource Conservation and Recovery Act, the Toxic Substan ces Control Act, the Clean Air Act, the Hazardous Materials Transportation Act, and the Clean Water Act (collectively, “ Environmental Laws ”) (excluding solvents, cleaning fluids and other lawful substances used in the ordinary occupancy, operation and main tenance of the Improvements in a manner consistent with the prudent occupancy, operation and maintenance of a first-class office building development and used in accordance with all applicable Environmental Laws).

7.1.9.       From the Effective Date hereof until the C losing or earlier termination of this Agreement, Seller shall use reasonable efforts to operate and maintain the Property in a manner generally consistent with the manner in which Seller has operated and maintained the Property prior to the date hereof.

7.1.10.   Ne ither Seller nor any individual or entity having a direct interest in Seller is a person or entity described by Section 1 of the Executive Order (No. 13,224) Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Sup port Terrorism, 66 Fed. Reg. 49,079 (September 24, 2001), and does not engage in any dealings or transactions, and is not otherwise associated, with any such persons or entities .

7.1.11.   Seller shall promptly notify Purchaser of any material change occurring after the date hereof, of which Seller has current actual knowledge, with respect to the Property or Seller (with respect to Seller’s ability to perform its obligations under this Agreement and/or the Lease) or any information heretofore or hereafter furnished to Purchaser with respect to the Property or Seller (with respect to Seller’s ability to perform its obligations under this Agreement and/or the Lease) , including specifically, but without limitation, any such change that would make any portion of this Agr eement, including, without limitation, the representations, warranties, covenants and agreements contained in this Section 7.1 untrue or materially misleading.

7.1.12.   Linden Price is Seller’s senior most person in charge of overseeing  the Property and the person with the most knowledge related thereto .

7.2               By Purchaser .  Purchaser hereby makes the following representations and warranties to Seller as of the Effective Date, which representations and warranties shall be deemed to have been made again as of the Closing , subject to Section 8.3.5 hereof:

7.2.1.       Purchaser is a limited liability company duly organized and validly existing under the laws of the State of Delaware and is qualified to do business in the State of Texas.

7.2.2.       The execution of this Agreement, the consummation of the transactions herein contemplated, and the performance or observance of the obligations of Purchaser hereunder have been duly authorized by requisite action and are enforceable against Purchaser in accordance with their respective terms.  The indivi duals executing this Agreement on behalf of Purchaser are authorized to act for and on behalf of and to bind Purchaser in connection with this Agreement and Purchaser has obtained all

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necessary consents to perform its obligations under this Agreement and a cquire the Property from Seller at Closing.

7.2.3.       Purchaser has received no written notice of any action, suit or proceeding against Purchaser in any court or by or before any other Governmental Entity (which, if adversely determined, would materially and advers ely affect the ability of Purchaser to consummate the transactions contemplated by this Agreement and the Lease, and/or to perform its obligations under this Agreement and/or the Lease) and, no such action, suit or proceeding is pending, or to the current actual knowledge of Purchaser, overtly threatened.

7.2.4.       The execution of this Agreement, the consummation of the transactions herein contemplated, and the performance and observance of the obligations of Purchaser hereunder and under any and all other agreement s and instruments herein mentioned to which Purchaser is a party will not conflict with or result in the breach of any agreement or instrument to which Purchaser is now a party or to which it is subject, or constitute a default thereunder, does not require Purchaser to obtain any consents or approvals from, or the taking of any other actions with respect to any third parties and, to Purchaser’s current actual knowledge, will not conflict with or result in the breach of any law or regulation, order, writ, in junction, or decree of any court or governmental instrumentality.

7.2.5.       No petition in bankruptcy (voluntary or otherwise), assignment for the benefit of creditors, or petition seeking reorganization or arrangement or other action under federal or state bankrupt cy laws is pending against or contemplated by Purchaser.

7.2.6.       Neither Purchaser nor any individual or entity having an interest in Purchaser is a person or entity described by Section 1 of the Executive Order (No. 13,224) Blocking Property and Prohibiting Trans actions With Persons Who Commit, Threaten to Commit, or Support Terrorism, 66 Fed. Reg. 49,079 (September 24, 2001), and does not engage in any dealings or transactions, and is not otherwise associated, with any such persons or entities .

7.3               Current Actual Kno wledge .

7.3.1.       Of Seller .  As used in Section 7.1 and other provisions of this Agreement, the phrase “ current actual knowledge ” of Seller means, and shall be limited to, the actual conscious knowledge of Bruce Cobb, Bass C. Wallace, Jr.  and Linden Price (not i ncluding any constructive, imputed or implied knowledge), without special investigation or inquiry, in their respective representative capacities only (with no personal liability of any kind).

7.3.2.       Of Purchaser .  As used in Section 7.2 of this Agreement, the phrase “ current actual knowledge ” of Purchaser means, and shall be limited to, the actual conscious knowledge of David M. Ledy and David Grazioli (not including any constructive, imputed or implied knowledge), without special investigation or inquiry, in t heir respective representative capacities only (with no personal liability of any kind).

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7.4               Survival . The representations and warranties of Seller and Purchaser set forth in this Section 7 shall survive the Closing only for a period of one year, after which time said representations and warranties, all and singular, shall be deemed to have merged into and shall be governed solely by the provisions of the Closing documents.  For a breach of warranty or representation claim to be actionable, a representa tion or warranty made to another party hereunder must have been untrue or misleading as of Closing and the party for whose benefit such representation or warranty was made must not have received express written disclosure in the Title Commitment, the Surve y or the environmental reports delivered or prepared in connection with the transaction contemplated by this Agreement of the inaccuracy or breach thereof on or before the Closing Date.  Notwithstanding anything contained herein to the contrary, Seller sha ll have no liability to Purchaser for a breach of any representation or warranty unless the valid claims for all such breaches collectively aggregate more than $50,000.00 (the “ Basket ”), in which event the full amount of such valid claims shall be actionab le, up to the Cap (as defined in this Section   7.4 ).  As used herein, the term “ Cap ” shall mean the total aggregate amount of $1,000,000.00.  The right to bring a claim for actual damages (but not punitive, exemplary, speculative or consequential damages, a ll of which are waived by Seller and Purchaser), arising from the inaccuracy or breach of the representations and warranties made by Seller and Purchaser in Section 7 of this Agreement shall survive for a period of one year (subject to the limitation on da mages set forth herein) from and after the Closing Date.  Except for those claims asserted by written notice of or on behalf of Seller or Purchaser at any time during such one year period, all claims arising from the inaccuracy or breach of such representa tions and warranties shall expire, be terminated and extinguished forever on the last day of such one year period and, except for those claims asserted by written notice of or on behalf of Seller or Purchaser at any time during such one year period, Seller , or Purchaser, as applicable shall be released from any and all liability of any kind relating to or arising from the inaccuracy or breach of such representations and warranties effective as of the last day of such one year period. 

8.                    Closing .

8.1               Closing Da te .  Purchaser and Seller shall consummate and close the transactions contemplated hereby on a mutually agreed upon date on or prior to December 31, 2012, in the offices of the Title Company.  At the Closing, Seller and Purchaser shall perform the obligat ions set forth in, respectively, Section 8.2 and Section 8.3 hereof, the performance of which obligations shall be concurrent conditions; provided that the Deed (as defined below), and all other closing documents that are required to be recorded in connect ion with the Closing, shall not be recorded until Seller receives confirmation that Seller has received the full amount of the Purchase Price, adjusted by prorations as set forth herein.  The date of the consummation and closing of the purchase and sale co ntemplated by this Agreement is herein referred to sometimes as the “ Closing Date ,” and the actual consummation and closing of the purchase and sale contemplated by this Agreement is herein referred to sometimes as the “ Closing .”

8.2               Seller’s Obligations at Cl osing .  At the Closing, Seller shall deliver or cause to be delivered to Purchaser:

8.2.1.       A special warranty deed from Seller substantially in the form attached hereto as EXHIBIT 8.2.1 (the “ Deed ”) conveying fee simple title to the Land

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and the Improvements, an d Seller’s right, title and interest in the Appurtenant Rights to Purchaser (subject only to the Permitted Encumbrances).

8.2.2.       An assignment and assumption agreement substantially in the form attached hereto as EXHIBIT 8.2.2 (the “ General Assignment ”) in which Seller assigns and Purchaser assumes Seller’s interest in the Licenses and all other Related Rights concerning the Realty owned by Seller to Purchaser. 

8.2.3.       A written certification of Seller substantially in the form attached hereto as EXHIBIT 8.2.3 that each of the representations and warranties of Seller set forth in Section 7.1 above is true and correct in all material respects as of the Closing Date.  In no event shall Seller be liable to Purchaser for, or be deemed to be in default hereunder by reason of, any breach of representation or warranty which (i) is expressly disclosed in the Title Commitment, the Survey or the environmental reports delivered or prepared in connection with the transaction contemplated by this Agreement to Purchaser on or before th e date of Closing or (ii) results from any change that occurs between the Effective Date and the date of Closing ; provided, however, that the occurrence of any change shall, if materially adverse to Purchaser, constitute the non-fulfillment of the conditi on set forth in Section 6.1.4 hereof; but if, despite express disclosure to Purchaser as set forth in this Section 8.2.3 above of such changes or other matters described in such certificate, the Closing occurs, Seller’s representations and warranties set f orth in this Agreement shall be deemed to have been modified by all statements made in such certificate.

8.2.4.       An estoppel certificate and subordination, non-disturbance and attornment agreement (“ SNDA ”) in forms reasonably acceptable to Seller and Purchaser’s l ender, Sovereign Bank. 

8.2.5.       All Licenses and any manufacturer and contractor guarantees and warranties

8.2.6.       Unless previously delivered to Purchaser, copies of all Property Agreements, maintenance, operating and accounting records, architectural, engineering, c onstruction, development, mechanical, electrical, plumbing, environmental and/or other plans, specifications, studies and reports relating to the Property, and copies of all other books, records, and materials relating to the ownership and operation of the Property within Seller’s possession or control.

8.2.7.       The Title Policy.

8.2.8.       A non-foreign affidavit in the form attached hereto as EXHIBIT 8.2.8 containing such information as shall be required by Internal Revenue Code Section 1445(b)(2) and regulations issued thereunder.

8.2.9.       The approved settlement statement prepared by the Title Company, and such other affidavits, documents, instruments, and certifi cates as are reasonably required by the Title Company to effect and complete the Closing as provided herein (including, without limitation, an affidavit as to debts, liens, and possession and evidence

17


of corporate authority to enter into and perform under this Agreement and the Lease, in each case in a form reasonably acceptable to Seller and the Title Company ).

8.2.10.   A lease agreement in a substantially in the form attached hereto as EXHIBIT 8.2.10 , pursuant to which Seller shall lease back the Property from Pu rchaser from and after the Closing Date (the “ Lease ”).

8.3               Purchaser’s Obligations at Closing .  At the Closing, Purchaser shall:

8.3.1.       Pay to Seller through the Title Company the full amount of the Purchase Price (which amount shall include the Deposit), as increas ed or decreased by prorations and adjustments as herein provided, in immediately available wire transferred funds.

8.3.2.       Execute and deliver the General Assignment.

8.3.3.       Execute and deliver to Seller a written certification of Purchaser substantially in the form atta ched hereto as EXHIBIT 8.3.3 that each of the representations and warranties of Purchaser set forth in Section 7.2 above is true and correct in all material respects as of the Closing Date.  In no event shall Purchaser be liable to Seller for, or be deemed to be in default hereunder by reason of, any breach of representation or warranty which results from any change that occurs between the Effective Date and the date of Closing; provided, however, that the occurrence of any change shall, if materially adver se to Seller, constitute the non-fulfillment of the condition set forth in Section 6.3.3 hereof; but if, despite changes or other matters described in such certificate, the Closing occurs, Purchaser’s representations and warranties set forth in this Agreem ent shall be deemed to have been modified by all statements made in such certificate.

8.3.4.       Execute and deliver the approved settlement statement prepared by the Title Company, and such other affidavits, documents, instruments and certificates as are reasonably required by the Title Company, or that are required by applicable law to effect and complete the Closing as provided herein (including, without limitation, evidence of corporate authority to enter into and perform under this Agreement and the Lease in a fo rm reasonably acceptable to Purchaser and the Title Company ).

8.3.5.       Execute and deliver the Lease.

8.3.6.       Execute and deliver the SNDA.

8.4               Closing Costs .

8.4.1.       Seller shall pay the fees of any counsel representing Seller in connection with this transaction.  Seller shall also pay the following costs and expenses:

(i)                  one-half (½) of the escrow fee, if any, which may be charged by the Title Company;
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(ii)                the fee for the title examination and the Title Commitment and the basic premium for the Title Policy (but not the premiums for ex tended coverage, deletions of exception items or endorsements, or for any mortgagee title insurance) to be issued to Purchaser by the Title Company at Closing, exclusive of any endorsements thereto;
(iii)             the fees for Broker;
(iv)              the fees for the Survey (if not pai d prior to Closing by Seller);
(v)                the fees for recording the Deed, any memorandum of lease with respect to the Lease and any releases or satisfactions with respect to any Seller Title Removal Item;
(vi)              amounts necessary to cure or otherwise satisfy all Seller Tit le Removal Items ;
(vii)            All sale and transfer taxes or other taxes (except in connection with any mortgage or financing obtained by Purchaser ), franchise taxes (with respect to the Lease), documentary taxes and similar taxes and fees imposed upon the transfer o f the Property by applicable law.

8.4.2.       Purchaser shall pay the fees of any counsel representing Purchaser in connection with this transaction.  Purchaser shall also pay the following costs and expenses;

(i)                  one-half (½) of the escrow fee, if any, which may be charged by the Title Company;
(ii)                if such coverage is requested by Purchaser, the premiums for the extended coverage or deletions of exception items related to the Title Policy to be issued to Purchaser by the Title Company at Closing, the premiums of all endo rsements thereto, and the premiums for any mortgagee title insurances;
(iii)             the fees for recording any loan documents;

8.4.3.       All costs and expenses incident to this transaction and the closing thereof, and not specifically described above, shall be paid by the party incurring same; and

8.4.4.       The provisions of this Section 8.4 shall survive the Closing.

8.5               No Prorations .  There shall be no proration of income and expenses of the Property at Closing.  Seller shall be entitled to receive all income, and shall be obligated to pa y all expenses, with respect to the Property accruing through December 31, 2012.  Notwithstanding the foregoing, nothing contained in this Agreement shall relieve Seller from paying rent for any partial month following Closing in accordance with the terms of the Lease.

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9.                    Damage, Destruction or Condemnation .

9.1               Material Part .  For purposes of this Agreement, (a) a taking by eminent domain of a portion of the Property shall be deemed to affect a “ material part ” of the Property if the estimated value of the port ion of the Property taken (plus other reasonably anticipated attendant costs/losses, including lost revenues not recoverable from rent loss insurance, if not appropriately reflected in the value of the portion which is subject to the taking) exceeds $500,0 00.00 with respect to the Land and Improvements thereon, and (b) the destruction of a “material part” of the Property shall be deemed to mean an insured or uninsured casualty to the Property having an estimated cost of repair (plus other reasonably anticip ated attendant costs/losses, including lost revenues not recoverable from rent loss insurance) which equals or exceeds $500,000.00 with respect to the Land and Improvements thereon.

9.2               Estimated Value .  The phrase “estimated value” shall mean an estimate obt ained from a M.A.I. appraiser, who has at least five (5) years experience evaluating property located in Harris County, Texas similar in nature and function to that of the Property, selected jointly by Seller and Purchaser, and the phrase “estimated cost o f repair” shall mean an estimate obtained from an independent contractor selected jointly by Seller and Purchaser.  The other necessary determinations in Sections 9.1 and 9.2 shall also be determined by qualified professionals so jointly selected by Purcha ser and Seller.  Such determinations shall be made as soon as reasonably practicable following the taking or casualty, but in any event within sixty (60)  days following the taking or casualty.

9.3               Notice; Credit to Purchaser .  Seller or Purchaser shall have the right to terminate this Agreement if, prior to the Closing, all or a material part of the Property is destroyed or a material part of the Property is taken by eminent domain.  Seller or Purchaser may give written notice of its election to terminate th is Agreement within ten (10) business days after Purchaser is notified in writing by the appraisers and other person(s) making the determinations under Sections 9.1 and 9.2 of any damage to or condemnation of the Property which entitles Purchaser to termin ate this Agreement, in which event the Deposit (less the Independent Consideration, which is to be paid to the Seller) shall be returned to Purchaser, and neither party shall have any further rights, duties, obligations or liabilities under this Agreement, except those obligations which expressly survive the termination of this Agreement.  If Seller or Purchaser does not give such notice within such period, then this Agreement shall remain in full force and effect, and there shall be no reduction in the Pur chase Price and any applicable insurance proceeds or condemnation awards, as applicable, shall be disbursed and applied as provided in the Lease.  If less than a material part of the Property is taken or destroyed, this Agreement shall remain in full force and effect there shall be no reduction in the Purchase Price and Purchaser shall be entitled to receive any insurance proceeds or condemnation awards, as applicable.

10.               Brokerage Commissions .  With respect to the transaction contemplated by this Agreement, Seller represents that Seller has agreed to pay a brokerage commission to CBRE, Inc. (“ Broker ”) pursuant to a separate agreement between Seller and Broker with respect to the transaction contemplated by this Agreement.  Each party hereto agrees that if an y person or entity, other than Broker, makes a claim for brokerage commissions or finder’s fees related to the sale of the Property by Seller to Purchaser, and such claim is made by, through or on account of any acts or alleged acts of said party or its re presentatives, said party will protect, indemnify,

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defend and hold the other party free and harmless from and against any and all loss, liability, cost, damage and expense (including reasonable attorneys’ fees) in connection therewith.  The provisions of t his paragraph shall survive Closing or any termination of this Agreement.

11.               Notices .  Any notice, demand or request that may be permitted, required, or desired to be given in connection herewith shall be in writing and directed to Seller and Purchaser by ( a) personal delivery, (b) Federal Express or similar reputable overnight express delivery service, (c) registered or certified United States mail, return receipt requested, postage prepaid, or (d) electronic mail, in each instance addressed to the appropri ate addresses set forth below.  If any notice or other communication is effected by personal delivery or by an overnight express delivery service, the date and hour of actual delivery shall fix the time of notice.  Absent a postal strike or other stoppage of the mails, any notice given by registered or certified United States mail, the date three (3) days following the date on which the sealed enveloped containing the notice is deposited in the United States mail, properly addressed and with postage prepaid , shall fix the time of notice. In the case of email transmission, the date of the email transmission shall fix the time of notice provided that an original of such email is also sent to the intended addressee by means described in clauses (a) or (b) above within one business day following the date of the email transmission.  Each party shall have the right to change their address, for purposes of notice, by giving notice to the other party hereto as provided above.

If to Purchaser, to :

 

Tetris Property LP

c/o U.S. Realty Advisors, LLC

1370 Avenue of the Americas

New York, New York  10019

Attention:  David M. Ledy

Email: dledy@usrealtyadvisors.com

 

If to Seller :

 

TETRA Technologies, Inc.

24955 Interstate 45 North

The Woodlands, Texas  77380

Attention:  Bruce Cobb

Email: bcobb@tetratec.com

 

with a copy to:

 

TETRA Technologies, Inc.

24955 Interstate 45 North

The Woodlands, Texas  77380

Attention:  Bass C. Wallace, Jr.

Email: bwallace@tetratec.com  

 

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If to the Title Company :

 

Chicago Title - Commercial

712 Main Street, Suite 2000E

Houston, Texas 77002

Attention:  Reno Hartfiel

Email: Reno.Hartfiel@fnf.com

 

12.               Defaults and Remedies .

12.1           Seller’s Remedies on Purchaser’s Default .  In the event the sale of the Property as contemplated hereunder is not consummated due to Purchaser’s default hereunder, Seller shall be entitled, as its sole remedy, to terminate this Agreement and receive the Deposit as liquidated damages for the breach of this Agreement, it being agreed between the parties hereto that the actual damag es to Seller in the event of such breach are impractical to ascertain and the amount of the Deposit is a reasonable estimate thereof. 

12.2           Purchaser’s Remedies on Seller’s Default .  In the event the sale of the Property as contemplated hereunder is not consu mmated due to Seller’s default hereunder, Purchaser shall be entitled, as its sole remedy, either (a) to receive the return of the Deposit (less the Independent Consideration, which is to be paid to the Seller), which return shall operate to terminate this Agreement and release Seller from any and all liability hereunder, or (b) to enforce specific performance of Seller’s obligation to convey the Property to Purchaser in accordance with the terms of this Agreement.  Notwithstanding the foregoing, if Purchas er terminates this Agreement (or is deemed to terminate this Agreement as provided below) due to a default by Seller hereunder, Seller shall reimburse to Purchaser the lesser of (i) actual out-of-pocket non-refundable expenses paid or incurred to third par ties in connection with this transaction (e.g. inspection fees, legal fees, etc.) or (ii) $ 150,000.00 .  Purchaser shall be deemed to have elected to terminate this Agreement and receive back the Deposit (less the Independent Consideration, which is to be p aid to the Seller) if Purchaser fails to file suit for specific performance against Seller in a court having jurisdiction in the county and state in which the Property is located, on or before thirty (3 0) days following the date upon which Closing was to h ave occurred.  Further, notwithstanding the foregoing, if Seller shall voluntarily take any action which is a default hereunder and which practically defeats Purchaser’s ability to purchase the Property, such as encumbering the Property or selling the Prop erty to another party such that the remedy of specific performance is not available, Purchaser may bring suit against Seller to recover the lesser of (x) Purchaser’s actual damages incurred by Purchaser as a direct result thereof or (y) $ 500,000.00.

12.3           Post-C losing or Post-Termination Defaults .  In the event that after the termination of this Agreement or after Closing, as the case may be, a party (the “ Defaulting Party ”), breaches an obligation that survives the termination of this Agreement or the Closing, as the case may be, or if any representation or warranty hereunder which survives the termination of this Agreement or Closing, as the case may be, was materially untrue or misleading as of Closing, the other party (the “ Non-Defaulting Party ”) may bring su it against the Defaulting Party only for the actual damages incurred by the Non-Defaulting Party as a direct result of such breach, but subject to the Basket and the Cap in the event of a claim by Purchaser against Seller

22


under Section 7.4 hereof.  The Cap shall not apply in the event of a claim by Purchaser against Seller for fraud, in which event Purchaser may bring suit against Seller for the actual damages incurred by Purchaser as a direct result thereof.

12.4           Survival .  The provisions of this Section 12 shall survive the Closing.

13.               Miscellaneous » .

13.1           Entire Agreement; Amendment .  This Agreement, including the exhibits and schedules hereto, is the entire Agreement between the parties with respect to the subject matter hereof, and supersedes all prior agreeme nts or understandings (written or oral).  No alteration, modification or interpretation hereof shall be binding unless in writing and signed by both parties.

13.2           Severability .  If any provision of this Agreement or application to any party or circumstances sh all be determined by any court of competent jurisdiction to be invalid and unenforceable to any extent, the remainder of this Agreement or the application of such provision to such person or circumstances, other than those as to which it is so determined i nvalid or unenforceable, shall not be affected thereby, and each provision hereof shall be valid and shall be enforced to the fullest extent permitted by law.

13.3           Applicable Law .  This Agreement shall be construed and enforced in accordance with the laws of the State of Texas.

13.4           Assignability .  Purchaser shall not have the right to assign this Agreement without first obtaining Seller’s written consent, other than to an affiliate of Purchaser.  As used herein, the term “affiliate of Purchaser” means any corpora tion, partnership or other entity which is owned in whole or in part and controlled by or under common control with Purchaser; provided that (a) Seller is provided written notice of such assignment and the name and ownership structure of the proposed assig nee no later than five (5) business days prior to Closing; (b) such assignee unconditionally assumes all obligations of Purchaser hereunder in written form reasonably acceptable to Seller; and (c)   such assignee delivers a certificate to Seller as required by Section 8.3.3 hereof.  No assignment shall relieve the Purchaser named herein from its obligations and liabilities hereunder.  Purchaser may designate one affiliate to purchase the entire property or two (2) different affiliates to purchase the Land and the Appurtenant Rights pertaining thereto, and the Improvements and the Appurtenant Rights pertaining thereto, respectively.

13.5           Successors Bound .  This Agreement shall be binding upon and inure to the benefit of Purchaser and Seller and their respective suc cessors and permitted assigns.

13.6           Confidentiality .  Except as may be required by applicable law or a court of competent jurisdiction , neither Seller nor Purchaser shall make any public disclosure of the terms of this transaction without the prior written con sent of the other party, and they shall each instruct their respective financial advisors to make no such public disclosure without the consent of Seller and Purchaser.  Notwithstanding the foregoing, Purchaser shall have the right to disclose information with respect to the Property on a need-to-know basis to its officers, directors, employees, attorneys, accountants, environmental auditors, engineers, lenders,

23


investors, investors and permitted assignees under this Agreement and other consultants to the e xtent necessary for Purchaser to evaluate its acquisition of the Property provided that all such persons are told that such information is confidential and agree to keep such information confidential.   Purchaser shall remain liable for any unauthorized dis closures of Seller’s information made by such third-parties.  All information and material furnished or made available by Seller to Purchaser in connection with this Agreement or obtained by Purchaser in the course of its investigation shall be treated as confidential information by Purchaser and, prior to the purchase of the Property by Purchaser, and if the transaction contemplated by this Agreement shall not close, following the termination of this Agreement, Purchaser shall not divulge and shall prevent others from divulging such information except as reasonably necessary to third parties engaged by Purchaser for the limited purpose of analyzing and investigating such information for the purpose of consummating this transaction, including Purchaser’s att orneys, consultants and engineers.  In the event this Agreement shall not close, Purchaser shall deliver to Seller all copies of materials and information pertaining to the Property furnished or made available to Purchaser.  Prior to and after the Closing, any release to the public of information with respect to the sale contemplated herein or any matters set forth in this Agreement will be made only in the form approved by Purchaser and Seller.  In no event shall Seller be deemed to unreasonably withhold i ts approval to a press release if such release discloses the Purchase Price. The provisions of this Section 13.6 shall survive the Closing or termination of this Agreement.

13.7           Captions .  The captions in this Agreement are inserted only as a matter of conven ience and for reference and in no way define, limit or describe the scope of this Agreement or the scope or content of any of its provisions.

13.8           Attorneys’ Fees .  In the event of any litigation between Seller and Purchaser arising out of this Agreement, the prevailing party shall be entitled to reasonable attorneys’ fees and costs from the other party.

13.9           No Partnership .  Nothing contained in this Agreement shall be construed to create a partnership or joint venture between the parties or their successors in in terest.

13.10       Time .  Time is of the essence in this Agreement with respect to Seller’s obligations hereunder and the exercise by Purchaser of any termination right hereunder and Purchaser’s obligation to close the transaction contemplated hereunder by December 31, 2012.  As used in this Agreement, the term “ business day ” means any day other than a Saturday, Sunday, or a day in which the Federal Reserve Bank in Dallas, Texas is closed for business.  If the final date of any period which is set out in any paragrap h of this Agreement falls upon a day which is not a business day, then, and in such event, such period will be extended to the next business day.

13.11       Counterparts .  This Agreement may be executed and delivered in any number of counterparts, each of which so e xecuted and delivered shall be deemed to be an original and all of which shall constitute one and the same instrument.

13.12       Gender and Number .  Within this Agreement, words of any gender shall be held and construed to include any other gender, and words in the singular number shall be held and construed to include the plural, unless the context otherwise requires.

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13.13       Exhibits and Schedules .  All exhibits and schedules described herein and attached hereto are fully incorporated into this Agreement by this referenc e for all purposes.

13.14       Construction .  The parties acknowledge that their attorneys have reviewed and revised this Agreement and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Agreement or any amendments or exhibits hereto.

13.15       DTPA Inapplicable .  Each party agrees, that the Texas Deceptive Trade Practices – Consumer Protection Act (the “ DTPA ”) is not applicable to the transaction evidenced b y this Agreement.

13.16       No Recordation .  Purchaser agrees that neither this Agreement nor any memorandum or affidavit thereof, or any similar document, shall be recorded of public record in Montgomery County, Texas, or in any other public record.

13.17       No Third Party Beneficiary .  The provisions hereof and of the documents to be executed and delivered at Closing are and will be for the benefit of Seller and Purchaser only and are not for the benefit of any third party, and accordingly, no third party shall have the r ight to enforce the provisions hereof or of the documents to be executed and delivered at Closing.

13.18       Further Assurances .  Each party agrees that it will without further consideration execute and deliver such other documents and take such other action, whether prior or subsequent to Closing, as may be reasonably requested by the other party to consummate more effectively the purposes or subject matter of this Agreement . T his Section 13.18 shall survive Closing for one year.

13.19       Sign and Close .   Notwithstanding anything in this Agreement to the contrary, Seller and Purchaser of acknowledge and agree that (i) Seller has waived the requirement that Purchaser deposit the Deposi t, (ii) Purchaser has completed its inspections of the Property, has completed its review of the Title Commitment, Survey and UCC/Lien/Litigation Reports and has elected to proceed with the Closing, (iii) all conditions of both parties to consummate the Cl osing have been satisfied and (iv) both parties have elected to “sign and close” this Agreement simultaneously such that the Effective Date and the Closing Date are both December 31, 2012 for purposes of this Agreement.

[Remainder of this Page Intentionall y Left Blank]

 

25


IN WITNESS WHEREOF, the parties hereto have signed this Agreement on the date as shown below their respective signatures, to be effective, however, as of the “Effective Date” defined above.

SELLER :

 

TETRA TECHNOLOGIES, INC. ,

a Delaware corporation

 

 

By :/s/Elijio V. Serrano

Elijio V. Serrano

Senior Vice President

and Chief Financial Officer

 

 

 

PURCHASER :

 

TETRIS PROPERTY LP ,

a Delaware limited partnership

 

By: Tetris Property GP LLC,

a Delaware limited liability company,

its Genera l Partner

 

 

By: /s/David M. Ledy

David M. Ledy

Vice President

 

26


TITLE COMPANY’S JOINDER

Receipt of a fully executed copy of this Agreement on December ___, 2012 (the “ Effective Date ”) is hereby acknowledged, and the undersigned agrees to perform the d uties of the Title Company set forth in the foregoing Agreement as and when called upon to do so.  The following provisions shall control with respect to the rights, duties, liabilities, privileges and immunities of the Title Company hereunder.

TITLE COMPA NY :

 

CHICAGO TITLE - COMMERCIAL

 

 

By:

Name:

Title:

Date:

 

27

EXHIBIT 10.36

 

 

LEASE AGREEMENT

 

By and Between

 

TETRIS PROPERTY LP,
a Delaware limited partnership,

as Landlord,

 

and

 

TETRA TECHNOLOGIES, INC.,
a Delaware corporation,

as Tenant

 

Property: 24955 Interstate 45 North

The Woodlands, Montgomery County, Texas

 

 

December 31, 2012

 

 

 

INDEX

ARTICLE I. DEMISE OF PREMISES

1

1.1

Premises

1

1.2

Condition of the Premises

1

1.3

Rentable Area

2

1.4

Net Lease

2

ARTICLE II. LEASE TERM

3

2.1

Lease Term

3

ARTICLE III. BASE RENT; PAYMENTS OF RENT; TENANT’S SECURITY DEPOSIT

3

3.1

Base Rent

3

3.2

Payments

3

3.3

Late Payments

3

ARTICLE IV. ADDITIONAL RENT; TAX EXPENSES

4

4.1

Additional Rent; Tax Expenses

4

4.2

Payment by Tenant

5

4.3

Protests of Taxes and Assessments

6

4.4

Audit

6

4.5

Survival

7

ARTICLE V. USE OF PREMISES

7

5.1

Permitted Uses

7

5.2

Prohibited Uses; Compliance with Legal Requirements and Building Rules

7

5.3

Hazardous Materials; Mold; Indemnification

9

ARTICLE VI. SERVICES AND UTILITIES

12

6.1

Services and Utilities

12

6.2

Interruption of Essential Required Services

12

ARTICLE VII. REPAIRS AND MAINTENANCE; MANAGEMENT STANDARDS

13

7.1

Landlord’s Obligations

13

7.2

Tenant’s Obligations

14

7.3

Tenant’s Management Standard

16

7.4

Landlord Management of Premises

19

ARTICLE VIII. ADDITIONS AND ALTERATIONS

20

8.1

Landlord’s Consent to Alterations

20

8.2

Manner of Construction

21

8.3

Payment for Alterations

22

8.4

Construction Insurance

22

8.5

Landlord’s Property

23

8.6

Communications Equipment

23

8.7

Use of Roofs

23

ARTICLE IX. COVENANT AGAINST LIENS

24

i

9.1

Covenant Against Liens

24

ARTICLE X. INSURANCE

25

10.1

Indemnification and Waiver

25

10.2

Insurance Requirements

26

10.3

Tenant’s Insurance

26

10.4

Subrogation

29

10.5

Deductible and Self-Insurance Retention

29

ARTICLE XI. DAMAGE AND DESTRUCTION

30

11.1

Casualty

30

11.2

No Rent Abatement During Restoration

31

ARTICLE XII. NON WAIVER

31

12.1

Effect of Waiver

31

ARTICLE XIII. CONDEMNATION

32

13.1

Permanent Taking

32

13.2

Temporary Taking

33

ARTICLE XIV. ASSIGNMENT AND SUBLETTING

34

14.1

Subleases

34

14.2

Assignment to an Affiliate

36

14.3

Other Transfers

36

14.4

Effect of Transfer

37

14.5

Landlord Attornment; Estoppel Certificates

37

14.6

Subsequent Subleases or Transfers

37

ARTICLE XV. SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES

37

15.1

Surrender of Premises

37

15.2

Surrender Condition

37

15.3

Removal of Tenant’s Property by Tenant

38

15.4

Removal of Tenant’s Property by Landlord

38

15.5

Landlord’s Actions on Premises

38

ARTICLE XVI. HOLDING OVER

38

16.1

Holding Over

38

ARTICLE XVII. ESTOPPEL CERTIFICATES

39

17.1

Estoppel Certificates

39

ARTICLE XVIII. SUBORDINATION

40

18.1

Subordination and Non-Disturbance

40

ARTICLE XIX. DEFAULTS; REMEDIES

41

19.1

Events of Default

41

19.2

Remedies Upon Default

42

ii

19.3

Landlord’s Right to Cure Default

44

19.4

Payments by Tenant

44

19.5

Efforts to Relet

44

19.6

Landlord Default

45

19.7

Landlord’s Reimbursement

46

19.8

Waiver of Lock-Out Rights

47

19.9

Waiver of Tenant’s Lien Rights

47

ARTICLE XX. COVENANT OF QUIET ENJOYMENT

47

20.1

Quiet Enjoyment

47

ARTICLE XXI. SIGNS

47

21.1

Signs

47

ARTICLE XXII. COMPLIANCE WITH LAW

48

22.1

Compliance with Law

48

ARTICLE XXIII. DEFAULT INTEREST

49

23.1

Default Interest

49

ARTICLE XXIV. ENTRY BY LANDLORD

49

24.1

Landlord’s Entry

49

ARTICLE XXV. TENANT PARKING

50

25.1

Tenant Parking

50

ARTICLE XXVI. OPTION TO EXTEND

51

26.1

Terms of Options

51

26.2

Determination of Fair Market Rental Rate

51

26.3

Fair Market Rental Rate

52

26.4

Tenant’s Exercise of Option to Extend

53

26.5

Risk of Loss

53

ARTICLE XXVII. TENANT’S PURCHASE RIGHT OF FIRST OFFER

53

27.1

Landlord’s  ROFO Notice

53

27.2

Exercise of Tenant’s ROFO

54

27.3

Effect of Tenant’s Election

54

27.4

Termination of Tenant’s ROFO Upon Sale to a Third Party

54

27.5

Closing

54

27.6

Tenant’s ROFO Personal to Tenant

55

27.7

Duration of Tenant’s ROFO

55

27.8

Exclusions

55

27.9

Confidentiality

55

ARTICLE XXVIII. TENANT’S PURCHASE RIGHT OF FIRST REFUSAL

56

28.1

Landlord’s  ROFR Notice

56

28.2

Exercise of Tenant’s ROFR

56

28.3

Effect of Tenant’s Election

56

iii

28.4

Termination of Tenant’s ROFR Upon Sale to a Third Party

57

28.5

Closing

57

28.6

Tenant’s ROFR Personal to Tenant

57

28.7

Duration of Tenant’s ROFR

57

28.8

Exclusions

57

28.9

Confidentiality

58

28.10

Termination of Lease

58

ARTICLE XXIX. MISCELLANEOUS PROVISIONS

58

29.1

Terms

58

29.2

Binding Effect

58

29.3

Modification of Lease

58

29.4

Memorandum of Agreement

59

29.5

Transfer of Landlord’s Interest

59

29.6

Captions

59

29.7

Relationship of Parties

59

29.8

Application of Payments

59

29.9

Time of Essence

59

29.10

Partial Invalidity

59

29.11

No Warranty

59

29.12

Landlord Exculpation; Landlord Non-Imputation

59

29.13

Incorporation of Exhibits and Glossary; Entire Agreement

60

29.14

Financial Statements

60

29.15

Force Majeure

61

29.16

Notices

61

29.17

Joint and Several Obligations

62

29.18

Authority

62

29.19

Attorneys’ Fees

62

29.20

Governing Law

62

29.21

Submission of Lease; Construction

62

29.22

Brokers

62

29.23

Independent Covenants

63

29.24

Consents

63

29.25

Public Release of Information

63

29.26

OFAC

63

29.27

Waiver of Landlord’s Liens

63

29.28

Waiver of Section 93.012, Texas Property Code

64

29.29

DTPA Inapplicable

64

29.30

Limitations of Liabilities

64

29.31

Multiple Counterparts

64

29.32

Waiver of Jury Trial

64

iv


EXHIBITS

 

EXHIBIT A

LEGAL DESCRIPTION OF LAND

EXHIBIT B

BASE RENT SCHEDULE

EXHIBIT C

BUILDING RULES AND REGULATIONS

EXHIBIT D

FORM OF TENANT’S ESTOPPEL CERTIFICATE

EXHIBIT E

FORM OF CONFIDENTIALITY AGREEMENT

EXHIBIT F

STANDARDS FOR REVIEW

EXHIBIT G

FORM OF MEM ORANDUM OF LEASE

 

 

 

 

APPENDICES

 

APPENDIX A

GLOSSARY OF TERMS

 

 

 

 

 

 

 

v

 


LEASE AGREEMENT

This Lease Agreement ( Lease ) is made and entered into as of December 31, 2 012 (the Effective Date ), by and between TETRIS PROPERTY LP, a Delaware limited liability company ( Landlord ), and TETRA TECHNOLOGIES, INC., a Delaware corporation ( Tenant ).  Capitalized terms used in this Lease and not otherwise defined are used with the meaning assigned to them in the Glossary of Terms attached hereto as Appendix A and incorporated herein for all purposes.

In consideration of the mutual promises contained herein and other good and valuable consideration, the receipt and sufficiency o f which are hereby mutually acknowledged, and subject to the terms and conditions stated herein, Landlord and Tenant hereby covenant and agree as follows:

ARTICLE I.
DEMISE OF PREMISES

1.1               Premises .  Landlord leases and demises to Tenant and Tenant leases and takes from Landlord the Land, the Building and the parking structures or parking lots constructed on the Land (the Parking Facilities ), and the Related Rights, all of which are collectively r eferred to herein as the Premises , subject to the Permitted Exceptions.  Tenant shall have access to the Premises at all times throughout the Lease Term, subject to the other provisions of this Lease.  Tenant shall have the right to control or allow acce ss to the Premises by third parties as may be necessary or desirable in connection with the conduct of its business, subject to the other provisions of this Lease.

1.2               Condition of the Premises IT IS UNDERSTOOD AND AGREED THAT WITH RESPECT TO THE PREMISES, INCLUDING, WITHOUT LIMITATION, THE PHYSICAL CONDITION AND ENVIRONMENTAL CONDITION OF THE PREMISES, THE PREMISES IS BEING DELIVERED HEREUNDER AND TENANT AGREES TO ACCEPT THE PREMISES “ AS IS, ” “ WHERE IS ” AND “ WITH ALL FAULTS ” AND SUBJECT TO ANY CONDITION TH AT MAY EXIST, WITHOUT ANY REPRESENTATION OR WARRANTY BY LANDLORD.  TENANT  HEREBY EXPRESSLY ACKNOWLEDGES AND AGREES THAT AS OF THE COMMENCEMENT DATE (i) TENANT HAS THOROUGHLY INSPECTED AND EXAMINED THE PREMISES TO THE EXTENT DEEMED NECESSARY BY TENANT IN O RDER TO ENABLE TENANT TO EVALUATE THE LEASING AND OCCUPANCY OF THE PREMISES, (ii) TENANT IS RELYING SOLELY UPON SUCH INSPECTIONS, EXAMINATION, AND EVALUATION OF THE PREMISES BY TENANT IN LEASING THE PREMISES ON AN “ AS IS, ” “ WHERE IS ” AND “ WITH ALL FAULTS BASIS, WITHOUT REPRESENTATIONS OR WARRANTIES, EXPRESS OR IMPLIED, OF ANY KIND OR NATURE, AND (iii) LANDLORD HAS NOT MADE ANY REPRESENTATIONS OR WARRANTIES WITH RESPECT TO ANY INFORMATION OR MATERIALS DELIVERED TO TENANT, INCLUDING THE ACCURACY OR COMPLETEN ESS THEREOF.  TENANT FURTHER ACKNOWLEDGES AND AGREES THAT, HAVING BEEN THE OWNER OF THE PREMISES IMMEDIATELY PRIOR TO THE DATE OF THIS LEASE, TENANT IS RELYING SOLELY ON ITS OWN INVESTIGATION AND KNOWLEDGE OF THE PREMISES (INCLUDING, WITHOUT

1

 


LIMITATION, EN VIRONMENTAL LIABILITY AND RISK REGARDING THE PREMISES) AND NOT ON ANY INFORMATION PROVIDED OR TO BE PROVIDED BY LANDLORD.  TENANT FURTHER ACKNOWLEDGES THAT NO REPRESENTATIONS AS TO THE CONDITION OF THE PREMISES, NOR PROMISES TO ALTER, REMODEL OR IMPROVE TH E PREMISES, HAVE BEEN MADE BY OR ON BEHALF OF LANDLORD, EXCEPT AS ARE EXPRESSLY SET FORTH IN THIS LEASE.

1.3               Rentable Area .  The Rentable Area of the Building is stipulated to be 152,933 square feet.

1.4               Net Lease .  This Lease is a net lease, which for purposes of this Lease shall mean that none of the expenses and costs associated with the ownership, repair and maintenance of the Premises shall be borne by Landlord, and all of such expenses shall be borne by Tenant, except as otherwise expressly provided in this Lease to the contrary.  Accordingly, any Legal Requirements to the contrary notwithstanding, except as expressly provided herein, this Lease shall not terminate, nor except as expressly provided herein, shall Tenant be entitled to any notice, demand, abatement, deferment, reduction, set off, counterclaim, or defense with respect to any Rent, nor shall the obligations of Tenant hereunder be affected, except as expressly provided herein, by reason of: the condition of the Premises on or following the date hereof , any damage to or destruction of the Premises or any part thereof; any taking of the Premises or any part thereof or interest therein by condemnation or otherwise; any prohibition, limitation, restriction or prevention of Te nant’s use, occupancy or enjoyment of the Premises or any part thereof, or any interference with such use, occupancy or enjoyment by any Person (other than Landlord or any Person claiming by, through or under Landlord) or for any reason; any matter (includ ing, without limitation, Permitted Exceptions) affecting title to the Premises (except matters other than Permitted Exceptions arising by, through or under Landlord); the impossibility or illegality of performance by Landlord, Tenant, or both, of any of it s or their obligations hereunder; any action of any governmental authority; any action or failure to act on the part of Landlord under this Lease or any other agreement; any breach of warranty or misrepresentation; or any other cause whether similar or dis similar to the foregoing and whether or not Tenant shall have notice or knowledge of any of the foregoing.

1.5 Aerial Easement .  Without limiting Section 1.2 or any other Section of this Lease, Tenant acknowledges the existence of (i) that certain aerial easement (the “ Aerial Easement ”) created pursuant to that certain Plat recorded in Cabinet D, Sheet 100A of the Map Records of Montgomery County, Texas (the “ Aerial Easement Plat ”), a copy of which Aerial Easement Plat is attached hereto as part of Exhibit C , and (ii) certain encroachments of the Building into the area of the Aerial Easement as shown on that certain survey of the Premises by N. M. Mathis, dated December 27, 2012 (the “ Aeri a l Easement Survey ”), a copy of which Aerial Easement Survey is attac hed hereto as part of Exhibit C .  Tenant further acknowledges and agrees that Tenant is accepting the Premises subject to the Aerial Easement, such encroachments and any other encroachments or conditions that result from the Aerial Easement.  Tenant shall be solely responsible for, and shall indemnify, protect, defend and hold each of the Landlord Indemnified Parties harmless from and against, all claims, judgments, suits, causes of action, damages, penalties, fines, liability, losses and reasonable expense s (including, without limitation, investigation and clean-up costs, attorneys fees, consultant fees and court costs) that may be asserted against, or incurred or sustained by, any of the Landlord Indemnified Parties by reason

2

 


of the Aerial Easement, such encroachments and any other encroachments or conditions that result from the Aerial Easement .  In addition, Tenant shall use commercially reasonable efforts to obtain consents from the applicable parties to such encroachments and any other encroachments or conditions that result from the Aerial Easement.

ARTICLE II.
LEASE TERM

2.1               Lease Term .  The term of the leasehold estate created by this Lease (the Lease Term ) will commence on the Commencement Date, and, unless Tenant renews the Lease Term in accordance with Artic le XXVI below, will terminate on the Lease Termination Date.

ARTICLE III.
BASE RENT; PAYMENTS OF RENT; TENANT’S SECURITY DEPOSIT

3.1               Base Rent .  Beginning on the Commencement Date and continuing throughout the Term, Tenant shall pay Base Rent in the amounts set forth on Exhibit B attached to this Lease and made a part hereof for all purposes, to Landlord in monthly installments in advance on or before the first day of each month

3.2               Payments .  Tenant will pay each monthly installment of Base Rent and all other Rent due her eunder without notice, demand, abatement, deferment, reduction or setoff except as is expressly provided herein. Tenant will make remittances of Base Rent to Landlord by wire transfer of immediately available funds to:

Bank:  Sovereign Bank

Account Name:  Tetris Property LP

Account #:  767-5933435

ABA#:  231-372691

 

Payments of Additional Rent or any other Rent (other than Base Rent) may be made by wire transfer of immediately available funds or by check, at Tenant’s election.  Landlord may designate in wri ting from time to time upon at least ten (10) days’ prior written Notice other accounts or addresses for the payment of Base Rent and other Rent.  If any installment of Base Rent becomes payable for a partial calendar month, then the installment for that p artial month will be a proportionate amount of a full calendar month’s Base Rent based on the proportion that the number of days in that month for which Base Rent is payable bears to the total number of days in that month, and the prorated installment will be payable in advance.

3.3               Late Payments .  If Landlord has not received any payment of Base Rent, Additional Rent or any other Rent under this Lease when such payment is due from Tenant, a late charge of four two and one-half percent (2 .5%) of the late paym ent (the Late Charge ) may be charged by Landlord to defray Landlord’s administrative expenses and costs incident to the handling of such overdue payments; provided, however, Landlord will not charge any Late Charge for the first time in each calendar yea r that such payment is not made on the due date, provided that payment is received within three ( 3 ) business days of Tenant s receipt or deemed receipt of Notice .  Any Late Charge Tenant incurs shall be payable within thirty (30) days after

3

 


Tenant’s receip t of Landlord’s written demand therefor, and shall be in addition to any interest owed by Tenant pursuant to Section 23.1 below.  Without limiting the foregoing provisions of this Section   3.3, the provisions of Section   23.1 shall also be applicable to paym ents of Rent that remain unpaid during a Lease Event of Default, or that become due during a Lease Event of Default and are not paid when due.

ARTICLE IV.
ADDITIONAL RENT; TAX EXPENSES

4.1               Additional Rent; Tax Expenses .  Commencing on the Commencement Date, and except as otherwise specifically provided in this Lease, Tenant covenants and agrees to pay, in addition to the Base Rent, as additional rent, all costs and expenses relating to the Premises associated with the ownership, repair and maintenance of the Premises in accordance with the Quality Standard and the Management Statement incurred or accrued during the Lease Term ( Additional Rent ).  Additional Rent payable by Tenant may include, but not be limited to, the following costs and expenses (collectively, “ Premises Expenses ”) of (a) all Tax Expenses; (b)   the cost of property, liability and other insurance required to be maintained by Tenant with respect to the Premises pursuant to this Lease; (c) utility charges consumed at the Premises, including, but not l imited to, charges for electricity, gas, water, sewer services and power for heating, lighting, air conditioning and ventilating provided to the Premises; (d) operating expenses; (e) maintenance and repair expenses for the Premises, including, without limi tation, repairs and maintenance (but not replacements) of Landlord Capital Improvements and repairs, maintenance and replacements of Premises systems, equipment and other improvements (other than replacements of Landlord Capital Improvements); (f) late cha rges and interest as provided herein on past due payments (beyond any applicable notice and cure periods), if any, from Tenant or caused by Tenant, (g) all maintenance and service agreements for the Premises and the equipment therein, including, but not li mited to, window cleaning, janitorial maintenance, and landscaping maintenance and replacement; (h) property management fees (not to exceed market management fees charged in Comparable Buildings unless otherwise agreed to by Tenant) payable to a third part y property manager, as applicable; and (i) all other costs and expenses relating to the Premises for which Tenant is responsible hereunder during or attributable to the Lease Term.  Additional Rent does not include costs and expenses relating to the Premis es for which Landlord is responsible to pay for at its own cost (rather than on behalf of Tenant) as provided herein.  Notwithstanding any provision herein to the contrary, Tenant shall not be required to directly pay any expense items for which Landlord c harges to Tenant as Estimated Additional Rent.  Landlord shall directly pay in a timely manner all expense items for which Landlord charges to Tenant as Estimated Additional Rent, and promptly provide Tenant reasonable documentary evidence of payment follo wing Tenant s written request therefor .  During any period during the Lease Term that Tenant does not self-manage the Premises, the Operating Expense Budget prepared in accordance with Section 7.4 below shall be applicable.

Except as otherwise specifically provided in this Lease, Tenant shall timely pay Additional Rent through the property management firm selected and retained by Landlord and reasonably approved by Tenant pursuant to Section 7.4) below (by the payment of Estimated Additional Rent in accorda nce with this Section as adjusted pursuant to Section 4.4 below), or in the event Tenant “self manages” the Premises, either directly to the providers of such services or through a property management firm retained by Tenant and reasonably approved by Land lord.

4

 


If Tenant does not elect to “self-manage” the Premises, or if Landlord elects to manage the Premises in accordance with Section 7.4 below and Landlord retains a qualified property management firm to manage the Premises pursuant to Section 7.4 below, on or before December 1 of each calendar year during the Lease Term, Landlord shall deliver to Tenant Landlord s good faith estimate (the “ Estimated Additional Rent ”) of the Additional Rent for the next calendar year, as determined by the then – applicabl e Operating Expense Budget.  The Estimated Additional Rent shall be paid in twelve (12) equal installments in advance on the first day of each month, except (i) to the extent Landlord otherwise requires that Tax Expenses and/or insurance premiums be paid i n lump sum directly by Tenant, and (ii) to enable Landlord to pay any other Additional Rent in full when due.  If Landlord does not deliver an estimate to Tenant for any year by December 1 of the immediately preceding calendar year, Tenant shall continue t o pay Estimated Additional Rent based on the prior year s estimate.  No more than twice per calendar year during the Lease Term, Landlord may revise its estimate (by Notice to Tenant) of the Additional Rent for that year based on either actual or reasonabl y anticipated adjustments in Additional Rent, and the monthly installments of Estimated Additional Rent, commencing thirty (30) days after such Notice, shall be appropriately adjusted for the remainder of that year in accordance with the revised estimate s o that by the end of the year, the total payments of Estimated Additional Rent paid by Tenant shall equal the amount of the revised estimate.  If Tenant fails to timely pay any amount of Additional Rent owed by Tenant when due in the manner set out above, and such failure continues for an additional ten (10) days following Notice of such failure from Landlord, Landlord may (but will not be required to) pay any such amounts to the providers of such services.  If Landlord does pay any such amounts on behalf o f Tenant, all amounts paid by Landlord on Tenant s behalf and all reasonable out-of-pocket costs and expenses incurred by Landlord in doing so, together with interest at the Default Rate from the date of payment on such amounts, shall be payable by Tenant to Landlord, as Rent, within thirty (30) days after written demand by Landlord, along with reasonably supporting documentation.  Tenant hereby agrees to defend, indemnify and hold harmless Landlord from and against all loss, cost, liability and expenses (i ncluding attorneys fees and costs of litigation) which Landlord may suffer, incur or be exposed to as a result of any assertion against Landlord by third-parties of liability for any amounts due for materials, services or utilities consumed or provided to Tenant at the Premises, and from and against any penalties or interest asserted by such third-parties relating thereto, which are due and payable under this Lease and which Tenant fails to timely pay pursuant to the terms of this Lease .

4.2               Payment by Tenant . Tenant will pay all Tax Expenses that become due attributable to the period commencing on the Commencement Date and continuing through and including the Lease Termination Date directly to the appropriate taxing authorities in accordance with applicable Legal Requirements.  Tenant will furnish to Landlord the paid receipts issued by the appropriate taxing authorities with respect to each Tax Expense not later than five (5) days prior to the date such Tax Expenses would first become delinquent.  If the Lea se Termination Date occurs on a date other than December 31, the Tax Expenses for the partial calendar year will be prorated based on the number of days during such calendar year occurring during the Lease Term, and Tenant will pay to Landlord the prorated portion of the Tax Expenses on or before the Lease Termination Date or such later date as may be necessary to ascertain the amount of the Tax Expenses and make the proration contemplated above.  Landlord will provide Tenant, promptly upon receipt thereof, copies of all bills, notices and correspondence Landlord receives from any taxing authority .

5

 


4.3               Protests of Taxes and Assessments . Beginning with the Commencement Date, Tenant will have the right to contest or protest the amount or validity of any assessed or proposed valuation of the Premises, or any portion thereof, and any tax, fee, charge or other imposition against the Premises, or any portion thereof, that it in good faith believes is excessive or improper.  Landlord will cooperate with Tenant in any such contest as Tenant may reasonably request, provided that Tenant will reimburse Landlord for any reasonable expenses incurred by Landlord in connection therewith.  Any refund of any such tax, fee, charge or other imposition against the Premises allocabl e to the Term of this Lease that was paid by Tenant, net of the costs and expenses of collection, will belong to and be paid to Tenant.  If Tenant elects not to contest any valuation, tax, fee, charges or other imposition as aforesaid, Tenant shall provide Landlord reasonable advance written notice of such election (i.e., to allow Landlord to timely file any contest), and Landlord shall have the right, but not the obligation, to do so.  Tenant shall pay, and indemnify, defend and hold Landlord harmless from and against all fines, penalties, charges, costs and expenses (including, without limitation, reasonable attorneys fees and expenses) incurred in connection with any such contest or protest .

4.4               Audit .  If Tenant does not elect to “self-manage” the Premise s, and Landlord retains a qualified property management firm to manage t he Premises pursuant to Section   7.4 below, within one hundred twenty (120) days after the end of each calendar year during the Lease Term, Landlord shall provide Tenant a statement sho wing the Additional Rent for said calendar year, prepared in accordance with GAAP, and a statement prepared by Landlord comparing the Estimated Additional Rent paid by Tenant with the actual Additional Rent.  In the event that Estimated Additional Rent pai d by Tenant exceeds the actual Additional Rent for said calendar year, Landlord shall pay Tenant an amount equal to such excess at Tenant s option, by either giving a credit against Base Rent next due, if any, or by direct payment to Tenant within thirty ( 30) days of the date of such statement.  In the event that the actual Additional Rent exceeds the Estimated Additional Rent for said calendar year, Tenant shall pay the difference to Landlord within thirty (30) days of receipt of the statement.  Tenant and /or its third-party auditors shall have the right to request, review and copy, at Tenant s expense, Landlord s or the property management firm s books and records regarding the determination of Additional Rent, for any calendar year.  Tenant shall exercise such right to review and copy the books and records upon not less than thirty (30) days notice (“ Tenant Review Notice ”) to Landlord to schedule an appointment.  The Tenant Review Notice must be delivered within ninety (90) days following the date of Land lord s delivery of the statement of the Additional Rent for the year in question.  Any such review shall be performed within sixty (60) days following Landlord s receipt of the Tenant Review Notice and conducted during normal business hours at Landlord s o ffice in the continental United States of America and may be performed only once for any calendar year.  Alternatively, upon Tenant s written request, Landlord shall copy and make such records available for inspection at the Premises, in which event Tenant shall reimburse Landlord its actual, reasonable out-of-pocket costs incurred in that regard within ten (1 0) days following Tenant s receipt of Landlord s invoice therefor in reasonable detail .  Any party conducting the review on behalf of Tenant need not be a certified public accountant from an accounting firm.  No contingency fee based audits shall be permitted.  Prior to any audit being conducted, at Landlord’s option, Tenant and such auditor(s) shall execute a confidentiality agreement (in a form submit ted by Landlord and reasonably acceptable to Tenant).  In the event that Landlord and Tenant disagree on the results of Tenant s review after good faith efforts to do so, the parties shall within thirty (30) days mutually agree in good faith upon an independent third-party

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certified public accountant to resolve such dispute, and if so agreed then the selected accountant s determin ation shall be binding upon both parties.  Landlord shall credit any overpayment determined by the final resolution of Tenant s audit against the next Rent due and owing by Tenant or, if no further Rent is due, Landlord shall refund such overpayment direct ly to Tenant within thirty (30) days of determination.  Likewise, Tenant shall pay Landlord any underpayment determined by the final resolution of Tenant s audit within thirty (30) days of the final resolution.  The foregoing obligations shall survive the expiration or termination of this Lease .  Notwithstanding anything herein to the contrary, if the final resolution of Tenant s audit reflects that Estimated Additional Rent paid by Tenant exceeds Additional Rent due from Tenant with respect to specific ite m(s) or category(ies) of expenses by more than the greater of (i) three percent (3%) and (ii) $10,000.00 then Tenant shall be permitted to audit the same specific item(s) category(ies) of expenses for the two (2) preceding years and if an overpayment by Te nant is discovered in the two (2) preceding years, Landlord shall credit such overpayment against next Rent due by Tenant or refund such overpayment to Tenant within thirty (30) days following the final resolution of Tenant s audit report.  In addition, if the final resolution of Tenant s audit reflects that Estimated Additional Rent paid by Tenant exceeds Additional Rent payable by Tenant by more than three percent (3 %) in the aggregate for such period, Landlord shall also reimburse Tenant for the reasonab le cost of Tenant s audit .

4.5               Survival .  Without limitation on other obligations of Tenant that will survive the Lease Termination Date, the obligation of Tenant to pay any underpayment of Additional Rent with respect to the Premises as determined by the fi nal resolution of Tenant’s audit set forth in Section 4.4 above shall survive the Lease Termination Date for a period of one (1) year after the expiration of the applicable calendar year in which the Lease Termination Date occurs .

ARTICLE V.
USE OF PREMISES

5.1               Permitte d Uses .  The Premises shall be used for general office purposes and other ancillary uses that are customary for Comparable Buildings (the “Permitted Uses”), and for no other purposes.  The Permitted Uses will include, without limitation, (i) computer and networking operations facilities, (ii) conference facilities, (iii) communications equipment, or (iv) coffee bars and fixtures, appliances and equipment normally associated therewith, (v)   lunchrooms and kitchen facilities (including service facilities in support thereof, and fixtures, appliances and equipment normally associated therewith, such as vending machines, electrical ovens, microwave ovens, refrigerators and ice making machines), (vi) photocopying and reproduction equipment and facilities, (vii) e mployee training facilities, (viii) storage incidental to general office purposes, and (ix) an employee wellness center or fitness room (for the use of Tenant, its employees and invitees only and not for use by the general public).  In connection with the Permitted Uses of the Premises, Tenant shall have the right to use the Building s rooftops, shafts, risers, flues, vents, chases and conduits between floors, subject to the provisions of Article VIII of this Lease.

5.2               Prohibited Uses; Compliance with Legal Re quirements and Building Rules .

5.2.1         Tenant may not use, authorize or permit any Tenant-Related Party or other Person to use, any part of the Premises for any use or purpose in violation of any Legal

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Requirements.  Tenant shall comply, and shall cause its empl oyees, agents, contractors, Sublessees and licensees to comply, with, this Lease, all recorded covenants, conditions, and restrictions, and the provisions of all ground or underlying leases, now or later during the Lease Term affecting the Premises and may not at any time use, authorize or permit any Tenant-Related Party or other Person or Persons to use or occupy the Premises or do or authorize anything to be done or kept on the Premises in any manner that: (i) violates this Lease, any Legal Requirements; (ii) causes or is likely to cause damage to the Premises or any equipment, facilities or other systems located therein; (iii) invalidates, reduces or impairs the coverage of any property insurance maintained in force in respect of the Premises; or (iv) vio lates any provision of the Permitted Exceptions or the Building Rules.  Except as permitted in Section 5.3, Tenant shall not use or allow another person or entity to use any part of the Premises for the storage, use, treatment, manufacture, release, discha rge, generation, disposal or sale of any Hazardous Material.

5.2.2         Tenant, at Tenant’s expense, shall comply with, and Tenant shall cause its employees, agents, contractors, Sublessees and licensees to comply with (a) all laws, ordinances, orders, rules, regulat ions and other requirements of governmental authority which impose any duty, restriction or prohibition with respect to or otherwise relate to the use, condition, occupancy, maintenance or alteration of the Premises, whether now in force or hereafter enact ed, and (b) all rules and regulations reasonably adopted and altered by Landlord from time to time for the use, care and cleanliness of the Building and for preservation of good order therein (the Building Rules ), which Building Rules will be sent by Lan dlord to Tenant in writing and shall be thereafter carried out and observed by Tenant, its employees, agents, contractors, sublessees and licensees.  Notwithstanding anything in this Lease to the contrary, Landlord shall not impose and Tenant shall not be obligated to abide by, any Building Rules that would diminish Tenant s rights, benefits or services hereunder (other than to a de minimis degree) or increase Tenant s costs or expenses hereunder in any significant respect (other than to a de minimis degree) .

5.2.3         Notwithstanding anything in this Lease to the contrary, but subject to  compliance by Tenant of the provisions of this Section 5.2.3, Tenant need not comply with any Legal Requirements if Tenant is contesting the validity thereof or the applicabi lity thereof in accordance with the remainder of this paragraph.  Tenant, at its expense, after notice to Landlord, may contest by appropriate proceedings prosecuted diligently and in good faith, the validity or applicability of any laws with which Tenant is responsible for compliance hereunder, provided that (i) the condition which is the subject of such contest does not pose a danger to persons or property, (ii) the certificate of occupancy or other occupancy permit for the Premises is neither subject to being suspended nor threatened to be suspended by reason of non-compliance or otherwise by reason of such contest, (iii) Landlord is not subject to any criminal or civil penalty or to prosecution for a crime by reason of Tenant’s non-compliance or otherwis e by reason of such contest, (iv) Tenant continues to pay Base Rent and Additional Rent as provided herein and no Lease Event of Default shall exist, (v) the contest does not interfere with the payment and receipt of Base Rent and Additional Rent and does not result in any lien being assessed against the Premises which Tenant does not remove or “ bond-around ” as set forth in Section 9.1 below, and (vi) Tenant indemnifies, defends and holds Landlord harmless from any and all fines, penalties, charges, claims, damages, costs and/or expenses (including, without limitation, reasonable attorneys’ fees and expenses) incurred in connection with any such contest or Tenant’s failure to comply with such Legal Requirements.  Without limiting the foregoing

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provisions of this Section 5.2.3, Tenant shall also pay all such fines, penalties, charges, claims, damages, costs and/or expenses (including, without limitation, reasonable attorneys’ fees and expenses), as and when required to do so (including, without limitation, as required by the order of any court of competent jurisdiction) .

5.3               Hazardous Materials; Mold; Indemnification .

5.3.1         Without limiting the generality of Section 5.2, Tenant will not, and will not permit any Tenant-Related Parties to, use, handle, store, release, d ischarge, generate, manufacture, treat, transport or dispose of any Hazardous Materials by Tenant or any Tenant-Related Parties in, on, under or about the Premises, except for the use within the Premises of substances that are of a kind typically used, han dled or stored, in normal office complexes and food preparation areas in the ordinary course of business (such as copier toner, liquid paper, battery acid, fire suppression chemicals, lawn and water treatment chemicals, glue, ink, and cleaning solvents), t hat are used in the manner and for the purpose for which they were designed and only in compliance with all applicable Legal Requirements (including, without limitation, the maintenance of all required permits and in compliance with all requirements for th e submittal of notices and reports, proper labeling, training and record keeping), and then only in such amounts as may be normal for the office business operations Tenant conducts on the Premises in compliance with Section 5.1 hereof.

5.3.2         Tenant shall promptl y take at its sole cost and expense those actions that are necessary to remediate any environmental contamination arising from or attributable to the presence, use, handling, storage, release, discharge, generation, manufacture, transportation or disposal of any Hazardous Materials in, on, under or about the Premises during the Lease Term and to return the Premises to the condition existing prior to that contamination.  In making the foregoing covenant, however, Tenant does not undertake any obligation to r emediate any environmental contamination arising from or attributable to Hazardous Materials (i) present on the Premises prior to the Commencement Date, unless (x) Tenant or a Tenant-Related Party directly or indirectly caused the environmental contaminati on of the Premises by such Hazardous Materials, (y) Tenant or a Tenant-Related Party had knowledge of such contamination prior to the Commencement Date or (z) such contamination is disclosed in that certain Phase I Environmental Site Assessment, dated Dece mber 20, 2012, made by IVI Assessment Services, Inc. (the “ IVI Phase I ”), a copy of which was obtained by Landlord and submitted to Tenant prior to the Commencement Date, (ii) migrating onto or off of the Premises after the Commencement Date from or to any other property, unless (A) Tenant or a Tenant-Related Party directly or indirectly caused the environmental contamination of such adjacent property by such migrating Hazardous Materials, (B) Tenant or a Tenant-Related Party had knowledge of such contamina tion prior to the Commencement Date or (C) such contamination is disclosed in the IVI Phase I or (iii) released into the environment or otherwise caused by Landlord or its agents, employees or contractors at any time or any third-party other than Tenant or a Tenant-Related Party.  Furthermore, Tenant shall immediately notify Landlord of any inquiry, test, investigation, written complaint, claim, citation, demand, report, notice or enforcement proceeding by any governmental agency or authority against Tenant , any Tenant-Related Party or the Premises for which Tenant receives actual notice concerning the use, handling, storage, release, discharge, generation, manufacture, transportation, disposal or other presence of any Hazardous Material in, on, under or abo ut the Premises.  Tenant shall provide Landlord with copies of any corrective

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action plan it undertakes in connection with the Premises with respect to such Hazardous Materials.  Tenant shall be solely responsible for, and shall indemnify, protect, defend and hold each of the Landlord Indemnified Parties harmless from and against, all claims, judgments, suits, causes of action, damages, penalties, fines, liability, losses and reasonable expenses (including, without limitation, investigation and clean-up cos ts, attorneys’ fees, consultant fees and court costs) that may be asserted against, or incurred or sustained by, any of the Landlord Indemnified Parties by reason of (I) Tenant’s breach of any of the obligations and covenants set forth in Section 5.3.1 or this Section 5.3.2, or (II) the alleged existence or development, as a result of any acts of Tenant or a Tenant-Related Party (or any failure to act upon Tenant or a Tenant-Related Party becoming aware) of any environmental contamination of the Premises or migrating from the Premises to any adjacent property (excluding (i) contamination resulting from the migration of Hazardous Materials onto the Premises after the Commencement Date from any adjacent property, unless (aa) Tenant or a Tenant-Related Party di rectly or indirectly caused the environmental contamination of such adjacent property by such migrating Hazardous Materials, (bb) Tenant or a Tenant-Related Party had knowledge of such contamination prior to the Commencement Date or (cc) such contamination is disclosed in the IVI Phase I, (ii)   environmental contamination of the Premises by Hazardous Materials present on the Premises prior to the Commencement Date, unless (x) Tenant or a Tenant-Related Party directly or indirectly caused the environmental co ntamination of the Premises by such Hazardous Materials, (y) Tenant or a Tenant-Related Party had knowledge of such contamination prior to the Commencement Date or (z) such contamination is disclosed in the IVI Phase I, or (iii)   contamination released into the environment or otherwise caused by Landlord or its agents, employees or contractors or any third-party other than Tenant or a Tenant-Related Party at any time) .

5.3.3         Upon at least five (5) business days’ prior written notice to Tenant, Landlord will have t he right at all reasonable times and from time to time to conduct environmental audits of the Premises, and Tenant will cooperate in the conduct of those audits, at no cost to Tenant.  The audits will be conducted by a reputable consultant selected by Land lord and reasonably approved by Tenant, and, if any Hazardous Material or mold and/or other my c otoxins is detected resulting from a breach of any of Tenant s obligations and covenants set forth in this Section 5.3, Tenant will reimburse Landlord for the re asonable fees and expenses of such consultant within thirty (30) days after Landlord s demand therefor.  Any audit performed by Landlord shall be performed in a manner so as to not disturb Tenant s use and operation of the Premises in any material respect .

5.3.4         Notwithstanding anything to the contrary in this Lease, Landlord shall be responsible for performing any replacements to the Landlord Capital Improvements so that such portions of the Building comply with all Legal Requirements first enacted from and afte r the Commencement Date, including, without limitation, the covenants and restrictions of record (if any), laws, statutes, building and zoning codes, ordinances, and governmental orders, conditions of approval, rules and regulations laws, including, withou t limitation, the Americans With Disabilities Act of 1990 (Public Law 101 336 {July 26, 1990}) ( ADA ), the Texas Duties to Disabled Persons Act, the provisions of the 1990 Clean Air Act, and all other applicable laws, codes, and regulations applicable to asbestos, soil and ground water conditions and Hazardous Materials; provided, however, Tenant shall be responsible for performing any replacements to the Landlord Capital Improvements, so that such portions of the Building comply with all Legal

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Requirement s, in the event any such compliance obligation specifically results from (i) any Alteration made by Tenant after the Commencement Date or the manner of the use of the Premises by Tenant (as opposed to use as office space generally) or (ii) to the extent an y violation of applicable Legal Requirements exists as of the Commencement Date.  During the Lease Term, Landlord and Landlord’s agents, employees and/or contractors shall not, at any time in the performance of its rights and obligations under this Lease, use or permit the use of any portion of the Premises, the Building, or the Land, in violation of, and Landlord shall be in compliance with all Legal Requirements, to the extent interpreted and enforced from time to time.  Landlord and Landlord’s agents, em ployees and/or contractors shall not at any time use, generate, sort or dispose of, in, on, under or about the Premises, the Building, or the Land, Hazardous Materials, including, without limitation, asbestos and PCB transformers, storage tanks or other to xic or hazardous substances or contaminants, or authorize any third party to do so, without complying with all applicable Legal Requirements.  Landlord shall be solely responsible for, and shall indemnify, protect, defend and hold each of the Tenant Indemn ified Parties harmless from and against, all claims, judgments, suits, causes of action, damages, penalties, fines, liabilities, and reasonable costs and expenses (including, without limitation, investigation and clean-up costs, attorneys’ fees, consultant fees and court costs) that may be asserted against, or sustained by, any of the Tenant Indemnified Parties by reason of any environmental contamination of the Premises by Hazardous Materials released into the environment by Landlord or any of its agents, employees or contractors at any time during the Lease Term.  Notwithstanding the foregoing, Landlord will not have any liability or obligation to Tenant or to any of the Tenant Indemnified Parties for any claims, judgments, suits, causes of action, damages , penalties, fines, liabilities, losses or expenses (including, without limitation, investigation costs, attorney’s fees, consultant fees and court costs) that may be asserted against, or sustained by, any of the Tenant Indemnified Parties by reason of any environmental contamination of the Premises by Hazardous Materials of the type referenced above that was not caused by Landlord or any of its agents, employees or contractors other than the costs of remediation and cleanup in accordance with Legal Require ments (except that Tenant shall be liable for the costs of remediation and cleanup of any condition existing prior to the contamination if (w) Tenant is otherwise responsible pursuant to this Section 5.3, (x) Tenant or a Tenant-Related Party directly or in directly caused such condition, (y) Tenant or a Tenant-Related Party had knowledge of such condition prior to the Commencement Date or (z) such condition is disclosed in the IVI Phase I.  Upon reasonable prior written notice to Tenant, Landlord will have t he right to enter onto the Premises to perform remediation of any environmental contamination for which Landlord is responsible pursuant to this Section 5.3.4.  If Landlord commences remediation pursuant to this paragraph, Base Rent and Tenant’s obligation to pay Additional Rent (if paid to Landlord) shall be equitably adjusted if and to the extent and during the remediation period the Premises are untenantable in excess of three (3) business days.  As used in this Lease, the term untenantable means that Tenant is not reasonably able to use the affected portion of the Premises for the normal operation of its business in a manner customarily used by tenants of Comparable Buildings.  Except as otherwise provided herein, Tenant shall not be responsible for cl ean-up or other costs incurred by Landlord with regard to Hazardous Materials located in, on, under or about or suspected to be located in, on, under or about, the Premises, the Building or the Land (unless (w) Tenant is responsible therefor pursuant to th is Section 5.3, (x) directly or indirectly caused by Tenant or a Tenant-Related Party, (y) Tenant or a Tenant-Related Party had

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knowledge of such Hazardous Materials prior to the Commencement Date or (z) such Hazardous Materials are disclosed in the IVI Ph ase   I).

5.3.5         Molds, fungi, spores, mildew and other mycotoxins are organisms found almost everywhere and naturally occur in any indoor environment.  Tenant shall monitor the Premises for mold and other mycotoxins.  Tenant shall promptly address any water or oth er moisture leaks of which Tenant becomes aware, and shall promptly take action if it detects any signs of condensation, moisture, mold or mycotoxins.  Landlord and Tenant shall not install within the Premises non-breathable wall-coverings or low-permeance paints.  Additionally, any and all built-in casework, furniture, and/or shelving shall be installed over floor coverings to allow air space and air movement and shall not be installed with backboards flush against any gypsum board, masonry block or concre te wall.  Landlord does not make any representations or warranties regarding the existence or development of molds or other mycotoxins, and Tenant shall be deemed to waive and expressly release any such warranty and claim for loss or damages resulting from the existence and/or development of molds or other mycotoxins.  Tenant shall be solely responsible for, and shall indemnify, protect, defend and hold each of the Landlord Indemnified Parties harmless from and against, all claims, judgments, suits, causes of action, damages, penalties, fines, liability, losses and reasonable expenses (including, without limitation, investigation and clean-up costs, attorneys’ fees, consultant fees and court costs) that may be asserted against, or sustained by, any of the La ndlord Indemnified Parties by reason of Tenant’s breach of any of the obligations and covenants set forth in Section 5.3.5.

5.3.6         The respective indemnity obligations of Landlord and Tenant under this Section 5.3 shall survive the Lease Termination Date.

ARTICLE VI.
SERVIC ES AND UTILITIES

6.1               Services and Utilities .  Tenant shall be solely responsible for paying for all utilities (including, without limitation, electrical power, natural gas, water, waste water drainage, storm sewer drainage and telephone and fiber optic service) consumed by, or provided to the Premi ses on behalf of, the Tenant or its Sublessees or licensees, and, except for the obligations of Landlord under Section 7.1 of this Lease, all other services or amenities that Tenant requires or desires to be furnished to the Premises from and after the Com mencement Date for its occupancy, use and enjoyment thereof.  Tenant will contract with the suppliers or vendors of all such utilities, services and amenities to provide such services to the Building from and after the Commencement Date (i.e., change the n ame on the various utility accounts to that of Tenant), and will make all payments therefor directly to the supplier or vendor, and Landlord agrees to cooperate with Tenant in procuring any such utilities, services and amenities upon Tenant’s written reque st.

6.2               Interruption of Essential Required Services .  If (i) any interruption or cessation of an Essential Required Service (as defined below) renders all or any portion of the Premises untenantable (as defined in Section   5.3.4) , (ii) such interruption or ce ssation arises solely from as a result of the gross negligence or willful misconduct or other intentional act of Landlord, its agents, employees or contractors, (iii) such interruption or cessation is not caused by damage to the Building resulting from a f ire or casualty (in which case Section 11.1 shall control), (iv)

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Tenant notifies Landlord of such interruption or cessation and (v) such interruption or cessation continues for three (3 ) consecutive business days, then Base Rent (and Additional Rent if paid to Landlord) with respect to and to the extent of the untenantable portion of the Premises shall be abated thereafter until the Essential Required Service(s) are restored or the affec ted portion(s) of the Premises are otherwise returned to a tenantable condition.  If fifty-percent (50%) or more of the Premises are rendered untenantable due to any such interruption or cessation of an Essential Required Service for one hundred eighty (18 0) consecutive days, Tenant shall have the right to terminate this Lease by written notice to Landlord at any time after the expiration of such 180-day period but prior to the date that the Essential Required Service(s) are restored and the Premises are ot herwise returned to a tenantable condition.  As used herein, the term “ Essential Required Service ” means any one or more of the following services: base building HVAC, electricity, water and/or elevator service to Tenant s space within the Building and/or access to the Building.  The foregoing abatement of Rent remedy and termination right, and to the extent applicable, Tenant s self-help right under Section 9.6 shall be Tenant s sole remedies in the event of an interruption or cessation of an Essential Req uired Service .

ARTICLE VII.
REPAIRS AND MAINTENANCE; MANAGEMENT STANDARDS

7.1               Landlord’s Obligations

(a)                 Landlord’s only obligations during the Lease Term and any Option Term with respect to the physical condition and repair of the Premises will be the obligations set fo rth in Articles XI and XIII of this Lease and the obligation to replace as necessary, the structural elements of the roof (expressly excluding the roof membranes), foundations, floor slabs (expressly excluding the floor coverings), load-bearing walls and c olumns, exterior walls (expressly excluding the interior demising walls and any interior wall coverings), and exterior glass and exterior windows of the Premises and/or parking structures, and the Major Mechanical Equipment (collectively, Landlord Capital Improvements ).

(b)                Landlord, notwithstanding the above provisions, will not be required to make replacements required under this Section 7.1 to any portion of the Premises which are made necessary, by or result from:  (i) damage caused by Tenant, or any Tena nt-Related Party, or by vandalism, which shall be the responsibility of Tenant, (ii) damage caused by the failure of Tenant to comply with its obligations under this Lease, (iii)   damage caused by the use of any Landlord Capital Improvement by Tenant or any Tenant-Related Party for any purpose for which such Landlord Capital Improvement was not designed or constructed or in a manner that exceeds the physical capability or capacity of such Landlord Capital Improvements, (iv) damage caused by any Alteration ma de by or on behalf of Tenant or (v) fire or other casualty or condemnation, which shall be governed by the provisions of Article XI and Article XIII hereof, respectively.

(c)                 All work described in this Section 7.1 required to be performed by Landlord shall be performed by Landlord (i) in a reasonably prompt manner following Landlord’s receipt of Tenant’s written notice describing the nature of the replacements needed in reasonable detail, or otherwise following Landlord determining the need for

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any such replace ment, as applicable, (ii) shall be performed in accordance with all applicable Legal Requirements, in a good and workmanlike manner and in a manner so as not to damage the Premises or the components thereof, and (iii) by contractors and subcontractors sele cted by Landlord.  Before undertaking any work described in this Section 7.1, Landlord’s contractors and subcontractors shall be required to deliver certificates of insurance evidencing commercially reasonable amounts of commercial general liability insura nce coverage (based on the scope of work to be performed), and naming Tenant as an additional insured thereunder.

(d)                Notwithstanding anything in this Lease to the contrary, in the event and to the extent the Premises is rendered untenantable (as defined in Se ction   5.3.4) and Tenant is unable to use or occupy the Premises for more than three (3 ) consecutive business days as a result of any restoration, remediation or replacement obligations that are designated under this Lease as obligations to be performed by Landlord under this Lease , then Rent due under this Lease by Tenant with respect to and to the extent of the untenantable portion of the Premises shall abate thereafter until such time as the affected portion(s) of the Premises are returned to a tenantable condition, and (ii) in the event fifty percent (50%) or more of the Premises is rendered untenantable for a period of one hundred eighty (180) consecutive days as a result of any such repairs or maintenance, then Tenant shall have the right to terminate t his Lease by providing written notice to Landlord at any time after the expiration of said 180-day period but prior to the date the Premises are returned to a tenantable condition .

7.2               Tenant’s Obligations .

7.2.1         Except as otherwise provided in Articles XI and XII I hereof, throughout the Lease Term and during any Option Term, Tenant shall keep the Premises in good order and condition in accordance with the Tenant’s Management Standard (as defined in Section 7.3) and shall promptly and adequately maintain, and repai r any and all damage to, the Premises (except for the obligations of Landlord during the Lease Term as set forth in Section 7.1 above), all in a good and workmanlike manner and at Tenant’s sole cost and expense, including without limitation the obligation to maintain and repair (but not replace (except as provided in Section   7.1(b)) Landlord Capital Improvements.  Without limiting the generality of the immediately preceding sentence, during the Lease Term and any Option Term Tenant shall make all required m aintenance, repairs and replacements of the roadways and Parking Facilities serving the Premises, and the roof membranes, gutters, downspouts, mechanical, electrical, plumbing and life safety systems and fixtures (including, without limitation, elevators, HVAC equipment, boilers, plumbing fixtures and all other systems and equipment serving the Premises), that may become necessary in order for those systems to continue to operate at the level of performance contemplated by the original design specifications for those systems and in good working condition, but expressly excluding any replacements of Landlord Capital Improvements for which Landlord is responsible under Section 7.1 above.

7.2.2         Tenant will initially self-manage the Premises from and after the Commenc ement Date. Within sixty (60) days following the Commencement Date, Landlord and Tenant shall mutually agree upon a comprehensive statement of all maintenance work and services that will be required for the Premises throughout the Lease Term, which shall b e at least

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of the level and type required to operate and maintain the Premises in accordance with the Quality Standard ( Management Statement ).  If Landlord and Tenant do not mutually agree on and complete a Management Statement within such sixty (60) day period, then Landlord may, at its option, retain Jones Lang LaSalle (or another similar nationally-recognized property management company reasonably approved by Tenant) to review and complete the incomplete Management Statement prepared by Landlord and Te nant.  Within three (3) days after receipt of such Management Statement, Landlord shall forward such Management Statement to Tenant, in which event such Management Statement shall be deemed approved by both Landlord and Tenant.  Once approved (or, if appli cable, deemed approved), the Management Statement shall continue to apply unless and until such time as the parties mutually agree upon amendment or other modification of such Management Statement.  If Tenant elects to self-manage (whether through use of T enant’s employees or through the engagement of a qualified property management firm, as provided in Section 7.2.3 below), Tenant’s obligation to maintain the Premises under Section 7.2.1 and in any other applicable provision of this Lease shall be performe d in accordance with Tenant’s Management Standard and the provisions of this Article VII.  Throughout the Lease Term, Tenant will maintain monthly Premises maintenance logs on site and will cause the personnel engaged in Premises maintenance to make timely and detailed entries in those logs so that the logs at all times accurately reflect the maintenance activity performed with respect to the Premises and the Premises systems.  Landlord’s representatives may inspect and copy, at Landlord’s expense, those lo gs at any reasonable time after reasonable Notice has been given to Tenant.

7.2.3         Tenant shall fulfill its maintenance and repair obligations under this Section 7.2 at its option either (i) through a qualified property management firm selected by Tenant (and sub ject to Landlord’s reasonable approval), or (ii) at Tenant’s election by “self managing” the Premises through the use of its employees.  Landlord hereby approves of Crimson Services, LLC as Tenant’s initial qualified property management firm. In the event a qualified property management firm is so retained by Tenant, such engagement shall be upon terms consistent in all material respects with Tenant’s Management Standard and customary agreements with management companies of Comparable Buildings that are ope rated and maintained in accordance with the Quality Standard.  Whether Tenant elects to engage a qualified property management firm or to “self- manage” the Premises through the use of its employees, the provisions of Section 7.3 shall apply, and Landlord will have the right, at Tenant’s expense, to cause the Premises to be reviewed and inspected annually (or more frequently, at Landlord’s cost, if Landlord determines that it is prudent to do so, or at Tenant’s cost if any inspection undertaken pursuant to this Section 7.2.3 indicates that Tenant has failed to comply with Tenant’s Management Standard) by a locally-based qualified engineer or property management consultant to determine whether Tenant is maintaining the Premises in accordance with Section 7.2. 1 and Section 7.3.  Tenant shall reimburse Landlord its actual out-of-pocket costs and expenses with respect to any such review for which Tenant is required to pay (not to exceed $5000.00 per review) within thirty (30) days following Tenant’s receipt of La ndlord’s written demand therefor.  Tenant, at no cost to Tenant, will cooperate with the engineer or consultant in its performance of such review and inspection.  If Landlord’s good faith review of Tenant’s maintenance logs and/or inspections reasonably in dicate that Tenant is not in compliance with its maintenance and repair obligations under this Article VII, Landlord shall promptly provide to Tenant a written statement together with reasonable supporting detail as to Tenant’s purported maintenance discre pancies or insufficiencies together with the required curative action that Landlord proposes Tenant perform

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in order to achieve compliance.  Tenant shall have a period of thirty (30) days (or if such curative work cannot reasonably be performed within such thirty (30) day period in the exercise of reasonable diligence, such additional period of time as may be reasonably required under the circumstances so long as Tenant commences the required curative action within such thirty (30) day period and thereafter diligently proceeds with such curative action to completion, but in any event within one hundred twenty (120) days) following its receipt of Landlord’s statement in which to perform such curative work, failing of which Landlord, upon reasonable advance wr itten notice to Tenant, may perform such curative work on Tenant’s behalf, in which event Tenant shall reimburse Landlord the reasonable cost thereof (plus an administrative charge of ten percent (10%) of the cost of such work) within thirty (30) days foll owing Tenant’s receipt of Landlord’s written demand therefor.  In addition, if Tenant fails to comply with Tenant’s Management Standard (as defined in Section 7.3) in any material respect in any calendar year during the Lease Term as contemplated in this S ection 7.2.3, Landlord may elect to have the Premises inspected more frequently (but no more frequently than quarterly) by a locally-based qualified engineer or property management consultant, at Tenant’s expense, as provided above.

 

In addition, if Landlor d reasonably determines that emergency repairs are necessary to avoid imminent personal injury or imminent substantial damage to the Premises (an Emergency Repair ), and Landlord is unable to contact Tenant, despite Landlord’s reasonable, good faith effor ts to do so given the circumstances of the specific emergency, or if, after contacting Tenant, Tenant refuses or fails, in Landlord’s reasonable discretion, to act promptly and appropriately, Landlord shall be entitled to cause the Emergency Repair to be m ade.  Landlord shall notify Tenant as soon as practicable of the Emergency Repair and the work undertaken to alleviate the immediate emergency.  Tenant shall pay Landlord, within thirty (30) days following receipt of written demand therefor, for the actual reasonable cost of work performed by or on behalf of Landlord to effect the Emergency Repair (plus, in the event Landlord did contact Tenant but Tenant refused or failed to act, an administrative charge of ten percent (10%) of the cost of such work).

7.3               Tena nt’s Management Standard .  In the event Tenant elects to “self-manage” the Premises (which right may be exercised by Tenant at any time upon at least sixty (60) days’ prior written notice to Landlord given at any time during the Lease Term if there does not exist a Lease Event of Default), Tenant will manage and provide all maintenance and repairs to the Premises in accordance with this Article VII, the Management Statement and the Quality Standard (collectively, Tenant’s Management Standard ) by either (a) contracting directly with a qualified and reputable property managem ent firm selected by Tenant and reasonably approved by Landlord in its sole discretion, directing that such management firm hire particular vendors to work in the Premises as selected by Tenant, and/or (b) providing any or all such services using Tenant’s personnel.  These personnel may include, but not be limited to, janitorial services providers, landscaping services providers, security services providers and food service operators.  Notwithstanding the foregoing, Tenant and Landlord will agree on reasona ble protocols and procedures to ensure that Tenant’s rights hereunder are not exercised in a manner that would jeopardize Landlord’s interests in preserving the long term integrity and market viability of the Premises.  Tenant’s rights hereunder are furthe r conditioned on the provisions of (i) through (vii) below:

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(i) Landlord shall have reasonable input into the scope of work related to the maintenance of the Premises; provided, however, that Landlord shall have the right to reasonably approve the scope of work, and the contractors, for the following:  major capital and structural repairs, except in the event Tenant reasonably determines emergency repairs are necessary to avoid imminent personal injury or imminent substantial damage to the Premises .

(ii) Pr ovided that such services are delivered to Tenant in a professional manner and at reasonable market costs, Landlord may reasonably specify the scope of any warranty work and specify that Tenant use particular contractors (or subcontractors) for warranty wo rk related and limited to (1) elevator repairs and maintenance, (2) HVAC repairs and maintenance, (3) major capital and structural repairs, (4) roof repairs and maintenance, and (5) repair and maintenance of Landlord Capital Improvements; otherwise Landlor d shall have the right to reasonably approve the scope of work and the proposed contractors (or subcontractors) for any work related to items (1), (2), (3), (4), and/or (5) above .

(iii) The scope of work and provider of landscaping services with respect to the Premises shall be subject to Landlord’s prior written approval, such approval not to be unreasonably withheld, conditioned or delayed.

(iv) Except as provided for in subparagraph (i), subparagraph (ii) or subparagraph (iii) above, Tenant may use any c ontractors, subcontractors or vendors at its sole election for all other property management aspects .

(v) If there does not exist a Lease Event of Default, Tenant shall have the right to change property managers (upon not less than thirty (30) days prior w ritten notice to Landlord) or replace any subcontractors at its sole election subject only to the provisions of subparagraph (i), subparagraph (ii) or subparagraph (iii) above, subject to the reasonable approval by Landlord as provided above in this Sectio n 7.3.  Additionally, at no time will Tenant be compelled to hire or permit to bid any property management company or any vendor which is an Affiliate of Landlord.  Upon the termination or other change in property manager, such terminated property manager [(including, without limitation, Tenant if Tenant elects to self-manage the Premises and subsequently elects not to self manage the Premises)] shall deliver to the new property manager all materials, supplies, contracts, documents, files, books and records pertaining to the management and maintenance of the Premises, and furnish all such information, take all such other action and cooperate with the new property manager in order to effectuate an orderly and systematic transfer in property manager's services , duties, obligations and activities performed with respect to the Premises.  Further, upon any such termination or other change in property managers, such terminated property manager [(including, without limitation, Tenant if Tenant elects to self-manage the Premises and subsequently elects not to self manage the Premises)] shall deliver a final accounting to Landlord with respect to management of the Premises .

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(vi) Tenant together with its Affiliates are leasing and occupying at least eighty percent (80%) of the Rentable Area of the Building.

(vii) No Lease Event of Default occurs and is continuing during any period of self-management by Tenant.

7.3.1         As self-manager , Tenant will have access to and control of the Premises seven (7) days a week, twenty-four (24) hours per day, with electric service being accessible at all times, subject to the provisions of this Lease.  Subject to Section 7.2.1, Tenant may operate the Premises and the Premises systems therein at any hours and under any schedule of its electio n without securing the approval by or involvement of Landlord.

7.3.2         Tenant will not pay any property management fee to Landlord at any time during the Lease Term provided that Tenant retains the property management responsibilities.

7.3.3         Tenant will also be required to comply with the annual budgeting process set forth herein.  No later than October 31 preceding the end of each calendar year during the Lease Term, Tenant shall deliver to Landlord, for its reasonable approval, a budget setting forth in reasonable deta ils the repair, maintenance and capital expenditures expected to be incurred by Tenant in connection with the maintenance and operation of the Premises in accordance with the Tenant’s Management Standard during the following calendar year (including withou t limitation proposed expenditures for Premises Expenses and maintenance and repairs (but not replacements) of Landlord Capital Improvements).  Each such budget shall be in a form reasonably acceptable to Landlord and Tenant.  In the event that the amount budgeted for repairs, maintenance, and replacements required by Tenant under this Lease with respect to a specific line item shows a decrease of more than ten percent (10%) for the same line item from the preceding calendar year, or if the aggregate budget amount for such calendar year decreases by more than five percent (5%) from the aggregate budget amount from the preceding calendar year (in either case, a Material Reduction ), Tenant shall include a written justification of the Material Reduction.  If Landlord, acting reasonably and in good faith, rejects Tenant’s justification of the Material Reduction as being non-compliant with the Tenant’s Management Standard, Landlord shall provide Tenant a Notice within thirty (30) days following Landlord’s receip t of Tenant’s justification that Landlord reasonably disputes such justification.  Thereafter, the parties shall promptly proceed in good faith until a mutually approved budget is achieved.  In the event of a budget dispute, the preceding calendar year’s a pproved budget shall apply to the calendar year in dispute until a mutually approved budget is achieved for the new calendar year; provided, however, that such preceding calendar year’s approved budget will be increased as necessary to pay in full Uncontro llable Expenses for the new calendar year.  Within sixty (60) days after the expiration of each calendar year during the Lease Term, Tenant shall deliver to Landlord a detailed statement (i) setting forth the actual expenses (including, without limitation, Premises Expenses) incurred by Tenant in maintaining the Premises during such calendar year and (ii) comparing the amounts set forth in such calendar year’s approved budget (or, if applicable, the prior year’s calendar budget, as adjusted as provided abov e).  Each such statement shall be certified by either the chief financial officer of Tenant, or Tenant’s manager or director of facilities, as being true and correct in all material respects.  Notwithstanding any other provisions of this Article VII, it is understood and agreed that no approval by Landlord of any budget or any item therein, or any failure of Landlord to object to any budget or any item therein, or any

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reasons expressed for any objection by Landlord, or the amount of any budget item, whether less than or more than prior calendar years, shall in any way indicate any consent of or waiver by Landlord, or in any way pertain to or affect, (1) any of Tenant’s obligations under this Lease with respect to maintaining the Premises in accordance with t he Tenant’s Management Standard, or (2) any other provisions of this Lease pertaining to Tenant’s maintenance, repair and replacement obligations.

7.3.4         Landlord shall have the right to review and copy, at Landlord’s sole expense, Tenant’s or Tenant’s property m anagement firm’s books and records with respect to the Premises for any calendar year.  Landlord shall exercise such right to review and copy (at Landlord’s expense) the books and records upon not less than thirty (30) days’ notice ( Landlord R eview Notice ) to Tenant to schedule an appointment.  The Landlord Review Notice must be delivered within ninety (90) days following the end of any calendar year.  Any such review shall be performed within sixty (60) days following Tenant’s receipt of the Review Notic e and conducted during normal business hours at the Premises.  During the existence of a Lease Event of Default, Landlord may exercise such right to review and copy up to four (4) times in any calendar year.

7.4               Landlord Management of Premises .  The provision s of this Section 7.4 shall apply upon either of the following elections (each a “ Landlord Management Election ”):  (i) Tenant elects not to self-manage the Premises, either by using a management firm or by using Tenant’s employees, as more particularly pro vided in Section 7.3 hereof (such election to be made upon not less than sixty (60) days’ written notice to Landlord given at any time during the Lease Term) or (ii) Landlord elects to manage the Premises upon not less than thirty (30) days’ prior written notice to Tenant given at any time during the existence of a Lease Event of Default.  If Tenant or Landlord makes a Landlord Management Election, then the following provisions shall be applicable :

7.4.1         Tenant shall (i) deliver (or cause any property manager ret ained by Tenant to deliver) Landlord or such other person as Landlord shall designate, all materials, supplies, contracts, documents, files, books and records pertaining to the management and maintenance of the Premises, and furnish all such information, a nd take all such other action and cooperate with Landlord as Landlord shall reasonably require in order to effectuate an orderly and systematic transfer in Tenant’s or its property manager's services, duties, obligations and activities performed with respe ct to the management of the Premises, and (ii) deliver (or cause Tenant’s property manager to deliver) a final accounting to Landlord with respect to management of the Premises by Tenant and/or its property manager.

7.4.2         Landlord shall engage a qualified proper ty management firm selected by Landlord (and subject to the reasonable approval of Tenant if there does not exist a Lease Event of Default).  In the event a qualified property management firm is so engaged by Landlord, such engagement shall be upon terms c onsistent in all material respects with the Quality Standard and customary agreements with management companies of Comparable Buildings that are operated and maintained in accordance with the Quality Standard.

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7.4.3         Landlord will cause its qualified management f irm to manage and provide all maintenance and repairs to the Premises in accordance with this Article VII, the Management Statement and the Quality Standard (collectively, “ Landlord’s Management Standard ”).

7.4.4         Landlord may use any contractors, subcontractors or vendors at its sole election for all other property management aspects.

7.4.5         Landlord shall have the right to change property managers (upon not less than thirty (30) days prior written notice to Tenant), subject to the reasonable approval by Tenant if requi red and as provided in Section 7.4.2 hereof.

7.4.6         No later than October 31 preceding the end of each calendar year during the Lease Term, Landlord shall deliver to Tenant, for its reasonable approval if there does not then exist a Lease Event of Default, a budg et setting forth in reasonable details the repair, maintenance and capital expenditures expected to be incurred by Landlord in connection with the maintenance and operation of the Premises in accordance with the Landlord’s Management Standard during the fo llowing calendar year (including without limitation proposed expenditures for Premises Expenses and maintenance and repairs (but not replacements) of Landlord Capital Improvements).  Each such budget shall be in a form reasonably acceptable to Landlord and , if there does not then exist a Lease Event of Default, Tenant.  If there exists a Lease Event of Default, Landlord’s budget shall be final and binding on both parties for such calendar year.  If there does not then exist a Lease Event of Default, the par ties shall promptly proceed in good faith until a mutually approved budget is achieved.  In the event of a budget dispute, the preceding calendar year’s approved budget shall apply to the calendar year in dispute until a mutually approved budget is achieve d for the new calendar year; provided, however, that such preceding calendar year’s approved budget shall be increased as necessary to pay in full Uncontrollable Expenses for the new calendar year.  Such approved budget or such prior year’s calendar budget , as adjusted as provided above, shall constitute the “ Operating Expense Budget ” under Section 4.1 hereof.  Without limiting the rights and obligations of Landlord or Tenant under Section 4.1 hereof, within sixty (60) days after the expiration of each calendar year during the Lease Term during which Landlord is managing the Premises, Landlord shall deliver to Tenant a detailed statement (i) setting forth the actual expenses (including, without limitation, Premises Expenses) incurred by Landlord in maint aining the Premises during such calendar year and (ii) comparing the amounts set forth in such calendar year’s approved budget (or, if applicable, the prior year’s calendar budget, as adjusted as provided above).  Each such statement shall be certified by either the chief financial officer of Landlord, or Landlord’s property management company, as being true and correct in all material respects.

ARTICLE VIII.
ADDITIONS AND ALTERATIONS

8.1               Landlord’s Consent to Alterations .  Except as provided  below, Tenant may not make a ny Alterations without first procuring Landlord’s prior written consent.  So long as Tenant owns and holds the leasehold estate created hereunder and has not sublet eighty percent (80%) or more of the Premises (other than to Affiliates of Tenant in accorda nce with the provisions of this Lease) :

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(a)                 Landlord’s consent to any such request will not be unreasonably withheld or delayed; provided, however, that Landlord may refuse consent for any reason in its sole and absolute discretion to any proposed Alteration ( i) to the Premises that materially adversely affects any Landlord Capital Improvements or Major Mechanical Equipment, or (ii) is to the exterior of the Building ;

(b)                Tenant need not secure Landlord’s consent with respect to any Minor Alteration within the Prem ises; and

(c)                 Tenant must also secure Landlord’s consent (which consent shall not be unreasonably withheld, conditioned or delayed) with respect to the location on the roof of the Building as Tenant may reasonably select (and Landlord may reasonably approve) a nd as Legal Requirements and Permitted Exceptions may permit, for the installation, operation, maintenance, security, repair and replacement of Communications Equipment and/or other roof-mounted Alterations, provided that (i) Tenant will provide prior Noti ce to Landlord accompanied by a copy of the plans and specifications for the proposed installation of Communications Equipment (which will include a detailed description of the proposed location thereof  and depiction of Tenant’s proposed method of attachm ent thereof to the roof and the routing of the cable from each antenna or satellite dish to the point of penetration of the roof membrane) for Landlord’s consent (which consent shall not be unreasonably withheld, conditioned or delayed) not less than ten ( 10) days prior to the commencement of installation of any Communications Equipment; and (ii) Tenant complies in all respects with the provisions of Section 8.7 of this Lease.

8.2               Manner of Construction .  Tenant shall construct Alterations at Tenant’s sole co st and expense in conformance with all applicable Legal Requirements and the Permitted Exceptions.  All such work shall be completed in a good and workmanlike manner and in accordance with all Legal Requirements, and no such work shall result in any lien b eing assessed against the Premises which Tenant does not remove or “bond around” as set forth in Section 9.1 below.  Landlord shall promptly review, respond to and approve or disapprove (which approval shall not be unreasonably withheld, conditioned or del ayed) Tenant’s plan submissions and proposed contractors therefor in accordance with the procedures set forth in Exhibit F attached hereto and made a part hereof for all purposes.  Landlord’s approval of the plans, specifications and working drawings for a ny Alterations shall create no responsibility or liability on Landlord’s part for their completeness, design sufficiency, or degree of compliance with Legal Requirements and the Permitted Exceptions.  If the scope of the proposed Alteration requires Landlo rd’s approval hereunder, Landlord may engage a third-party architect and/or engineer to review Tenant’s plans and specifications with respect to such Alteration, Landlord shall notify Tenant prior to any such engagement, and Tenant shall reimburse Landlord for its reasonable, out-of-pocket expenses incurred to such third parties within thirty (30) days following Tenant’s receipt of Landlord’s written demand therefor.  Tenant must do all work involving any Alteration in a good and workmanlike manner and dili gently prosecute it to completion to the end that the Premises shall at all times be a complete unit except during the period of work.  Annually, or thirty (30) days after Landlord’s written request, Tenant shall deliver to Landlord a diskette on which Ten ant has recorded in the most recent version of AutoCAD or compatible format (or such other format then in common use by commercial architects as Landlord may designate from time to time) the “as built” drawings for all Alterations that Tenant made subseque nt to its

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previous submission of drawings to Landlord in accordance with the terms of this Section 8.2.  Landlord has the right to cause Tenant to remove any Alterations that require Landlord’s consent on the expiration of the Lease Term, or the earlier te rmination of this Lease, or of Tenant’s right to possession of the Premises; provided that Landlord notified Tenant of the removal requirement at the time that it approved the plans and specifications for the Alteration in question.  In no event shall Tena nt have the right to remove any Alterations made in furtherance of Tenant’s maintenance, repair and replacement obligations under the terms of this Lease.  In no event, however, shall Tenant be required to remove any Tenant finish items, including, but not limited to, interior walls and partitions, millwork, wall coverings, carpeting, floor coverings or telecommunications and data cabling.  If Landlord exercises its right to require Tenant to remove any Alteration requiring Landlord’s consent as provided he rein, or Tenant is otherwise permitted to remove an Alteration and elects to do so, Tenant shall remove the Alteration and repair any damage to the Premises that the removal causes and restore the Premises to the condition existing prior to the installatio n of the Alteration on or before the expiration of the Lease Term or the earlier termination of this Lease or of Tenant’s right of possession of the Premises, all to Landlord’s reasonable satisfaction.  All such removal work shall be completed in a good an d workmanlike manner and in accordance with all Legal Requirements, and no such work shall result in any lien being assessed against the Premises which Tenant does not remove or “bond around” as set forth in Section 9.1 below.  If Tenant fails to complete that removal or fails to repair any damage caused by the removal of any Alteration, Landlord may do so and may charge the reasonable cost of doing so to Tenant which Tenant shall pay to Landlord within thirty (30) days following receipt of Landlord’s invoi ce therefor.  At least ten (10) days prior to the commencement of any work permitted to be done by persons requested by Tenant on the Premises, Tenant shall notify Landlord of the proposed work and the names and addresses of the general contractor for the proposed work so that Landlord may approve of such general contractor (which approval may not be unreasonably withheld, conditioned, or delayed) and avail itself of the provisions of applicable state statutes for protection of Landlord’s and/or its lender’ s interest in the Premises.  During any such work on the Premises, Landlord, or its representatives, shall have the right, upon reasonable prior notice to Tenant, to go upon and inspect the Premises at all reasonable times, and shall have the right to post and keep posted thereon notices pursuant to applicable state statutes and to take any further action which Landlord may deem to be proper for the protection of Landlord’s interest in the Premises .

8.3               Payment for Alterations .  Within thirty (30) days follow ing completion of each Alteration, Tenant shall deliver to Landlord (i) evidence of payment of the costs incurred in the making of the Alteration, contractors’ affidavits and full and final waivers of all liens for labor, services or materials, (ii) all ap provals, sign-offs, permits and certificates (including, without limitation, a certificate of occupancy) for such Alteration that are required under any Legal Requirements, (iii) a certification from the applicable architect that such Alteration was comple ted in accordance with the plans and specifications (including, without limitation, any plans and specifications approved by Landlord) for such Alteration and (iv) as built-plans and specifications for such Alteration if Tenant receives same .

8.4               Construction Insurance .  If Tenant makes any Alteration, Tenant shall carry, or cause its general contractor to carry special form” (also known as “all-risk ) Builder’s  Risk property insurance in an amount Landlord reasonably approves covering the construction of t he Alteration and all materials, equipment and supplies that will become a part of the Alteration.

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The insurance Tenant maintains in accordance with this Section 8.4 must (i) be endorsed to name Landlord and any Interest Holder as additional insureds, (ii) specifically cover the liability of Tenant arising under Section 10.1 below, (iii) be issued by an insurance company which is reasonably acceptable to Landlord and is authorized to do business in the State of Texas, (iv) be primary insurance as to all cla ims thereunder and provide that any insurance carried by Landlord is excess and non-contributing with any insurance requirement of Tenant, and (v) provide that the insurer shall endeavor to provide (but in any event Tenant shall provide) to Landlord and to any Interest Holder, with respect to which Landlord has furnished to Tenant a Notice address, notice of cancellation or material change in coverage at least thirty (30) days in advance of the effective date of that action .  Tenant shall deliver to Landlor d a certificate of insurance evidencing such coverages and endorsement(s) not less than ten (10) days prior to the commencement of any Alteration other than a Minor Alteration, and within ten (10) days after Landlord’s request made in connection with any M inor Alteration.  In addition, with respect to any Alteration (whether or not requiring Landlord s approval), Tenant s general contractor shall be required to deliver a certificate of insurance evidencing commercially reasonable amounts of commercial gener al liability insurance coverage (based on the type and scope of the work to be performed), and naming Landlord as an additional insured thereunder Upon request of Landlord, Tenant shall deliver to Landlord copies of the policies for the insurance require d pursuant to this Section 8.4 .

8.5               Landlord’s Property .  Subject to the interest of any lessors of equipment to Tenant, all Alterations will be installed or placed in or about the Premises at Tenant’s cost and the Alterations will become the property of Landlord upon completion.  Tenant may, however, remove any Alterations not constituting Building equipment or fixtures (e.g., elevator changes, new HVAC equipment, etc. that are part of the operating systems of, or are integral to the operation of, the Pre mises) provided Tenant repairs any damage to the Premises that the removal causes and restores the Premises to the condition existing prior to the installation of such Alteration (ordinary wear and tear excepted), all to the reasonable satisfaction of Land lord .

8.6               Communications Equipment . Tenant shall maintain any Communications Equipment in a good and operable condition, repair and appearance, and shall promptly remove any debris and other loose materials placed on the roof of any Building by Tenant or its representatives.  Tenant shall obtain and maintain in full force and effect all permits, licenses and approvals required under applicable Legal Requirements for the installation, operation, maintenance and repair of all Communications Equipment.

8.7               Use of Ro ofs .  Tenant shall have the right to operate a reasonable number of items of Communications Equipment for its own use and for resale to third parties; provided, however, that any such resale to third parties shall be effected pursuant to a written Sublea se or written license agreement that is entered into in accordance with this Lease and that, in any event, has a term that will expire on or prior to the Lease Termination Date.  Any proposed roof-mounted Alterations require Landlord’s prior written consen t, such consent not to be unreasonably withheld, conditioned or delayed in accordance with Section 8.1 hereof prior to installation of same.  All roof-mounted Alterations shall be installed and maintained at Tenant’s expense, and shall be performed by cont ractors acceptable to the issuer of the roof warranty and in accordance with the procedures required by such issuer so as not to void such warranty.  Tenant shall also install at Tenant’s expense waterproofing materials around  any penetrations of the roof of the

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Building which are made during the installation, maintenance, repair, replacement or removal of any Alterations (including, without limitation, any Communications Equipment or any signs proposed by Tenant to be installed pursuant to Section 21.1 be low), and shall provide waterproofing certification so that Landlord is assured that such penetrations do not void, limit or reduce any roof warranty in effect from time to time.  Tenant shall have the right to access the roof at any time to perform any su ch installations and maintenance.  Tenant shall not be separately charged for access to the roof or for the space on the roof occupied by roof-mounted Alterations.  Landlord or its designated representative shall be permitted to observe, inspect and/or sup ervise the installation of any roof-mounted Alterations by or on behalf of Tenant.  In no event will Tenant or any Tenant-Related Party install any Alteration or place any other equipment or materials on the roof of any Building if the weight thereof (toge ther with the weight of any such items previously installed or placed thereon) would exceed the weight-load capacity of such roof.  Tenant shall repair any damage to the roof or any other portion of the Premises in connection with the installation, operati on, maintenance or removal of any Communications Equipment.  During the Lease Term, so long as Tenant together with its Affiliates lease and occupy 100% of the Rentable Area of the Building, neither Landlord nor any third-party shall have the right to inst all Communications Equipment or any other roof-mounted Alterations on the roof of the Building in accordance with this Section 8.7.  Tenant hereby agrees to protect, indemnify and hold Landlord harmless from and against any and all liabilities, claims and expenses (including reasonable attorneys’ fees) Landlord incurs for repairs or replacements to the roof or any other portion of the Premises, if any, to the extent necessitated as a result of the installation, operation, maintenance or removal of any Commu nications Equipment or Tenant’s failure to comply with its obligations under this Section 8.7 and/or to the extent that the roof warranty in effect from time to time with respect to the Building is voided, limited or reduced as a result of Tenant’s use of the roof.  At Landlord’s option, Tenant and Landlord shall execute a separate roof license agreement setting forth the above provisions and Tenant’s additional rights and obligations, if any, relating to Tenant’s use of the roof of the Building.  Without l imiting the foregoing provisions of Section 8.6 hereof or this Section 8.7, the installation, maintenance and removal of all Communications Equipment shall be completed in a good and workmanlike manner and in accordance with all Legal Requirements, and no such installation, maintenance and removal shall result in any lien being assessed against the Premises which Tenant does not remove or “bond around” as set forth in Section 9.1 below .

ARTICLE IX.
COVENANT AGAINST LIENS

9.1               Covenant Against Liens .  Tenant has no authority or power to cause or permit (and shall not cause or permit) any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or otherwise, to attach to or be placed upon Landlord’s interest in th e Premises, and any and all liens and encumbrances that Tenant creates may attach to Tenant’s interest only.  Landlord has the right at all times to post and keep posted on the Premises any notice that it considers necessary for protection from liens Tenan t creates.  In the event mechanics or materialmen or others place liens against the Premises in connection with work or services they claim to have performed at the request of Tenant or any Tenant-Related Parties or in connection with materials they claim to have furnished to Tenant, any Tenant-Related Parties or the Premises at the request of Tenant or any Tenant-Related Parties, and Tenant fails to cause the lien to be released and removed of record (by payment or bonding

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around) within thirty (30) days f ollowing the date on which Landlord delivers Notice of the lien to Tenant, Landlord may immediately take all action necessary to release and remove the lien without any duty to investigate the validity of the lien claim, and, within thirty (30) days after Landlord’s demand, Tenant shall pay to Landlord all actual out-of-pocket costs and expenses, including reasonable attorneys’ fees and costs, Landlord incurs in connection with the release and removal of the lien.  If applicable law permits a property owner to furnish a bond and thereby compel lien claimants to assert claims against the surety providing the bond in lieu of enforcing lien rights against the property owner’s property, Landlord will consider Tenant as having released and removed a lien against the Premises if Tenant furnishes the bond in accordance with the requirements of the applicable law.  The provisions of this Article IX do not, and shall not be interpreted to, in any manner qualify or diminish the indemnity provided in Section 10.1.

Witho ut limiting the provisions of Section 9.1 hereof, Tenant shall not be permitted to (i) take any action on behalf of or in the name of Landlord or (ii) enter into any contract, commitment or obligation binding upon Landlord.  Without limiting the preceding sentence, nothing contained in this Lease shall be deemed or construed to constitute the consent or request of Landlord, express or implied, by implication or otherwise, to any contractor, subcontractor, laborer or materialman for the performance of any la bor or the furnishing of any materials for any specific improvement of, alteration to, or repair of, the Premises, or any part thereof.  Notice is hereby given that Landlord shall not be liable for any work performed or to be performed at or on or in respe ct of the Premises, or any part thereof, by Tenant or any Tenant-Related Party or for any materials furnished or to be furnished to the Premises for work to be performed by Tenant, or any part thereof, for any of the foregoing .

ARTICLE X.
INSURANCE

10.1           Indemnification a nd Waiver .

10.1.1     Except as provided in Section 10.4 below, and excluding those matters for which Landlord is required to indemnify Tenant pursuant to Section 10.1.2 below, Tenant shall indemnify, defend, protect, and hold each of the Landlord Indemnified Parti es harmless from any and all loss, cost, damage, expense and liability (including, without limitation, court costs and reasonable attorneys’ fees) that any one or more of them incurs in connection with or by virtue of (i) any default by Tenant in the obser vance or performance of any of the terms, covenants or conditions of this Lease on Tenant’s part to be observed or performed, (ii) the use or occupancy or operation of the Premises by Tenant or any Tenant-Related Parties, (iii) the negligence or willful ac t or acts of Tenant or any Tenant-Related Parties in, on or about the Premises, whether occurring prior to, during, or after the expiration of the Lease Term, including, without limitation, any act or omission occurring in the making of any Alteration, (iv ) any accident, injury (including death at any time resulting therefrom) or damage to any Person or property occurring in, on, or about the Premises or any part thereof, except to the extent the result of the gross negligence or willful misconduct of Landl ord or any Landlord-Related Party, (v) the non-compliance with or contest of any Tax Expense or Legal Requirement.  If any of the Landlord Indemnified Parties is named or joined as a defendant in any suit brought in connection with a claim with respect to which Tenant has indemnified Landlord in accordance with the foregoing

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terms of this Section 10.1.1, Tenant shall pay to such Landlord Indemnified Party its reasonable costs and expenses reasonably incurred in that suit, including without limitation, court costs and fees for the professional services of appraisers, accountants, attorneys and expert witnesses.  IT IS THE EXPRESS INTENTION OF LANDLORD AND TENANT AND EACH HEREBY AGREES THAT THE INDEMNITY BENEFITTING THE LANDLORD INDEMNIFIED PARTIES SET FORTH I N THIS SECTION 10.1.1 WILL APPLY TO AND FULLY PROTECT EACH OF THE LANDLORD INDEMNIFIED PARTIES EVEN THOUGH ANY CLAIMS, DEMANDS, LIABILITIES, LOSSES, DAMAGES, CAUSES OF ACTION, JUDGMENTS, PENALTIES, COSTS AND EXPENSES (INCLUDING WITHOUT LIMITATION REASONABL E ATTORNEYS' FEES) THEN THE SUBJECT OF INDEMNIFICATION MAY HAVE BEEN CAUSED BY, ARISE OUT OF, OR ARE OTHERWISE ATTRIBUTABLE TO, DIRECTLY OR INDIRECTLY, THE NEGLIGENCE (EXCLUDING GROSS NEGLIGENCE OR WILLFUL MISCONDUCT) IN WHOLE OR IN PART OF SUCH LANDLORD I NDEMNIFIED PARTY AND/OR ANY OTHER PARTY .

10.1.2     Except as provided in Section 10.4 below, subject to Section 1.2 above and excluding those matters for which Tenant is required to indemnify Landlord pursuant to Section 10.1.1 above, Landlord shall indemnify, defen d, protect, and hold each of the Tenant Indemnified Parties harmless from any and all loss, cost, damage, expense and liability (including, without limitation, court costs and reasonable attorneys’ fees) that any one or more of them incurs to any third par ty in connection with or by reason of (i) any default by Landlord in the observance or performance of any of the terms, covenants or conditions of this Lease on Landlord’s part to be observed or performed, or (ii) the gross negligence or willful misconduct of Landlord or any of its employees, agents or contractors in, on or about the Premises.  If any of the Tenant Indemnified Parties is named or joined as a defendant in any suit brought in connection with a claim with respect to which Landlord has indemnif ied Tenant in accordance with the terms of this Section 10.1.2, Landlord shall pay to such Tenant Indemnified Party its reasonable costs and expenses reasonably incurred in that suit, including without limitation, court costs and fees for the professional services of appraisers, accountants, attorneys and expert witnesses.  The provisions of this Section 10.1.2 are subject to the provisions of 29.12 hereof .

10.1.3     The provisions of this Section 10.1 will survive the Lease Termination Date with respect to any claim s or liability arising or accruing prior to the Lease Termination Date .

10.1.4     Any other provision of this Lease providing for indemnification by either party will survive the Lease Termination Date with respect to any claims or liability arising or accruing prio r to the Lease Termination Date .

10.2           Insurance Requirements .  During the Lease Term, Tenant shall, at its expense, comply with all insurance company requirements under Section 10.3 pertaining to the use of the Premises, except to the extent that compliance i nvolves any action that Landlord has an obligation to take under other terms of this Lease.

10.3           Tenant’s Insurance .  Subject to the terms of Section 10.5, Tenant shall maintain the following coverages in the following amounts:

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10.3.1     ISO standard commercial general liability insurance (or other form providing equivalent or greater coverage) covering Tenant and Landlord against claims of bodily injury (including personal and advertising injury) and property damage arising out of Tenant’s operations, assumed liabiliti es or use of the Premises, including contractual liability insuring liability assumed in this Lease and a broad form commercial general liability property damage endorsement covering the insuring provisions of this Lease and the performance by Tenant of th e indemnity agreements set forth in Section 10.1.1 above, for limits of liability not less than:

Bodily Injury and

 

Property Damage Liability

$ 1 ,000,000 each occurrence

 

$ 1 ,000,000 annual aggregate

 

$10,000,000 umbrella coverage

 

The foregoing minimum limits of the insurance will in no event limit the liability of Tenant under this Lease.  The insurance required of Tenant under this Section 10.3.1 must (i) be endorsed to name Landlord and any Interest Holders designated by Landlord as additional insured s; (ii) specifically cover the liability assumed by Tenant under Section 10.1 above, including, but not limited to, Tenant’s obligations under Section   10.1 above; (iii)   be issued by an insurance company which is reasonably acceptable to Landlord and author ized to do business in the State of Texas; (iv) be primary insurance as to all risks, actions, omissions or occurrences covered thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance requirement o f Tenant; (v) provide that the insurer shall endeavor to provide (but in any event Tenant shall provide) to Landlord and to any Interest Holder, with respect to which Landlord has furnished to Tenant a Notice address, notice of cancellation or material cha nge in coverage at least thirty (30) days in advance of the effective date of that action ; (vi) contain a cross-liability endorsement or severability of interest clause acceptable to Landlord; (vii) be written on an occurrence basis; and (viii) contain a c ommercially reasonable deductible.

10.3.2     Special form (also known as “all-risk”) property insurance covering the Premises for the full replacement cost (inclusive of soft costs) of the Premises and all Alterations with no exclusions for any risk that Landlord do es not expressly approve in writing.  Without limiting the immediately preceding sentence, such insurance must be written for the full replacement cost of new property, equipment or other items and must not include exclusions for losses occurring by reason of vandalism and malicious mischief, sprinkler leakage or earthquake damage.  Landlord may not unreasonably withhold, condition or delay its approval of any exclusion Tenant proposes for incorporation into the policy of property insurance; provided, howev er, Landlord’s withholding of consent to any exclusion that violates the terms or provisions of any deed of trust or mortgage encumbering the Premises shall be deemed reasonable.  The insurance required of Tenant under this Section 10.3.2 must (i) be endor sed to name Landlord and any Interest Holder designated by Landlord as loss payees as their interests appear; (ii) include a soft costs endorsement; (iii) include law and ordinance coverage, (iv) include an agreed amount endorsement with respect to the pol icy limits on replacement cost coverage provided thereunder; (v) include a rental loss endorsement providing coverage against interruption in the payment of Base Rent for a period of at least one (1) year; (vi) be issued by an insurance company which is re asonably acceptable to Landlord and authorized to do business in the State of Texas; (vii) be primary insurance as to all risks, actions, omissions or occurrences

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covered thereunder and provide that any insurance carried by Landlord is excess and is non-co ntributing with any insurance requirement of Tenant; (viii) provide (by the text of the main portion of the policy or by endorsement to the policy) that the insurer shall provide to Landlord and to any Interest Holder, with respect to which Landlord has fu rnished to Tenant a Notice address, notice of cancellation or material change in coverage at least thirty (30) days in advance of the effective date of that action; (ix) provide that, if Tenant terminates this Lease in accordance with the terms of Section 11.1, the insurer shall pay covered losses to the designated loss payees notwithstanding Landlord’s election not to restore the damaged portion of the Premises or Landlord’s election to replace the damaged portion of the Premises with materially different improvements; (x) be written on an occurrence basis; (xi) contain coverage for terrorism; and (xii) contain a commercially reasonable deductible .

 

10.3.3     Special form (formerly known as all-risk ) personal property insurance covering all office furniture, trade fixtures, office equipment, and all other items of Tenant’s property in the Premises installed by, for, or at the expense of Tenant or any Tenant-Related Parties.  That insurance must be written for the full replacement cost of new property, equipment or o ther items and must not include exclusions for losses occurring by reason of vandalism and malicious mischief, sprinkler leakage or earthquake damage.  The insurance required of Tenant under this Section 10.3.3 must (i) be issued by an insurance company wh ich is reasonably acceptable to Landlord and authorized to do business in the State of Texas; (ii) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance requ irement of Tenant; (iii) provide that the insurer shall endeavor to provide (but in any event Tenant shall provide) to Landlord and to any Interest Holder, with respect to which Landlord has furnished to Tenant a Notice address, notice of cancellation or m aterial change in coverage at least thirty (30) days in advance of the effective date of that action ; (iv) be written on an occurrence basis; and (v) contain a commercially reasonable deductible.

10.3.4     Tenant shall at all times maintain workers’ compensation ins urance and disability benefits insurance as required by Legal Requirements covering all persons employed by Tenant in connection with the operations conducted in the Premises .

10.3.5     Tenant shall require its contractors and subcontractors to maintain commercially reasonable amounts of commercial general liability insurance based on the scope of any work to be performed .

10.3.6     Tenant shall deliver to Landlord certificates of insurance evidencing the insurance and endorsements Tenant has an obligation to maintain under th e terms of this Section 10.3 contemporaneously with the Commencement Date.  Thereafter, Tenant shall deliver a binder or certificate evidencing each renewal policy not later than three (3) days prior to the expiration or cancellation of the previous policy period.  If Tenant fails to deliver any such renewal binder or certificate to Landlord as required above, and such failure continues until the expiration or earlier cancellation date of such policy (whether or not Landlord has given notice of such failure to Tenant), Landlord or any Interest Holder may procure the renewal policy for the account of Tenant at the option of Landlord or such Interest Holder and Tenant shall pay the cost of those policies to Landlord or such Interest Holder, as applicable, with in thirty (30) days after the date of Landlord’s delivery of its bills for those costs to Tenant.  If only a binder was previously given

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to Landlord, Tenant shall deliver to Landlord a copy of each renewal certificate of insurance within thirty (30) days a fter delivery of any renewal binder or certificate.  Upon request of Landlord, Tenant shall provide Landlord with a copy of any insurance policy providing the insurance required under this Section 10.3 .

 

10.3.7     During the Lease Term, Landlord will not insure any p roperty that Tenant has an obligation to insure under the terms of this Section 10.3.  Landlord may elect (but shall not be required) to carry, as part of Additional Rent , such amounts of commercial general liability insurance (and umbrella coverage) as La ndlord, in its reasonable discretion, determines necessary or desirable with respect to the Premises, or that may otherwise be required by any Interest Holder .

10.4           Subrogation .  Landlord and Tenant waive and release any and all rights of recovery, claims, actions and causes of action that either may now or later have against (a)   the other, (b) the other’s parent, subsidiary and Affiliates, (c) the respective constituent partners, directors, officers, agents, servants and employees of the other and the other ’s parent, subsidiary and Affiliates, and (d) the respective constituent partners, directors, officers, agents, servants and employees of the other’s constituent partners and the constituent partners of the other’s parent, subsidiary and Affiliates, by vir tue of (i) any loss or damage that may occur to the Premises, the Alterations or personal property on or within the Premises by reason of fire, the elements or other risks that are insured against under the policies of special form” (also known as “all-ri sk”) property insurance required by virtue of Section 10.3 above or (ii) any diminution in the Rent derived from the operation of the Premises or in the revenue derived from the conduct of business at the Premises that may occur by reason of fire, the elem ents or other risks respectively covered under the policies of “special form” (also known as “all-risk”) property insurance required by virtue of Section 10.3 above (provided that Rent shall only be abated following damage to the Premises resulting from an y such cause to the extent set forth in Article XI), regardless of cause or origin, INCLUDING, WITHOUT LIMITATION, THE NEGLIGENCE OF LANDLORD OR TENANT OR ANY OF THEIR RESPECTIVE REPRESENTATIVES, AGENTS, EMPLOYEES, CONTRACTORS AND INVITEES .  Notwithstandin g the foregoing, if Tenant fails to maintain any of the insurance coverages required to be maintained by Tenant or the Tenant-Related Parties under this Lease, Tenant shall be liable to Landlord for all loss incurred by Landlord by reason of any risk that would have been insured thereunder.

10.5           Deductible and Self-Insurance Retention .  So long as Tenant maintains a credit rating by the NAIC equal to or better than NAIC 2 (or the equivalent, if such ratings system is hereafter modified) and a net worth of not less than $200,000,000, then Landlord shall , in its commercially reasonable discretion, permit Tenant to have deductible and self-insurance retentions that Tenant establishes from time to time, but in any event not more than (i) $1,000,000 in the aggregate among all insurance policies (other than named windstorm) required to be maintained by Tenant under the Lease and (ii) not more than 5% of the replacement cost of the Building with respect to named windstorm.

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ARTICLE XI.
DAMAGE AND DESTRUCTION

11.1           Casualty .

11.1.1     During the Lease Term, Tenant will notify Landlord immediately upon the occurrence of any fire or other casualty damage to the Premises. As soon as reasonably practicable thereafter, but in any event within sixty (60) days of the date of such occurrence Tenant will give a Notice (the “ Casualty Notice ”) to Landlord of (i) Tenant’s reasonable good faith estimate, based on consultations with and supported by reports and recommendations of qualified architects and contractors, of the time that it will take to complete th e reconstruction, restoration and repair of the damaged portion of the Premises, with reasonable diligence, to substantially the condition that existed prior to the occurrence of the fire or other casualty, (the “ Estimated Repair Period ”), and (ii) Tenant’ s reasonable good faith estimate, based on consultations with and supported by reports and recommendations of qualified independent architects, contractors and independent insurance adjusters reasonably approved by Landlord, of the total cost of the recons truction, restoration and repair (the “ Estimated Repair Cost ”) of the damaged portion of the Premises.  The Casualty Notice shall specify Tenant’s assumptions regarding the affirmative actions that Landlord must take in connection with the restoration and the time periods within which Landlord must take those actions in order for Tenant to complete the restoration within the Estimated Repair Period.  In the event that fifty percent (50%) or more of the Premises (i.e., 76,500 square feet or more) is damaged by fire or other casualty, and the Estimated Repair Period is in excess of twelve (12) months, Tenant may elect to terminate this Lease by the delivery of Notice to Landlord within forty-five (45) days after Tenant’s issuance of Tenant’s Casualty Notice.  If Tenant so terminates this Lease, then (i) all proceeds of insurance paid or payable with respect to the fire or other casualty (other than with respect to Tenant’s personal property) shall be paid to Landlord and (ii) Tenant shall pay to Landlord all pr oceeds of insurance previously paid to Tenant in respect of such fire or other casualty and the amount of any deductible in respect of such insurance, if Tenant self-insures pursuant to Section 11.5, an amount equal to the Estimated Repair Cost .

11.1.2     If Tenant does not elect to terminate this Lease as provided in Section 11.1.1, Tenant shall assume responsibility for the completion of such repairs, and Landlord shall, at the cost and expense of Tenant, cooperate with Tenant in all reasonable respects in connecti on with Tenant’s completion of the necessary work, and will make the proceeds received by Landlord under the terms of the policy of insurance that Tenant must maintain in accordance with the terms of Section 10.3.2 available to Tenant for such purpose upon satisfaction of requirements of the kind typically found in a construction loan agreement entered into in respect of the construction of Comparable Buildings and as may otherwise be reasonably required by any Interest Holder, including, without limitation , the following:  (A) all insurance proceeds shall be held in an escrow or reserve account by either Landlord or any Interest Holder and (B) Tenant shall be responsible to fund (by depositing with Landlord or such Interest Holder or by payment directly to contractors or material suppliers), prior to the disbursement of any insurance proceeds to Tenant or its contractors, (i) the amount of the deductible under the policy Tenant is required to maintain under Section 10.3.2, plus (ii) the amount, if any, by wh ich the actual repair cost for the Premises exceeds the sum of the insurance proceeds received by Landlord under the terms of the policy of insurance that Tenant must maintain in accordance with the terms of Section 10.3.2.

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Any excess insurance proceeds r emaining after the reconstruction, restoration and repair of the damaged portion of the Premises will be the property of and will be paid to Tenant; provided that there does not then exist any Lease Event of Default, and if there does exist any Lease Event of Default, Landlord may retain such excess insurance proceeds and apply same toward the obligations of Tenant under this Lease in such order and manner as Landlord shall determine.  Notwithstanding the foregoing provisions of this Section 11.1.2, if the proceeds of insurance do not exceed $500,000.00 and there does not exist any Lease Event of Default, such insurance proceeds will be paid directly to Tenant for use solely in reconstruction of the Premises as provided in this Section 11.1.2.  Tenant will u ndertake the reconstruction, restoration, and repair of the damaged portion of the Premises to substantially the condition that existed prior to the occurrence of the fire or other casualty and shall pursue the restoration with diligence and continuity .

 

11.1.3     If a termination of this Lease occurs as provided in Section 11.1.1, Landlord will be entitled to receive all proceeds payable in respect of the Premises under the policy of insurance that Tenant is required to maintain in accordance with the terms of Sectio n 10.3.2 above (other than with respect to Tenant’s personal property), to the extent not previously disbursed to Landlord in connection with the restoration of the Premises.  In addition, to the extent not previously paid according to the terms of Section 11.1.2, Tenant shall pay to Landlord, within fifteen (15) days after the date of Tenant’s Notice of termination the amount of the deductible under such policy.  If termination of this Lease occurs in accordance with the terms of Section 11.1.1, and if Ten ant has not previously made the payment required by virtue of Section 11.1.2, Tenant shall also pay to Landlord at that time, the amount (including, without limitation, the amount of any deductible), if any, by which the Estimated Repair Cost for the Premi ses exceeds the sum of the proceeds received by Landlord under the terms of the policy of insurance that Tenant must maintain in accordance with the terms of Section 10.3.2 .

11.1.4     If this Lease is terminated pursuant to this Section 11.1, any such termination wi ll be effective as of the date of the casualty, and the Rent will be prorated to the date of the casualty.

11.2           No Rent Abatement During Restoration .  If the damage caused by a fire or other casualty renders the Building untenantable in whole or in part, Tena nt’s obligation to pay the Base Rent (and Additional Rent) shall not abate during any period in which any portion of the Building is untenantable.

ARTICLE XII.
NON WAIVER

12.1           Effect of Waiver .  No waiver of any provision of this Lease will be implied by any failure of e ither party to enforce any remedy on account of the violation of the provision, even if that violation continues or is repeated subsequently; any waiver by either party of any provision of this Lease may only be in writing; and no express waiver will affec t any provision other than the one specified in that waiver and that one only for the time and in the manner specifically stated.  Landlord’s receipt of monies from Tenant after the termination of this Lease will not alter the length of the Lease Term or t he length of Tenant’s right of possession under the terms of this Lease.  Landlord’s receipt of monies from Tenant after the giving of any Notice to Tenant

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will not reinstate, continue or extend the Lease Term or affect the Notice given Tenant.  After the service of Notice or the commencement of a suit or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of that Rent will not waive or affect the Notice, suit or judgment.

ARTICLE XIII.
CONDEMNATION

13.1           Permane nt Taking .

13.1.1     In the event of a taking or damage related to the exercise of the power of eminent domain, by any agency, authority, public utility, or other entity empowered to condemn property (including without limitation a voluntary conveyance by Landlord in lieu of such taking or condemnation) (a “ Taking ”) of (i) the entire Premises, or (ii) so much of the Building or the Land as to prevent or substantially impair the intended occupancy or use of the Building by Tenant during the Lease Term, or (iii) port ions of the Land required for reasonable access to (and no reasonable alternate, legal access is provided or available to the Building), or reasonable use of, the Building (a “ Total Taking ”), the rights of Tenant under this Lease and the leasehold estate o f Tenant in and to the Premises shall cease and terminate as of the date upon which title to the property taken passes to and vests in the condemnor or the effective date of any order for possession if issued prior to the date title vests in the condemnor (“ Date of Taking ”).

13.1.2     In the event of a Taking of only a part of the Premises which does not constitute a Total Taking during the Lease Term (a “ Partial Taking ”), the rights of Tenant under this Lease and the leasehold estate of Tenant in and to the portion of the property taken shall cease and terminate as of the Date of Taking, and an equitable adjustment to the Rent shall be made based upon any reductions in the Rentable Area of the Building and/or Tenant’s parking rights.

13.1.3     Intentionally Omitted.

13.1.4     In the eve nt of a Taking of a material portion of the Premises such that, in Tenant’s reasonable opinion, the continued operation of Tenant’s business in the untaken part of the Building is not practically or economically feasible, Tenant may terminate this Lease by giving Notice to Landlord within ninety (90) days after Landlord provides a copy of the Notice of such Taking received by Landlord (or Tenant otherwise becomes aware of such Taking).  As used herein, the term “ material portion of the Premises ” shall mean fifty percent (50%) or more of the Rentable Area of the Building or fifty percent (50%) or more of the square footage of the Parking Facilities .

13.1.5     If this Lease is terminated pursuant to this Article XIII, Landlord shall refund to Tenant any prepaid unaccrue d Rent and any other sums due and owing to Tenant (less any sums then due and owing Landlord by Tenant), and Tenant shall pay to Landlord any remaining sums due and owing Landlord under this Lease, each prorated as of the Date of Taking where applicable.

13.1.6     I f this Lease is not terminated as provided for in this Article XIII, Tenant at its expense shall promptly repair and restore the Premises to substantially the same condition

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that existed immediately prior to the Date of Taking, wear and tear only excepted, except for the part taken, so as to render the Premises as complete an architectural unit as practical, but only to the extent of the condemnation award received by Landlord for the Taking and made available to Tenant for such purpose, and Tenant shall pu rsue the restoration with diligence and continuity.  If the estimated cost of restoration, reconstruction or reconfiguration of the Premises exceeds the amount of the award Landlord receives, Landlord shall advise Tenant of the likely deficiency.  The cond emnation award shall be made available to Tenant for such repair and restoration upon satisfaction of requirements of the kind typically found in a construction loan agreement entered into in respect of the construction of Comparable Buildings and as may b e required by any Interest Holder, including, without limitation, the following:  (A) the condemnation award shall be held in an escrow or reserve account by either Landlord or any Interest Holder and (B) Tenant shall be responsible to fund (by depositing with Landlord or such Interest Holder or by payment directly to contractors or material suppliers), prior to the disbursement of any condemnation award to Tenant or its contractors, any such deficiency.  Notwithstanding the foregoing provisions of this Sec tion 13.1.6, if there the condemnation award do not exceed $500,000.00 and there does not exist any Lease Event of Default, such condemnation award will be paid directly to Tenant for use solely in reconstruction of the Premises as provided in this Section 13.1.6.  If the estimated cost of restoration, reconstruction or reconfiguration of the Premises exceeds the amount of the award Landlord receives, Landlord shall advise Tenant of the likely deficiency and Tenant must elect (i) to pay the excess amount, o r (ii) to accept a less expensive level of restoration, reconstruction or reconfiguration so that the costs of reconstruction, restoration or reconfiguration Landlord incurs will not exceed the condemnation award Landlord receives.  If the actual costs of restoration, reconstruction or reconfiguration are less than the condemnation award Landlord receives, Landlord shall retain any such excess award .

 

13.1.7     If a condemnation or taking, total or partial, of all or any portion of the Premises occurs during the Lease Term, Tenant will not be entitled to any part of the award or price paid to Landlord (which shall include sales proceeds) and/or any Interest Holder as a result of a condemnation, taking or sale in lieu thereof.  Tenant hereby expressly assigns to Landlor d any and all right, title and interest of Tenant now or hereafter arising in and to any such award.  Tenant shall, however, have the right (at Tenant’s sole cost and expense) to appear and file a separate claim for damages in such condemnation proceedings , and to direct any and all hearings, trials and appeals thereon.  Tenant’s claim for damages in any such proceedings shall be limited to (i) the value of any property within the Premises belonging to Tenant or that Tenant had the right to remove from the Premises upon expiration of this Lease that is subject to such condemnation and (ii) Tenant’s relocation and moving expenses to the extent permitted by applicable Legal Requirements.

13.2           Temporary Taking .  Notwithstanding anything to the contrary contained i n this Article XIII, if a temporary taking of all or any portion of the Premises occurs for a period of two (2) years or less (excluding any temporary taking of part of the Land that has no material effect on, or can be managed by Landlord or Landlord’s pr operty manager to have no material effect on, the intended use of the Premises), this Lease will not terminate and the Base Rent will not be abated, but Tenant will be entitled to receive the amount of the award, less any costs incurred for Landlord’s mana gement of such taking to minimize the effect on the intended use of the Premises, made in connection with any such temporary taking allocable to the Lease Term.  The parties will consider a temporary taking of all or substantially all of the Premises for a period in

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excess of two (2) years (excluding any temporary taking of part of the Land that has no material effect on, or can be managed by Landlord or Landlord’s property manager to have no material effect on, the intended use of the Premises) to be a per manent taking and the terms of Section 13.1 will govern that taking .

ARTICLE XIV.
ASSIGNMENT AND SUBLETTING

14.1           Subleases .

14.1.1     So long as (x) the owner and holder of the leasehold estate created hereunder is either (i) the “Tenant” hereunder as of the Effective Date or (ii) any successor or assign of the “Tenant” hereunder as of the Effective Date that satisfies the Qualified Transferee Requirements and (y) there does not exist a Lease Event of Default, Tenant may Sublease any part of the Premises to (i) an Affiliate, (ii) a ny client or customer of Tenant, (iii) any vendor of Tenant or (iv) any venturer of Tenant, without the consent of Landlord, provided that the business of the Sublessee is in accordance with the use provisions set out in Section 5.1 of this Lease.  Tenant must, however, notify Landlord in writing of any such Sublease and the identity and notice address of the Sublessee not less than ten (10) business days prior to the date that such Sublessee occupies any portion of the Premises, such notice to include a ce rtificate of Tenant certifying to Landlord that (x) attached to such certificate is a true, complete and correct copy of such Sublease, (y) such Sublease complies with the provisions of this Section 14.1 and (z) such Sublessee is a permitted Sublessee unde r this Section 14.1.1 and identifying how such Sublessee satisfies the requirements of the first sentence of this Section 14.1.1 .

14.1.2     So long as (x) the owner and holder of the leasehold estate created hereunder is either (i) the “Tenant” hereunder as of the E ffective Date or (ii) any successor or assign of the “Tenant” hereunder as of the Effective Date that satisfies the Qualified Transferee Requirements, (y) such owner and holder of the leasehold estate hereunder, together with its Affiliates, occupies at le ast fifty percent (50%) of the total Rentable Area of the Building and (z) there does not exist a Lease Event of Default, then Tenant may Sublease up to fifty percent (50%) of the Premises to a non-Affiliate without the consent of Landlord, provided, and o n the condition, that all of the following conditions are satisfied: (A) the character of the Sublessee the nature of the activities to be conducted by the Sublessee would not adversely affect other tenants in the Building, if applicable, (B) the business of the Sublessee is in accordance with the use provisions set out in Section 5.1 of this Lease, (C) the intended use by the Sublessee would not physically damage the Premises and (D) within ten (10 ) business days following the execution of such Sublease, T enant delivers to Landlord written notice of such Sublease, such notice to include the following:  (xx) the identity and notice address of the Sublessee, and (yy) a certificate of Tenant certifying to Landlord that (I) attached to such certificate is a tru e, complete and correct copy of such Sublease, (II) such Sublease complies with the provisions of this Section 14.1 and (III) such Sublessee is not an Affiliate of Tenant.  In addition, if Tenant meets the requirements of the first sentence of Section 14.1 .2 and a proposed Sublease in the aggregate with all other Subleases to non-Affiliates then in existence will cause more than fifty percent (50%) of the total Rentable Area of the Building to be subject to be occupied by non-Affiliates, then Tenant must ob tain the prior written consent of Landlord to such additional proposed Sublease, which consent shall not be unreasonably withheld, conditioned or delayed by

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Landlord. Tenant must notify Landlord in writing of any such Sublease and the identity and notice a ddress of the Sublessee not less than thirty (30) days prior to the date that such Sublessee proposes to occupy any portion of the Premises, such notice to include a certificate of Tenant certifying to Landlord that (x) attached to such certificate is a tr ue, complete and correct copy of such Sublease, (y) such Sublease complies with the provisions of this Section 14.1 and (z) such Sublessee is not an Affiliate of Tenant.  Landlord may withhold its consent to any proposed Sublease (for which Landlord has co nsent rights) if Landlord reasonably determines that (i) the character of the proposed subtenant or the nature of the activities to be conducted by the proposed subtenant would adversely affect other tenants in the Building, if applicable, (ii) the intende d use by the proposed subtenant is not permitted under Section 5.1 hereof, or (iii) the intended use by the proposed subtenant would physically damage the Premises.  If Landlord does not respond to Tenant’s request for a Sublease approval within ten (10) b usiness days, Tenant may send a second Notice to Landlord requesting such approval, which Notice request shall be marked with a legend in bold capital letters stating: LANDLORD SHALL BE DEEMED TO HAVE APPROVED THE SUBLEASE ATTACHED TO THIS NOTICE UNLESS LA NDLORD INFORMS TENANT IN WRITING WITHIN FIVE (5) BUSINESS DAYS FOLLOWING THE RECEIPT BY LANDLORD OF THIS NOTICE THAT LANDLORD DOES NOT APPROVE SUCH SUBLEASE , and if Landlord fails to respond within five (5) business days following Landlord’s receipt of suc h second Notice, the proposed Sublease shall be deemed approved .

 

14.1.3     The following shall be applicable to each Sublease, and each Sublease shall expressly provide, as follows: (A) such Sublease is subject and subordinate to this Lease and to the matters to whi ch this Lease is or shall be subordinate, and that in the event of termination, re-entry or dispossession by Landlord under this Lease, Landlord may at its option, (1) take over all of the right, title and interest of Tenant, as sublessor, under such Suble ase, and the Sublessee thereunder shall, at Landlord’s option, attorn to Landlord pursuant to the then executory provisions of such Sublease, (2) require Subtenant to enter into a new lease pursuant to the then executory provisions of such Sublease with La ndlord or Landlord’s designee or (3) terminate such Sublease or allow such Sublease to remain terminated to the extent it has terminated by operation of law or otherwise, except that in the case of either (1) or (2), Landlord shall not (i) be liable for an y previous act or omission of Tenant under such Sublease, (ii) be subject to any offset or defenses that such Sublessee might have against Tenant, (iii) be bound by any previous amendment, modification of or supplement to such Sublease made without Landlor d’s consent , (iv) be bound by any previous prepayment of more than one month’s rent, (v) be obligated to return or otherwise account for any security theretofore deposited to such Sublessee except to the extent that such security shall actually have been t urned over to Landlord, or (vi) be bound by any covenant of Tenant (1) to undertake, complete and/or pay for any alterations of the Premises to make same ready for such Sublessee’s occupancy or (2) undertake, complete and/or pay for any restoration, replac ement or rebuilding of the space demised to such Sublessee or any other portion of the Premises that may be required, due to any damage or destruction that shall have occurred prior to or after such termination; (B) such Sublease shall automatically termin ate upon termination of this Lease, notwithstanding any other provision of the Sublease to the contrary; (C) the Sublessee under such Sublease will have any rights directly against Landlord, and such Sublease shall not create or impose any obligation or li ability of Landlord in favor of such Sublessee, and (D) the Sublessee under such Sublease will not have any right to exercise any of Tenant’s rights or options under this Lease.  At any time that

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a Lease Event of Default exists under this Lease, Landlord w ill have the absolute right to collect the rentals under the Sublease directly from the Sublessee and apply them to the payment of Rent, and Tenant hereby stipulates and agrees that the Sublessee (a) shall receive full credit against its obligations under the Sublease for all sums so paid to Landlord, and (b) shall be entitled and is hereby directed to rely upon a Notice from Landlord that the rentals under the Sublease are payable to Landlord.  It is understood and agreed, however, that Landlord’s exercise of such right shall not release or diminish Tenant’s obligations under this Lease except to the extent of funds actually received by Landlord.  All profits derived from any Sublease shall be the property of Tenant .

 

14.1.4     Notwithstanding anything contained in th is Lease to the contrary, Tenant shall not (i) sublet all or any part of the Premises or assign this Lease on any basis such that the rental or other amounts to be paid by the subtenant or assignee thereunder would be based, in whole or in part, on the inc ome or profits derived by the business activities of the Sublessee or assignee, or (ii) sublet all or any part of the Premises or assign this Lease in any other manner which could cause any portion of the amounts received by Landlord pursuant hereto or pur suant to any Sublease to fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Internal Revenue Code of 1986, as amended (the “ Code ”), or which could cause any other income received by Landlord to fail to qualify as inco me described in Section 856(c)(2) of the Code.  All references in this Section 14.1.4 to Section 856 of the Code shall also refer to any successor provisions thereto. 

14.2           Assignment to an Affiliate .  So long as (x) the owner and holder of the leasehold est ate created hereunder is either (i) the “Tenant” hereunder as of the Effective Date or (ii) any successor or assign of the “Tenant” hereunder as of the Effective Date that satisfies the Qualified Transferee Requirements and (y) there does not exist a Lease Event of Default, then Tenant may assign this Lease to an Affiliate of Tenant without the prior consent of Landlord, provided, and on the condition that all of the following conditions are satisfied: (A) the character of such Affiliate of Tenant or the na ture of the activities to be conducted by such Affiliate of Tenant would not adversely affect other tenants in the Building, if applicable, (B) the business of such Affiliate of Tenant is in accordance with the use provisions set out in Section 5.1 of this Lease, (C) the intended use by such Affiliate of Tenant would not physically damage the Premises, (D) if such Affiliate of Tenant is a Successor Affiliate, such Successor Affiliate satisfies the Qualified Transferee Requirements, and (E) within five (5) b usiness days following the execution of such assignment of this Lease, Tenant delivers to Landlord written notice of such assignment, such notice to include the following:  (xx) the identity and notice address of such Affiliate of Tenant, and (yy) a certif icate of Tenant certifying to Landlord that (I) attached to such certificate is a true, complete and correct copy of such assignment, (II) such assignment complies with the provisions of this Section 14.2 and the provisions of Section 14.4 of this Lease an d (III) the assignee is an Affiliate of Tenant and, if applicable, is a Successor Affiliate that satisfies the Qualified Transferee Requirements (together with documentation demonstrating that such assignee is an Affiliate of Tenant and, if applicable, a S uccessor Affiliate that satisfies the Qualified Transferee Requirements) .

14.3           Other Transfers .  Except as provided in Sections 14.1 and 14.2 above, Tenant shall not make any Transfer without Landlord’s express prior written consent, which consent may be give n or withheld at Landlord’s sole and absolute discretion; provided, however, with

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respect to a proposed Transfer, if the proposed Transferee satisfies the Qualified Transferee Requirement, Landlord shall not unreasonably withhold, condition or delay its wr itten consent to such proposed Transfer.

14.4           Effect of Transfer .  Except as hereinafter provided in this Section 14.4, no Transfer (including, without limitation, any assignment to an Affiliate pursuant to Section 14.2 above) will relieve Tenant from liabili ty under this Lease, and each Transferee will be bound by all of the terms and provisions of this Lease.  In the event of any conflict between the terms of this Lease and the terms of the agreement between Tenant and any Transferee, the terms of this Lease shall control. Any violation by a Transferee of the terms and conditions of this Lease shall constitute a default hereunder, subject to the notice and right to cure provisions of Article XIX hereof, for which Tenant shall be fully liable.  Each Transferee shall be obligated to obtain Landlord’s consent to any action as to which Tenant is obligated to obtain such consent under this Lease, including, without limitation, consent to any proposed Alterations.  Landlord shall not be entitled to any funds or othe r consideration received by Tenant as a result of any Transfer .

14.5           Landlord Attornment; Estoppel Certificates .  As a condition of approval of any Transfer outlined under Sections 14.1 and 14.2 above, any Transferee, at Landlord’s option, will be required to enter into a commercially reasonable form of assumption and/or, as applicable, attornment agreement with Landlord and will agree to execute, acknowledge and deliver to Landlord a commercially reasonable form of estoppel certificate following Landlord’s re quest.

14.6           Subsequent Subleases or Transfers .  No Sublessee or Transferee shall make any further Sublease or Transfer without the express prior written consent of Landlord, which consent will be granted or withheld in accordance with this Article XIV.

ARTICLE XV.
SURRE NDER OF PREMISES; OWNERSHIP AND
REMOVAL OF TRADE FIXTURES

15.1           Surrender of Premises .  No act or thing done by Landlord or by any of Landlord’s agents or employees during the Lease Term will constitute Landlord’s acceptance of a surrender of the Premises unle ss Landlord specifically acknowledges that intent in an executed written instrument.  The delivery of keys to the Premises to Landlord or any of Landlord’s agents or employees will not constitute a surrender of the Premises or bring about a termination of this Lease, whether or not Landlord retains the keys, and, notwithstanding its earlier delivery of the keys, Tenant will be entitled to the return of the keys at any reasonable time upon request until the Lease Term expires or this Lease is properly termin ated in accordance with its terms.  Tenant’s voluntary or other surrender of the Premises, whether accepted by Landlord or not, or a mutual termination of this Lease will not work a merger and, at Landlord’s option, will operate as an assignment to Landlor d of all Subleases or subtenancies affecting the Premises.

15.2           Surrender Condition .  Upon the expiration of the Lease Term or the earlier termination of this Lease or of Tenant’s right to possession of the Premises, Tenant shall quit and surrender possession of the Premises to Landlord in Surrender Condition, subject to the provisions of this Article XV.  As used herein, Surrender Condition means that condition that is broom-clean and in as good order and condition as existed on the Commencement Date

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and as thereafter improved by Landlord or Tenant and in compliance with Tenant’s Management Standard set forth in Section 7.3, except for ordinary wear and tear, damage that Landlord has the obligation to repair under the terms of this Lease at Landlord’s cost and expense, and Alterations that Tenant does not have the obligation to  remove in accordance with Section 8.2.

15.3           Removal of Tenant’s Property by Tenant .  Upon the expiration of the Lease Term or the earlier termination of this Lease or of Tenant’s right to possession of the Premises, Tenant shall remove or cause to be removed from the Premises, without expense to Landlord, all debris and rubbish and such items of furniture, computer systems, telephone and other special equipment, free-standing cabinet wo rk, workstations and other trade fixtures or articles of personal property installed or placed in the Premises by Tenant or any Tenant-Related Party, and Tenant shall repair at its own expense all damage to the Premises resulting from such removal.

15.4           Removal of Tenant’s Property by Landlord .  Whenever Landlord re-enters the Premises as provided for in this Lease, Landlord may treat any of Tenant’s trade fixtures and personal property that Tenant has failed to remove (i) upon the expiration of the Lease Term in the absence of a default by Tenant, or (ii) within seven (7) days following a termination occurring by reason of Tenant’s default, as abandoned by Tenant and Landlord may dispose of it in any manner that Landlord elects, without any duty or care or obl igation to account therefor to Tenant.

15.5           Landlord’s Actions on Premises .  Tenant waives all claims for damages or other liability in connection with Landlord’s reentering and taking possession of the Premises or removing, retaining, storing or selling Tena nt’s property under the circumstances described above in Section 15.4, and no such re-entry will constitute a forcible entry.

ARTICLE XVI.
HOLDING OVER

16.1           Holding Over .  If Tenant or any Tenant-Related Party holds over after the expiration of the Lease Term or other te rmination of this Lease or of Tenant’s right of possession of the Premises, without Landlord’s express written consent, that tenancy will be a tenancy at sufferance, and will not constitute a renewal of the Lease Term created by this Lease or an extension for any further term, but Tenant will be liable for the payment on demand of Base Rent allocable to that portion of the Premises occupied at a monthly rate during the first ninety  (90) days of such hold over period, equal to one hundred fifty percent (150 %) of  the monthly Base Rent applicable during the month immediately preceding the expiration of the Lease Term or other termination of this Lease or of Tenant’s right of possession of the Premises; and during the continuation of the holdover beyond that i nitial ninety (90) day period, Base Rent shall be at a monthly rate equal to two hundred percent (200%) of the monthly Base Rent applicable during the month immediately preceding the expiration of the Lease Term or other termination of this Lease or of Ten ant’s right of possession of the Premises. The parties will prorate the holdover rent payable by virtue of the terms of this Section 16.1 effective as of the date on which Tenant surrenders possession of the Premises to Landlord.  That tenancy at sufferanc e will be subject to every other term, covenant and agreement contained in this Lease (including, without limitation, the obligation to pay all other Rent).  Nothing contained in this Article XVI will constitute Landlord’s consent to any holding over by Te nant or any Tenant-Related Party, and Landlord

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expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided for in this Lease upon the expiration of the Lease Term or other termination of this Lease or of T enant’s right of possession of the Premises.  In addition, after the sixtieth (60 th ) day following the expiration of the Lease Term or other termination of this Lease or of Tenant s right of possession of the Premises, Landlord may pursue a claim against T enant for any and all damages Landlord sustains as a result of Tenant’s holdover.  The provisions of this Article XVI will not limit, or constitute a waiver of, any other rights or remedies Landlord has under the terms of this Lease or at law in the event of any unauthorized holding over by Tenant or by any Tenant-Related Parties beyond the expiration of the Lease Term or other termination of this Lease.

ARTICLE XVII.
ESTOPPEL CERTIFICATES

17.1           Estoppel Certificates .  Within twenty (20) days after receipt of a written requ est by the other party, (i) Landlord will execute, acknowledge and deliver to Tenant a certificate upon which Tenant and each existing or prospective Interest Holder may rely, certifying to the extent accurate: (a) the date of commencement and expiration o f this Lease; (b) the fact that this Lease is unmodified and in full force and effect (or, if there have been modifications to this Lease, that this Lease is in full force and effect, as modified, and stating the date and nature of such modifications); (c) the amount of any security deposit, the monthly amounts of Base Rent and Additional Rent then due under this Lease and the date to which the Rent and other sums payable under this Lease have been paid; and (d) the fact that Landlord has not delivered to T enant a notice of default or Lease Event of Default under this Lease; and (ii) Tenant will execute, acknowledge and deliver to Landlord a certificate upon which Landlord and each existing or prospective Interest Holder may rely, certifying to the extent ac curate: (a) the date of commencement and expiration of this Lease; (b) the fact that this Lease is unmodified and in full force and effect (or, if there have been modifications to this Lease, that this lease is in full force and effect, as modified, and st ating the date and nature of such modifications); (c) the amount of any security deposit, the monthly amounts of Base Rent and Additional Rent then due under this Lease and the date to which the Rent and other sums payable under this Lease have been paid; (d) the fact that there are no current defaults under this Lease by either Landlord or Tenant except as specified in the statement; and (e) such other factual matters as may be reasonably requested by the party.   The parties irrevocably agree that if the requested party fails to execute and deliver such certificate within such twenty (20) day period (or provide written comments to any proposed certificate delivered by the requesting party), the requesting party may provide to the other a second written req uest with respect to such estoppel certificate which written notice must state in bold and all caps “ FAILURE TO RESPOND TO THIS WRITTEN NOTICE WITHIN FIVE (5) BUSINESS DAYS AFTER RECEIPT HEREOF SHALL CONSTITUTE AN EVENT OF DEFAULT ”.  If the requested party fails to execute and deliver such certificate (or provide written comments to any proposed certificate delivered by the requesting party) within a five (5) business day period following the receipt of requesting party’s second written request therefor, su ch failure shall constitute an event of default without any further cure period.  The estoppel certificate executed by Tenant shall be substantially in the form of the attached Exhibit D or such other commercially reasonable form acceptable to Tenant as ma y be required by any prospective purchaser of all or any portion of the Premises or by any Interest Holder.  For the purposes of this paragraph, “ acceptable to Tenant ” shall mean an

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estoppel certificate that does not alter or amend Tenant’s rights under th is Lease, except as to factual statements relating to this Lease made by the Tenant upon which the requesting party may rely .

ARTICLE XVIII.
SUBORDINATION

18.1           Subordination and Non-Disturbance .  This Lease is subject and subordinate to (i)   all present and future ground or underlying leases of the Premises, if any, (ii)   the lien of any mortgages or trust deeds now or later encumbering title to all or any portion of the Premises, (iii)   all renewals, extensions, modifications, consolidations and replacements of those ground o r underlying leases, mortgages or trust deeds, and (iv) all advances made or to be made upon the security of those mortgages or trust deeds, unless the applicable Interest Holder agrees or requires in writing that this Lease be superior to their respective interests in the Premises.  Notwithstanding the foregoing, Landlord’s existing Interest Holder and Tenant have executed and delivered to each other a mutually acceptable form of subordination, non-disturbance and attornment agreement (a “ SNDA ”) effective as of the Effective Date.  In addition, in consideration of, and as a condition precedent to, Tenant’s agreement to permit its interest arising under the terms of this Lease to be subordinated to any particular future ground or underlying lease of the Proj ect or to the lien of any mortgage or trust deed subsequently encumbering title to all or any portion of the Project, or to any renewals, extensions, modifications, consolidations and replacements of that lease, mortgage or trust deed, the applicable Inter est Holder shall tender to Tenant a SNDA in a commercially reasonable form reasonably acceptable to Tenant.  Under the terms of each such SNDA executed in Tenant’s favor in accordance with the immediately preceding sentence, the executing Interest Holder m ust agree that, so long as no Lease Event of Default has occurred and is continuing, the Interest Holder shall not disturb Tenant’s possession, rights and leasehold interest arising under the terms of this Lease if Landlord defaults in the performance of a ny of its obligations arising under the terms of the Interest Holder’s lease or mortgage, as the case may be.  Subject to Tenant’s receipt of such SNDA, if any proceedings are brought for the foreclosure of any mortgage described above, or if any ground or underlying lease is terminated, Tenant shall attorn, without any deductions or set-offs whatsoever, to the purchaser at the foreclosure sale or to the lessor under the ground or underlying lease, as the case may be, if the purchaser or lessor requests it to do so, and shall recognize the purchaser or lessor as the lessor under this Lease.  Tenant agrees that the purchaser at the foreclosure sale or the lessor under the ground or underlying lease:  (i) shall have no personal liability as successor to Landlo rd, and Tenant shall look only to the estate and property of such Interest Holder in and to the Premises or the proceeds thereof for the satisfaction of Tenant’s remedies for the collection of a judgment (or other judicial process) requiring the payment of money in the event of any default by such Interest Holder as landlord under this Lease, it being acknowledged and agreed by Tenant that no other property or assets of such Interest Holder shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s remedies under or with respect to the Lease, the relationship of the landlord and the tenant thereunder or Tenant’s use or occupancy of the Premises; (ii) shall not be liable for any act, omission, liability, obligation or default on Landlord’s part in respect of its obligations under this Lease that occurs before the date such party takes title to the Premises (but any such Interest Holder shall be liable for its own default(s) occurring after taking title to the Premises a nd for default(s) of Landlord that continue after the date such Interest Holder takes

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title to the Premises); (iii) shall not be liable to the Tenant for any security or other deposits given to Landlord to secure the performance of the Tenant’s obligations hereunder, except to the extent that such Interest Holder shall have acknowledged actual receipt of such security or other deposits in writing; and (iv) shall not be bound by (1) any payment of Rent made more than thirty (30) days in advance of the date i t becomes due under the terms of this Lease, or (2) any amendment or modification of this Lease after the date of such SNDA made without the written consent of the applicable Interest Holder if such consent is required under the terms of the ground lease o r mortgage, as applicable.  Tenant shall execute or otherwise respond in good faith in writing to a request to enter into a SNDA pursuant to this Section 18.1 within thirty (30) days following Tenant’s receipt of the proposed SNDA.  Within twenty (20) days after Landlord’s request, Tenant shall execute such further instruments or assurances as Landlord may reasonably request to evidence or confirm the subordination or superiority of this Lease to any mortgages, trust deeds, or ground or underlying leases.  Tenant shall cooperate with Landlord in good faith in connection with any proposed financing or refinancing of any portion of the Premises.  In that regard, Tenant shall enter into any amendment or modification of this Lease that a prospective Interest Hol der may require so long as the amendment or modification does not materially increase Tenant’s duties or obligations, or materially reduce or otherwise adversely affect Tenant’s rights and benefits, arising under the terms of this Lease.

ARTICLE XIX.
DEFAULTS; REMEDIE S

19.1           Events of Default .  The occurrence of any of the following will constitute a  Lease Event of Default :

19.1.1     Tenant’s failure to pay in full any Rent or any other charge (including any applicable Late Charge) required by virtue of the terms of this Lease wi thin five (5) days after Tenant’s receipt or deemed receipt of Notice that Tenant has not paid the delinquent amount when due hereunder (provided, however, that after Landlord has given Tenant Notice of failure to pay Rent when due on two (2) separate occa sions in any twelve (12) month period, Landlord shall not be required to give Tenant Notice for any subsequent failure during such twelve (12) month period); or

19.1.2     Tenant’s failure to observe or perform any provision, covenant or condition of Article X of thi s Lease resulting in a lapse of insurance coverage ; or

19.1.3     Tenant’s failure to observe or perform any provision, covenant or condition of Article XIV, where the failure continues for thirty (30) days after Tenant’s receipt of Notice that Tenant has not observe d or performed such provision, covenant or condition ; or

19.1.4     Tenant’s failure to observe or perform any other provision, covenant or condition of this Lease that Tenant must observe or perform where the failure continues for thirty (30) days after Tenant’s rec eipt of Notice that Tenant has not observed or performed the provision, covenant or condition at the time that observance or performance became due; if, however, the nature of the default is such that it cannot be rectified through the payment of money or the exercise of reasonable diligence within that 30-day period, a default on Tenant’s part will not arise so long as Tenant commences to rectify its failure within that initial 30-day

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period and subsequently pursues the rectification of its failure with di ligence and continuity but in any event within one hundred twenty (120) days of Tenant s receipt of Landlord s initial Notice of Tenant s default ; or

 

19.1.5     To the extent permitted by law, Tenant’s general assignment for the benefit of creditors, or the filing by or against Tenant of any proceeding under an insolvency or bankruptcy law, unless in the case of a proceeding filed against Tenant the case is dismissed within sixty (60) days, or the appointment of a trustee or receiver to take possession of all or subst antially all of the assets of Tenant, unless possession is restored to Tenant within sixty (60) days, or any execution or other judicially authorized seizure of all or substantially all of Tenant’s assets located upon the Premises or of Tenant’s interest i n this Lease, unless the seizure is discharged within sixty (60) days.

19.2           Remedies Upon Default .  Upon the occurrence of any Lease Event of Default, Landlord has, in addition to any other remedies available to Landlord at law or in equity, but subject to th e limitation set forth in Section 19.2.5 below, the option to pursue without any further Notice or demand whatsoever any one or more of the following remedies, each of which will be cumulative and non-exclusive:

19.2.1     Landlord may terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and, if Tenant fails to do so, Landlord may enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying any part of the Premises with out prejudice to any other remedy that it may have for possession or arrearage in Rent and without being liable for prosecution or for any claim or damages arising from that re-entry, and Landlord may recover from Tenant the following:

(i)                  The worth at the tim e of award of the amount of any unpaid Rent that has been earned at the time of the termination; plus
(ii)                The worth at the time of award of the amount by which the unpaid Rent that would have been earned after termination until the time of award exceeds the amount of rental actually received by Landlord by reletting the Premises during that period; plus
(iii)             The wo rth at the time of award of the amount by which the unpaid Rent for the balance of the Lease Term after the time of award exceeds the fair rental value for the Premises during that period; plus
(iv)              Any other amount necessary to compensate Landlord for all the damages proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result from that failure, specifically including, without limitation, (a) brokerage commissions and adve rtising expenses, expenses of remodeling (including permit fees and design, architectural and engineering fees) any part of the Premises for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant, and (b) any penalties, interest, fees or costs incurred by
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Landlord as a result of the occurrence of such Lease Event of Default causing Landlord to be in default of any mortgage or other financing of the Premises.

 

19.2.2     Without terminating this Lease, Landlord may enforce all of its rights under this Lease, including the right to recover all Rent as it becomes due.

19.2.3     Landlord may terminate Tenant s right of possession (but not this Lease) and immediately repossess the Premises by forcible entry and detainer suit, wit hout thereby releasing Tenant from any liability hereunder and without terminating this Lease, and shall be entitled to recover forthwith as damages a sum of money equal to the total of (i) the cost of recovering the Premises (including reasonable legal fe es and costs of suit), (ii) the unpaid Rent earned at the time of termination, plus interest thereon at the Default Rate, and (iii) any other sum of money and damages then owed by Tenant to Landlord under the terms of this Lease.  In addition, Tenant shall remain liable for the payment of all Rent as same become due under the terms of this Lease.  Any payments due Landlord  under this Section 19.2.3 shall be made upon demand therefor from time to time, and Tenant agrees that Landlord may file suit to recove r any sums falling due under the terms of this Section 19.2.3 from time to time.  No delivery to or recovery by Landlord of any portion due Landlord hereunder shall be any defense in any action to recover any amount not theretofore reduced to judgment in f avor of Landlord, nor shall any reletting be construed as an election on the part of Landlord to terminate this Lease unless a written notice of such intention be given to Tenant by Landlord.  Notwithstanding any such reletting without termination, Landlor d may at any time thereafter elect to terminate this Lease for such previous breach .

19.2.4     Landlord may apply any sums otherwise payable to Tenant under the terms of this Lease to any Rent then due and payable hereunder; if no Rent is then due and payable, then so long as the Lease Event of Default continues Landlord may withhold such sums to be applied to Rent accruing thereafter.

19.2.5     Except as specifically provided in Section 19.2.1(iii) above, however, Landlord may not seek as damages amounts becoming due under th e terms of this Lease in advance of the time that they become due or would have become due absent a termination of this Lease.

19.2.6     As used in Sections 19.2.1(i) and (ii), above, the worth at the time of award” will be computed by allowing interest at the Defa ult Rate.  As used in Section 19.2.1(iii) above, the “worth at the time of award” will be computed by discounting each amount in the income stream at a discount rate of six and one-half percent (6.5%) .  In determining the “fair rental value for the Premise s during any period, consideration shall be given to the period of time during which the Premises are likely to remain vacant until a new tenant commences payment of rent and to the reasonably anticipated out-of-pocket expenses to be incurred by Landlord to relet the Premises (such as the cost of preparation of the Premises, permit fees, design, architectural and engineering fees, leasing commissions, advertising costs, and reasonable legal fees associated with occupancy by a new tenant).

19.2.7     If applicable, La ndlord may terminate Tenant’s right to self-manage the Premises and resume management responsibilities with respect to the Premises, at its election,

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either through an Affiliate of Landlord or a third-party management firm selected by Landlord in its sole discretion.

 

19.2.8     Notwithstanding anything in this Lease to the contrary, Landlord shall not be entitled to, and Tenant shall not be liable for, any punitive, consequential or special damages or loss of profits under this Lease and Landlord waives any rights it may have to such damages under this Lease in the event of a breach or default by Tenant under this Lease (except in the event of an unauthorized holdover by Tenant beyond the sixtieth (60 th ) day after the Expiration Date or earlier termination date of this Lease as provided in Section 16.1) .

19.3           Landlord’s Right to Cure Default .  If Tenant fails to perform any of its obligations arising under the terms of this Lease resulting in a Lease Event of Default within the applicable cure period provided herein after Landlord delivers Notice to Tenant that Tenant is delinquent in respect of that performance, Landlord may, but is not obligated to, make any payment or perform any act on Tenant’s part in order to fulfill the obligation with respect to which Tenant is deli nquent without waiving its rights arising by reason of Tenant’s default and without releasing Tenant from its obligations.  Notwithstanding the foregoing, if Landlord reasonably determines that any Emergency Repair is required, Landlord shall have the righ t to make such repair in accordance with Section 7.2 hereof prior to the expiration of any longer cure period afforded Tenant.

19.4           Payments by Tenant .  Tenant shall pay to Landlord within thirty (30) days after Landlord’s delivery to Tenant of its statements the amount of the expenditures Landlord reasonably made and the expenses Landlord reasonably incurred in connection with Landlord’s rectification of Tenant’s defaults in accordance with the provisions of Section 19.3.  Tenant’s obligations under this Sect ion 19.4 will survive the Lease Termination Date.

19.5           Efforts to Relet .  For the purposes of this Article XIX, Tenant’s right to possession will not be terminated by Landlord’s efforts to relet the Premises, by its acts of maintenance or preservation with re spect to the Premises, or by the appointment of a receiver to protect Landlord’s interests.  The foregoing enumeration is not exhaustive, but merely illustrative of acts that Landlord may perform without terminating Tenant’s right to possession. If Tenant’ s right of possession (but not this Lease) is terminated by Landlord, Landlord will use commercially reasonable efforts to the extent required by applicable Legal Requirements that may not be waived (under applicable Legal Requirements) to relet the Premis es on such terms and conditions as Landlord reasonably deems acceptable, and if the Premises are so relet, Tenant will receive credit against the sums otherwise payable to Landlord hereunder only for the amount of the Net Reletting Income.  For the purpose of such reletting Landlord is authorized to decorate or to make any repairs, changes, alterations or additions in or to the Premises as may be reasonably necessary or desirable.  Landlord reserves the right, however (i) to refuse to lease all or portions of the Premises to any potential tenant that does not meet Landlord’s standards and criteria for leasing other comparable space in the Building, and (ii) to reconfigure the Premises and lease only portions thereof or lease all or part of the Premises in co mbination with other space.  Tenant shall not be required to remove any alterations or additions Landlord makes on the authority of the foregoing.  As used herein,  Net Reletting Income means the amount of all rentals Landlord actually receives in respec t of a reletting of the Premises during the period beginning on the date of the termination of this Lease or Tenant’s  right to possession of the

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Premises in accordance with the terms of Section 19.2 and ending on what would have been the Lease Termination Date, but for that termination, less all of the costs and expenses Landlord reasonably incurs in connection with that reletting, including, without limitation, leasing commissions, the cost associated with demolition of existing improvements and installat ion of new improvements or the allowances provided prospective tenants for such demolition or installation, and legal fees.  In no event, however, shall Net Reletting Income be less than zero.

19.6           Landlord Default .  Notwithstanding anything to the contrary set forth in this Lease, Landlord will not be in default in the performance of any obligation that Landlord is required to perform under the terms of this Lease unless Landlord fails to perform the obligation wit hin thirty (30) days after the receipt of Notice from Tenant specifying in reasonable detail Landlord’s failure to perform; if, however, the nature of Landlord’s obligation is such that it cannot be rectified through the payment of money or the exercise of reasonable diligence within that 30-day period, a default on Landlord’s part will not arise so long as Landlord commences to rectify its failure within that initial 30-day period and subsequently pursues the rectification of its failure with diligence and continuity but in any event within one hundred twenty (120) days of Landlord s receipt of Tenant s initial Notice of Landlord s default .  Furthermore, Tenant will have no rights as a result of the failure by Landlord to perform any obligation that Landlor d is required to perform under the terms of this Lease, unless that failure continues for an additional period of thirty (30) days from and after the later to occur of:  (i) the expiration of Landlord’s cure period and (ii) the date on which Tenant gives N otice specifying the obligation Landlord has failed to perform to each Interest Holder whom Landlord has designated by giving Tenant Notice.  Each Interest Holder entitled to receive that notice will have the right (but not the duty) to rectify Landlord’s failure to perform, and Landlord’s failure to perform will not constitute a default so long as the Interest Holder rectifies Landlord’s failure to perform within such additional thirty (30) day period.  A default on Landlord’s part will not arise so long a s an Interest Holder commences to rectify Landlord’s failure to perform within that 30-day period and subsequently pursues the rectification of such failure with diligence and continuity.  If any default by Landlord is not cured by Landlord or the Interest Holder within the grace periods established above in this Section 19.6, Tenant may perform on behalf of Landlord the obligation with respect to which Landlord is delinquent.  Notwithstanding the foregoing, if Tenant reasonably determines that any Landlord Emergency Repair is required that Landlord is required hereunder to make, Tenant shall have the right to make such repair, prior to the expiration of Landlord’s extended cure period, under the same terms and conditions applicable to Landlord’s right to ma ke Emergency Repairs under Section 7.2 hereof (but without imposition of any overhead fee).  If an Emergency Situation (as defined herein) or Adverse Condition (as defined herein) involving the Premises or Tenant’s personnel or property exists, then Landlo rd shall promptly commence and diligently perform or take such actions, if any, required of Landlord under this Lease necessary to cure or remediate such Emergency Situation or Adverse Condition.  Notwithstanding anything to the contrary contained herein, if (i) any Emergency Situation occurs or (ii) there is an actual breach by Landlord of one of its repair, replacement or remediation obligations under this Lease with respect to a Landlord Capital Improvement (and such repair, replacement or remediation is not the result of any act or omission of Tenant or any Tenant-Related Party) (“ Landlord Breach ”), and such Emergency Situation or Landlord Breach renders the Premises untenantable, or any portion thereof constituting at least one half of a floor or more ( an “ Adverse Condition ”), then Tenant shall give Landlord Notice (which in such event may initially be a telephonic Notice followed by a written Notice) to Landlord and to Landlord’s

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property manager, if any.  Thereafter, Landlord shall (i) promptly commenc e a cure with respect to such Emergency Situation or (ii) have five (5) business days to commence a cure of such Adverse Condition, and, in each case, shall diligently prosecute such cure to completion (collectively “ Landlord Emergency Repairs ”).  For purp oses hereof, the term “ Emergency Situation ” shall mean a situation involving damage or threatened damage (in either case by a Person that is not Tenant or a Tenant-Related Party) in respect of any repair or replacement that Landlord is obligated to make un der this Lease that poses an imminent threat:  (x) to the physical well-being of persons at the Building, (y) of material damage to Tenant’s personal property in the Premises.  If Landlord fails to commence to perform such Landlord Emergency Repairs within the applicable timeframe (i.e., promptly with respect to an Emergency Situation or five (5) business days with respect to Adverse Conditions) after Landlord receives notice of the applicable Emergency Condition or Adverse Condition, or, to the extent Land lord commences to cure with such time period but fails to diligently pursue the same to completion, then Tenant, upon providing Landlord with such prior written Notice as is reasonable under the circumstances (which notice: (x) may, if circumstances so dic tate, be given by initially contacting by telephone any representative of Landlord at the office of the Building or any person designated by Landlord in writing to Tenant from time to time as an emergency contact person for the Building, and (y) shall clea rly indicate that Tenant intends to take steps necessary to remedy the event giving rise to the Emergency Situation or Adverse Condition in question), may perform such Landlord Emergency Repairs or other actions at Landlord’s expense (“ Tenant’s Self-Help N otice ”) .

19.7           Landlord’s Reimbursement .  Landlord shall pay to Tenant within thirty (30) days after Tenant’s delivery to Landlord of an invoice for the amount of the out-of-pocket expenditures Tenant reasonably made and the expenses Tenant reasonably incurred in connection with Tenant’s rectification of Landlord’s defaults in accordance with the provisions of Section 19.6 (“ Self-Help Costs ”).  If Landlord fails to timely pay those amounts, Tenant may, subject to the provisions of Article XII of this Lease, exe rcise any other rights provided in this Lease or at law or in equity a suit for actual damages.  Landlord’s obligations under this Section 19.7 will survive the expiration of the Lease Term or the earlier termination of this Lease, but except as otherwise expressly provided in this Lease to the contrary, Tenant shall not have the right to offset Rent or terminate this Lease due to a default by Landlord hereunder.  The remedies provided for in this Lease are in addition to all other remedies available to Ten ant at law or in equity by statute or otherwise.  Without limiting the generality of the foregoing, if Landlord fails to pay or reimburse Tenant when due any amount owed to Tenant under this Lease , including, without limitation:  (i) Landlord fails to reim burse Tenant s Self Help Costs in connection with the exercise of Tenant s rights pursuant to Section 19.6; or (ii) monetary damages awarded to Tenant in a final, non-appealable order or judgment issued by a court in any legal proceeding, then Tenant shall have the right (subject to the limitations set forth below), as its sole monetary remedy against Landlord, in addition to all other non-monetary remedies available to Tenant at law or in equity by statute or otherwise, to either off-set against Rent due u nder this Lease or otherwise abate payments of Base Rent, or Additional Rent an amount equal to the applicable amounts owed to Tenant plus interest on the amounts owed to Tenant from the date incurred  until such offset occurs at the Default Rate, but in n o event shall any monthly offset exceed twenty percent (2 0%) of the monthly Base Rent payable to Landlord by Tenant hereunder.  Notwithstanding the foregoing, Tenant shall deliver notice to Landlord of Tenant s intent to off-set against Rent under this par agraph prior to exercising its right of off-set.  In no event shall

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Tenant be permitted to offset (rather than incur) Self-Help Costs so long as Landlord is reasonably disputing, in good-faith, Tenant s right to exercise its self-help right (for which Land lord notified Tenant in writing by the close of the next business day following receipt of Tenant s Self-Help Notice), or the amount of the Self-Help Costs.  Self-Help Costs paid by Landlord through reimbursement to Tenant shall be considered as Additional Rent to the extent that such amounts would have constituted Additional Rent if they had been incurred directly by Landlord.  In no event shall Self-Help Costs include any expenses (such as the repair of leasehold improvements) for which Tenant (rather tha n Landlord) is responsible under this Lease.  Nothing provided herein shall limit Landlord s right to subsequently dispute Tenant s right to incur Self-Help Costs and/or the reasonableness of the amount of Self-Help Costs incurred by Tenant .

19.8           Waiver of Lock -Out Rights .  Landlord waives all rights to evict or “lock-out” Tenant from the Premises (pursuant to Section 93.002 of the Texas Property Code, or otherwise), or any portion thereof, without judicial process .

19.9           Waiver of Tenant’s Lien Rights .  Tenant hereby waives and releases any and all lien rights it has under Section 91.004(b) of the Texas Property Code, as well as any and all other statutory or equitable lien rights that it now has or hereafter may have against the rents owed under this Lease or a ny other property of Landlord

ARTICLE XX.
COVENANT OF QUIET ENJOYMENT

20.1           Quiet Enjoyment .  Landlord covenants that, so long as no Lease Event of Default occurs and is continuing, Tenant will peaceably and quietly have, hold and enjoy the Premises during the Lease Term as against Landlord or those claiming by, through or under Landlord, subject to the terms, covenants, conditions, provisions and agreements set forth in this Lease, subject to Permitted Exceptions and subject to any ground leases, mortgages and trust deed s now or subsequently affecting title to the Premises, but only to the extent that the ground lessor or mortgagee has tendered to Tenant a SNDA in accordance with Article XVIII hereof.  During the Lease Term, except as otherwise expressly provided in this Lease to the contrary, Landlord shall not execute or permit the recording of any easements, licenses, operating agreements, declarations of covenants, conditions or restrictions, underlying or ground leases or similar instruments that encumber or affect ti tle to the Premises without Tenant’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed, unless Landlord’s execution is mandatory under the terms of Legal Requirements.  The foregoing covenant is in lieu of any other covenant, express or implied.

ARTICLE XXI.
SIGNS

21.1           Signs .  Tenant shall have the right to name the Building and shall maintain, at Tenant’s sole cost and expense, exterior identification signage reflecting the name selected by Tenant on the Building parapet.  An y change to or replacement of such signage shall be subject to Landlord’s prior written approval, such approval not to be unreasonably withheld and only to ensure the structural integrity of the roof and/or the parapet).  In addition, Tenant shall have the

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right to continue to use a listing of Tenant’s name ( Tenant s Monument Signage ) on the existing monument sign located on the exterior grounds of the Premises.  Any change to or replacement of Tenant’s Monument Signage shall be subject to Landlord’s appr oval with respect thereto, such approval not to be unreasonably withheld by Landlord.  In the event Tenant changes its name, Tenant shall have the right to change the name of the Building and Tenant’s Monument Signage to reflect Tenant’s new name upon Noti ce to Landlord; provided, that all reasonable, out-of-pocket costs incurred by Landlord in connection with any such change shall be reimbursed by Tenant to Landlord within thirty (30) days following Landlord’s written invoice therefor.  In addition, Tenant may install Tenant’s standard business logo and/or identification signage on the interior walls of the elevator lobbies of full floors of the Building leased by Tenant at its expense without Landlord’s prior written approval.  The location, quality, desig n, style and size of all signage must comply with all restrictions established by all Legal Requirements, and the Permitted Exceptions.  Upon the expiration of the Lease Term or the earlier termination of this Lease or Tenant’s right to possession with res pect to any portion of the Premises, Tenant must remove all signage that Tenant previously installed on those portions of the Premises surrendered to Landlord, and Tenant must remove Tenant’s parapet signage and Tenant’s Monument Signage, and shall repair all damage to the Premises caused by that removal at Tenant’s expense, such removal and repair to be performed in a good and workmanlike manner in accordance with all Legal Requirements, and no such removal or repair shall result in any lien being assessed against the Premises which Tenant does not remove or “bond around” as set forth in Section 9.1 hereof .  If Tenant does not promptly remove Tenant’s parapet signage and Tenant’s Monument Signage, Landlord may remove Tenant’s parapet signage and Tenant’s Mo nument Signage and deliver same to Tenant at Tenant’s proposed storage location, the reasonable costs of which shall be at Tenant’s expense.

ARTICLE XXII.
COMPLIANCE WITH LAW

22.1           Compliance with Law .  Tenant shall comply at its expense with all Legal Requirements that ma y be applicable to the Premises, including, without limitation, all Legal Requirements that impose any duty or requirement, or proscribe any restriction or prohibition, relating to the use, leasing, occupation or alteration of the Premises, including, with out limitation, the Americans with Disabilities Act of 1990 and the Texas Architectural Barriers Act, as same may be amended from time to time. Tenant will promptly notify Landlord of any notice of an alleged violation of a Legal Requirement applicable to the Premises that Tenant receives from any governmental body or authority, or taxing authority.  If a state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for emplo yers, employees, landlords or tenants now or subsequently imposes on Landlord or Tenant any standard or regulation (other than those relating to Landlord’s obligations hereunder), Tenant shall comply promptly with that standard or regulation at its sole co st and expense.  In making the covenants set forth in this Section 22.1, Tenant does not undertake to perform any obligation that Landlord has expressly undertaken elsewhere in this Lease .

Subject to the GAAP Termination Reimbursement Conditions (as define d below), if, during the last three (3 ) years of the Lease Term, Tenant incurs any capital expenditure (determined in accordance with GAAP) in order to comply with Tenant s Management Standard

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and/or to comply with any Legal Requirement pursuant to this Se ction 22.1 for an Alteration that (i) has an expected useful life (determined in accordance with GAAP) that extends beyond the scheduled Lease Termination Date, and (ii) is not a Minor Alteration, and if Tenant informs Landlord at or before the time that T enant submits the plans and specifications for such Alteration to Landlord for approval in accordance with Article VIII above that Tenant intends to request reimbursement for a portion of such costs from Landlord, and provided no Lease Event of Default the n exists, Landlord will reimburse Tenant for the portion of such capital expenditure that is not allocable to the remaining Lease Term based on the expected useful life thereof (allocated on a straight-line basis, over such useful life).  Notwithstanding t he immediately preceding sentence, however, such reimbursement obligations of Landlord shall be subject to the following conditions (the “ GAAP Termination Reimbursement Conditions ”): (a) there does not exist any Lease Event of Default and (b) the aggregate amount of all such capital expenditures does not exceed $500,000, provided, however, that if the aggregate amount of all such capital expenditures exceeds $500,000, then the obligations of Landlord in respect of this paragraph shall be limited as if the a ggregate amount of all such capital expenditures was equal to $500,000.  Subject to the GAAP Termination Reimbursement Conditions, Landlord shall make any such reimbursement within thirty (30) days after receiving Tenant’s invoice and supporting documentat ion relating to the Alteration.  If Tenant thereafter exercises its Option to Extend pursuant to Article XXVI below, Landlord shall not be obligated to make any more of such reimbursements and Tenant will repay to Landlord the amount of any such reimbursem ents previously made by Landlord, plus interest thereon at the Prime Rate in effect from time to time during the intervening period, within thirty (30) days after Landlord’s written demand therefor .

ARTICLE XXIII.
DEFAULT INTEREST

23.1           Default Interest .  During the continu ance of any Lease Event of Default by Tenant, any Rent or other amounts that Tenant owes to Landlord in accordance with the terms of this Lease that remain unpaid or are not paid when due will bear interest from the date originally due until the date paid at the Default Rate.  During the continuance of any Landlord default beyond applicable cure period(s) following notice, any amounts that Landlord owes to Tenant in accordance with the terms of this Lease that remain unpaid or are not paid when due will bea r interest from the date originally due until the date paid at the Default Rate .

ARTICLE XXIV.
ENTRY BY LANDLORD

24.1           Landlord’s Entry .  Landlord reserves the right at all reasonable times and upon reasonable Notice (but no less than one business day prior Notice except i n the event of an emergency) to Tenant to enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers, mortgagees or to the lessors designated in ground or underlying leases; (iii) show the Premises to prospective tenant(s) at the Premises (but only during the final eighteen (18) months of the Lease Term if Tenant does not timely exercise any applicable Option to Extend); (iv) post notices of non-responsibility; (v) perform the obligations of Landlord under Section 7.1 and Artic les XI and XIII; (vi) to determine whether Tenant is performing its required maintenance and repair of the Premises and other obligations hereunder; or (vii) for any other purpose as Landlord may reasonably deem necessary or desirable.  Unless an emergency

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involving the threat of imminent harm to persons or any of the Premises exists or the circumstances described in the following sentence exist, Tenant may establish as a condition to Landlord’s entry into the Premises the requirement that a representative of Tenant shall be entitled to accompany Landlord’s employees, agents or contractors at all times that they are present on the Premises and that , if Landlord performs any construction, alteration or repair work at the Premises, Landlord be required to deli ver , or cause Landlord’s contractors to deliver, a certificate of insurance evidencing a commercially reasonable amount of commercial general liability insurance coverage naming Landlord as named insured, and naming Tenant as an additional insured thereund er .  Notwithstanding anything to the contrary contained in this Article XXIV, Landlord may enter the Premises at any time after Tenant’s receipt of any required Notice to (x) take possession following the occurrence of an Lease Event of Default in the mann er provided in Article XIX, and (y) perform any covenants of Tenant that Tenant fails to perform.  Landlord may make those entries without the abatement of Rent and may take such reasonable steps as may be necessary to accomplish the stated purposes; Landl ord will, however, use commercially reasonable efforts to accomplish each entry as expeditiously as reasonably practicable and in a manner so as to cause as little interference to the conduct of Tenant’s business on the Premises as reasonably possible.  Fo r each of the above purposes, Landlord will have at all times keys with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security areas that Tenant designates in advance.  In an emergency, Landlord has the right t o use any means that Landlord may reasonably deem proper to open the doors in and to the Premises, but such right does not imply an obligation to respond to any emergency.  Any entry into the Premises in the manner described above in this Article XXIV will not constitute a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises.  The terms of Section 10.4 of this Lease will apply to any damages or loss Tenant sustains by reason of Landlord’s entry into the Premises on the authority of this Article XXIV.  Landlord shall not, during its exercise of any rights under this Lease , unreasonably interfere with Tenant s use or occupancy of the Premises for the operation of its business, and shall perform any materially, disruptive repair work during non-business hours, when practicable in Landlord s reasonable discretion (except for emergency repairs) Upon request of Landlord, Tenant shall make available to Landlord such repai r and maintenance books and records, and existing plans and specifications, as may be reasonably necessary for Landlord to perform any of the actions described in this Section 24.1 .

ARTICLE XXV.
TENANT PARKING

25.1           Tenant Parking .  Landlord shall, at the commencement of the Lease Term, provide Tenant with approximately 546 parking spaces in the Parking Facilities, Tenant has the right to determine the number and location of any reserved parking spaces in the Parking Facilities.  On a temporary basis in the event of a casu alty or temporary taking (but subject to the casualty and condemnation provisions in Articles XI and XIII of this Lease) and in the event of a permanent taking of any part of the Premises, Landlord may reasonably change the size, configuration, design, lay out, location and all other aspects of the Parking Facilities.  Under those circumstances, Landlord may close-off or restrict access to the Parking Facilities or temporarily relocate the Parking Facilities within a reasonable distance of the Building for p urposes of permitting or facilitating any related construction, alteration or improvements, without incurring any liability to Tenant and without any abatement of Rent under this Lease,

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unless otherwise provided for in this Lease.  Otherwise, Tenant shall retain exclusive control of the  Parking Facilities with Tenant’s use thereof to be regulated solely by Legal Requirements.  Tenant shall not be charged any rental or fee to use the Parking Facilities throughout the Lease Term .

ARTICLE XXVI.
OPTION TO EXTEND

26.1           Terms of O ptions .  Landlord grants to Tenant irrevocable rights and options to extend (each an Option to Extend ) the Lease Term as to the entire Premises for five (5) additional periods of five (5) years each (each an Option Term ), in accordance with, and subj ect to, the terms and provisions stated and set forth herein.  Tenant must deliver Notice (the Preliminary Notice ) to Landlord no later than eighteen (18) months prior to the scheduled Lease Termination Date of Tenant’s desire to commence the process se t forth in subsequent Sections of this Article XXVI for the entire Premises .  If Tenant fails to provide the Preliminary Notice by the date that is eighteen (18) months prior to the scheduled Lease Termination Date, the applicable Option to Extend will exp ire.  Tenant’s right to exercise subsequent Option(s) to Extend shall be conditioned upon Tenant’s extension of the Lease Term for all previous Option Term(s).

26.2           Determination of Fair Market Rental Rate .  Landlord shall provide Notice to Tenant of Landlord ’s determination of the Fair Market Rental Rate (as defined in Section 26.3 below) not later than thirty (30) days after Landlord’s receipt of Tenant’s Preliminary Notice.  Tenant will have thirty (30) days ( Tenant s Review Period ) after receipt of Landl ord’s Notice of the Fair Market Rental Rate within which to either (i) accept the Fair Market Rental Rate Landlord proposes, (ii) object to that proposal in writing, or (iii) rescind the delivery of its Preliminary Notice.  Tenant’s failure to respond to L andlord’s determination of the Fair Market Rental Rate within Tenant’s Review Period will constitute Tenant’s rescission of its Preliminary Notice.  The Option to Extend will expire upon a rescission or deemed rescission of Tenant’s Preliminary Notice.  If Tenant objects to the Fair Market Rental Rate Landlord submits, Tenant shall simultaneously deliver to Landlord, within Tenant’s Review Period, Tenant’s determination as to the appropriate Fair Market Rental Rate and the delivery of such determination wil l constitute Tenant’s irrevocable exercise of its Option to Extend with respect to the entire Premises .  Following Tenant’s delivery of Tenant’s determination as to the appropriate Fair Market Rental Rate,  Landlord and Tenant shall attempt in good faith t o agree upon the Fair Market Rental Rate.  If Landlord and Tenant fail to reach agreement on the Fair Market Rental Rate by the date which is thirty (30) days following Tenant’s Review Period ( Outside Agreement Date ), Tenant may either (i) rescind its Pr eliminary Notice or (ii) submit the determination of the Fair Market Rental Rate to binding arbitration in accordance with the following provisions:

26.2.1     Not later than fifteen (15) days following the Outside Agreement Date, Landlord and Tenant shall mutually s elect and appoint one arbitrator who is either a (i)   professional real estate broker (who is not an Affiliate of Landlord or Tenant) who has been continuously active for the five-year period ending on the date of the appointment in the sale and leasing of Comparable Buildings or (ii) an MAI real estate appraiser (who is not an Affiliate of Landlord or Tenant) who has been continuously active for the five-year period ending on the date

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of the appointment in the appraising Comparable Buildings and has experie nce in determining market rental rates for lease transactions of comparable size (in terms of square footage leased).  For purposes hereof, an “MAI” appraiser means an individual who holds an MAI designation conferred by, and is an independent member of, t he American Institute of Real Estate Appraisers (or its successor organization, or in the event there is no successor organization, the organization most similar).  The arbitrator’s determination will be limited solely to the issue of which of the parties’ determinations of the Fair Market Rental Rate submitted in accordance with the provisions of this Section 26.2 is closer to the actual Fair Market Rental Rate as independently determined by the arbitrator.  The party’s determination of the Fair Market Ren tal Rate that such arbitrator determines is closer to the actual Fair Market Rental Rate shall be the Base Rent for the period of the Option Term .

 

26.2.2     Within thirty (30) days after the date of the appointment of the arbitrator, the arbitrator will give the par ties written notice of his or her determination as to which of the parties’ determinations regarding the Fair Market Rental Rate will be deemed to be the Base Rent for the ensuing Option Term .

26.2.3     On the arbitrator’s initiative or at the request of either part y, the arbitrator will require the presentation of evidence or the submission of briefs regarding the methodology and data the parties used in arriving at their respective determinations of the Fair Market Rental Rate.

26.2.4     The decision of the arbitrator will b ind the parties as to the determination of the Fair Market Rental Rate.

26.2.5     If the parties fail to agree and appoint an arbitrator within the time specified above, that appointment will be made by the Houston, Texas Chapter of the American Arbitration Association, or, if it refuses to act, by any judge having jurisdiction over the parties.

26.2.6     The parties shall equally share the cost of the arbitration.

26.2.7     Upon a determination of Fair Market Rental Rate, the parties will promptly amend this Lease to document the extension of the Lease Term.  The Base Rent payable by Tenant with respect to such Option Term shall be the Fair Market Rental Rate agreed to by, or determined by arbitration for, the parties (as applicable) as provided in this Article XXVI.

26.3           Fair Marke t Rental Rate .  The term Fair Market Rental Rate means the prevailing market rental rate (stated in the form of an annual net rent per square foot of rentable area) that a willing tenant would pay, and a willing landlord would accept, at the time of de termination in arm’s length, bona fide negotiations for a comparable contemporaneous office lease transaction for the entire Premises for the applicable Option Term.  The determination of the Fair Market Rental Rate will be based upon a comparison of the t erms of this Lease that will be applicable during the ensuing Option Term to other lease transactions in Comparable Buildings, with appropriate adjustments as necessary to equate the comparable leases with the applicable terms of this Lease, taking into co nsideration all relevant factors, including, without limitation, (i) the annual rental rates and operating expense costs per square foot, (ii) the extent

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of the lessee’s liability for the performance of the covenants set forth in the lease, (iii) abatement provisions reflecting free rent or no rent subsequent to the commencement date as to the premises in question, (iv) length of the lease term, (v) size (provided that each comparable lease transaction involves no less than 50,000 rentable square feet of sp ace),  age, quality (including the quality of building systems), layout, site improvements, and location of premises being leased, (vi) building standard work letter or lessee improvement allowances, if any, (vii) other tenant concessions such  as leasing commissions paid to the tenants’ brokers or agents (to the extent not already taken into account in item   (i) above), lease assumptions and/or moving allowances, if any, (viii) whether or not such comparable tenants (1) have previously occupied the property , (2) have an equity interest in the property, or (3) are leasing the property directly from its owner (as distinguished from subleasing from a tenant), (ix) term or length of lease, (x)   the time the particular rate under consideration was agreed upon and become or is to become effective, (xi) the distinctions between a full service “gross” lease, a “net” lease, and a “triple net” lease; (xii) the extent of services provided or to be provided, and (xiii) other generally applicable conditions of tenancy for such comparable transactions .

26.4           Tenant’s Exercise of Option to Extend .  Tenant’s proper exercise of the applicable Option to Extend will extend the Lease Term for the ensuing Option Term and all terms, covenants and conditions of this Lease will remain in full force and effect during the ensuing Option Term except that the Base Rent with respect to the Premises during that Option Term will be the Fair Market Rental Rate .

26.5           Risk of Loss .  The rights and obligations of the Landlord and Tenant under this Artic le XXVI will not be affected by the occurrence of any damages to the Premises or any portion thereof by fire or other casualty, whether occurring before or after Tenant exercises the Option to Extend.  If the Fair Market Rental Rate has not been determined prior to the occurrence of such fire or other casualty, the parties agree that such determination will be made as if the damages to the Premises had not occurred and all improvements to the Premises were in the condition in which they existed immediately prior to such casualty event.  If the Fair Market Rental Rate has been determined prior to the occurrence of such fire or other casualty, the parties agree that no discount or reduction shall be made to the previously determined amounts because of such dam ages.  Unless the parties mutually agree otherwise, the repair and restoration of the damages will proceed in accordance with Section 11.1.3(b) or Section 11.2 above.

ARTICLE XXVII.
TENANT’S PURCHASE RIGHT OF FIRST OFFER

27.1           Landlord’s  ROFO Notice .  In the event Landlord desires to sell the Premises at any time during the Lease Term (as may be extended), prior to initiating negotiations with prospective purchasers regarding the possible sale, Landlord shall first offer to sell the Premises to Tenant ( Tenant s ROFO ).  An y such offer to Tenant shall be in writing, and shall state the terms upon which Landlord would be willing to sell the Premises to Tenant including without limitation, the proposed purchase price, earnest money requirements, duration of inspection period a nd other pertinent time periods, closing date and any other material terms or conditions ( Landlord s ROFO Notice ).  Landlord shall also submit together with Landlord’s ROFO Notice a copy of any proposed Project offering memorandum or brochure to the exte nt one has been prepared at such time.

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27.2           Exercise of Tenant’s ROFO .  Tenant shall have the right and option to exercise Tenant’s ROFO and purchase the Premises, for the price and upon the terms and conditions specified in the Landlord’s ROFO Notice, which right and option may be exercised only by giving Notice of exercise thereof to Landlord within thirty (30) days following the date on which Tenant receives the Landlord’s ROFO Notice.

27.3           Effect of Tenant’s Election .  If Tenant exercises the Tenant’s ROFO in accordance with Section 27.2 above, Landlord and Tenant will, within thirty (30) days following such exercise of the Tenant’s ROFO, enter into a purchase and sale agreement documenting the terms and conditions of the sale of the Premises as expressed in L andlord’s ROFO Notice and shall proceed to a closing of the sale in accordance with Section 27.5 below.  Tenant shall pay, by wire transfer, the deposit required under such purchase and sale agreement, which shall be held by a national title company design ated by Landlord.  Tenant agrees that such purchase and sale agreement may provide for, among other things, an "AS IS" transaction and for an all-cash with no financing contingency transaction.  If, however, Tenant fails or declines to exercise Tenant’s RO FO in accordance with Section 27.2 above, Tenant’s ROFO with respect to the Premises shall automatically terminate, and Landlord shall have the right for a period of eighteen (18) months from and after the expiration of such thirty (30) day period in which to consummate the sale of the Premises to a third party as long as the purchase price of such sale is not less than ninety-five percent (95%) of that specified in Landlord’s ROFO Notice.  If Landlord has not consummated the sale of the Premises within suc h eighteen (18) month period, and Landlord still desires to sell the Premises, Landlord must resubmit the same Landlord’s ROFO Notice or a revised Landlord’s ROFO Notice (in Landlord’s discretion) with respect to the Premises to Tenant for which Tenant sha ll have another opportunity to purchase the Premises only on such terms by exercising Tenant’s ROFO within thirty (30) days of its receipt of such Landlord’s ROFO Notice, failing of which Tenant’s ROFO shall be deemed terminated and of no further force and effect.  If Landlord desires to sell the Premises to a third-party for a proposed purchase price that is less than ninety-five percent (95%) of that specified in Landlord’s ROFO Notice, Tenant’s ROFR granted to Article XXVIII shall apply to such third-par ty sale, but Tenant will have thirty (30) days to respond to Landlord’s ROFR Notice.  Except in such one instance, Tenant’s ROFR shall only apply to unsolicited bona fide third-party purchase offers that Landlord desires to accept in accordance with Articl e XXVIII below .

27.4           Termination of Tenant’s ROFO Upon Sale to a Third Party .  Subject to the provisions of Section 27.3 above, if the Premises shall be sold by Landlord to a third party after Tenant has failed or declined to exercise Tenant’s ROFO in respons e to Landlord’s ROFO Notice with respect to such sale, the third-party purchaser shall take the Premises unencumbered by Tenant’s ROFO and Tenant’s ROFR, and Tenant’s ROFO and Tenant’s ROFR shall terminate in all respects.

27.5           Closing .  The Premises shall be sold to Tenant on the terms set forth in Landlord’s ROFO Notice.  At the closing of the sale, Landlord shall execute a special warranty deed conveying title to the Premises to Tenant subject only to the Permitted Exceptions, any standard printed exception s shown in a standard TLTA form of owner’s policy of title insurance and all other matters of record that were not caused by Landlord or any Landlord-Related Party .  Landlord shall comply with all reasonable requirements set forth on Schedule C of the titl e commitment necessary for issuance of such owner’s title policy and shall execute such other

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documents as are customary for a seller to execute at similar closings, including settlement statements, lien affidavits, and certificates of non-foreign status. Landlord shall assign at closing all deposits appurtenant to the Premises and any space leases, and Tenant shall assume all obligations arising thereunder following the closing date.  Tenant shall also execute such closing documents as are customary for a purchaser to execute at similar closings, including lien affidavits and settlement statements.  Landlord and Tenant shall reasonably cooperate with each other to effectuate the closing, and each shall pay its respective share of customary closing costs.  Rents shall be prorated (and the purchase price adjusted accordingly) as of the closing date.  If Tenant fails to consummate the closing on or prior to the required closing date for any reason other than a default by Landlord, then at Landlord’s option (i) Tenant’s exercise of Tenant’s ROFO shall terminate in all respects or (ii) Landlord may seek an action for specific performance with respect to Tenant’s obligation to consummate the closing.

27.6           Tenant’s ROFO Personal to Tenant .  Tenant’s ROFO is (I) person al to Tenant and may not be assigned to or exercised by any other third party and (II) may be exercised by Tenant only if Tenant is either (i) the “Tenant” hereunder as of the Effective Date or (ii) any successor or assign of the “Tenant” hereunder as of t he Effective Date that satisfies the Qualified Transferee Requirements. The Tenant’s ROFO may not be exercised if there exists a Lease Event of Default .

27.7           Duration of Tenant’s ROFO .  The terms and provisions of this Article XXVII shall be binding upon Landlord and Tenant effective upon the Commencement Date and continuing thereafter until the Lease Termination Date, subject to termination as provided in this Article XXVII.

27.8           Exclusions . Notwithstanding any other provision of this Article XXVII to the co ntrary, during the Lease Term, the provisions of this Article XXVII shall not apply to, prohibit or be triggered by (i) any mortgaging, subjection to deed of trust or other hypothecation of Landlord’s interest in the Premises, (ii) any sale of the Premises pursuant to a private power of sale under or judicial foreclosure of any mortgage or other security interest or device to which Landlord’s interest in the Premises are now or hereafter subject, (iii) any transfer of Landlord’s interest in the Premises to an Interest Holder, beneficiary under deed of trust of other holder of a security interest therein by deed in lieu of foreclosure, (iv) any transfer of the Premises to any governmental or quasi-governmental agency with power of condemnation, (v) any transf er of the Premises to any Affiliate of Landlord, or (vi) any transfer of the ownership interests (or a portion thereof) in Landlord or any of the entities that comprise Landlord by the owners thereof.

27.9           Confidentiality .  Tenant covenants and agrees that, except as may be required by applicable Legal Requirements, the existence of Tenant’s ROFO and the financial terms and conditions of any offer to sell, or any third-party offer to purchase, the Premises that may be disc losed to Tenant pursuant to this Article XXVII shall be kept strictly confidential, and shall not be disclosed by Tenant to any third-party until such time as Tenant receives a Landlord’s ROFO Notice.  Then, in such event, Tenant may only disclose the exis tence of Tenant’s ROFO and the terms of the offer disclosed in the Landlord’s ROFO Notice to certain third-parties on a need-to-know basis such as lenders, attorneys, accountants, consultants, and other third parties engaged by Tenant to assist in evalua ting such disclosed information for the sole purpose of Tenant’s election (or not) to exercise Tenant’s ROFO, and as otherwise may be required by

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applicable Legal Requirements.  Tenant shall not under any circumstance disclose to any other third-party the existence of Tenant’s ROFO.  Tenant shall also cause such third-parties to maintain the confidentiality of the information disclosed to such third-parties by procuring from each such third-party prior to disclosure to such third-party a confidentiality agr eement in favor of Landlord in form substantially similar to that attached to this Lease as Exhibit E .  Notwithstanding the foregoing, any information deemed in writing by Landlord to be of a proprietary nature shall not be disclosed under any circumstance s by Tenant except as may be approved in advance in writing by Landlord.

ARTICLE XXVIII.
TENANT’S PURCHASE RIGHT OF FIRST REFUSAL

28.1           Landlord’s  ROFR Notice .  In the event Landlord desires to sell the Premises at any time during the Lease Term (as may be extended), has no t issued a Landlord’s ROFO Notice to Tenant and receives an unsolicited bona-fide written purchase offer from a third party that Landlord wishes to accept, Landlord shall first offer to sell the Premises to Tenant on the terms set forth in such third-party offer ( Tenant s ROFR ).  Any such offer to Tenant shall be in writing, and shall state the terms of such third-party offer including without limitation, the proposed purchase price, earnest money requirements, duration of inspection period and other pert inent time periods, closing date and any other material terms or conditions ( Landlord s ROFR Notice ).  For the avoidance of doubt, if Landlord has complied with Landlord’s obligations under Article XXVII hereof (including, without limitation, the penulti mate sentence of Section 27.3 hereof, if applicable) in respect of such offer, then Landlord shall have no obligations in respect of such offer under this Article XXVIII .

28.2           Exercise of Tenant’s ROFR .  Tenant shall have the right and option to exercise Tena nt’s ROFR and purchase the Premises, for the price and upon the terms and conditions specified in the Landlord’s ROFR Notice, which right and option may be exercised only by giving Notice of exercise thereof to Landlord within ten (10) business days follow ing the date on which Tenant receives the Landlord’s ROFR Notice or three (3) days prior to the expiration of the third-party offer specified in Landlord’s ROFR Notice, whichever occurs later.

28.3           Effect of Tenant’s Election .  If Tenant exercises Tenant’s RO FR in accordance with Section 28.2 above, the parties will promptly enter into a purchase and sale agreement documenting the terms and conditions of the sale of the Premises as expressed in Landlord’s ROFR Notice and shall proceed to a closing of the sale in accordance with Section 28.5 below.  Tenant shall pay, by wire transfer, the deposit required under such purchase and sale agreement, which shall be held by a national title company designated by Landlord.  Tenant agrees that such purchase and sale agre ement may provide for, among other things, an "AS IS" transaction and for an all-cash with no financing contingency transaction .  If, however, Tenant fails or declines to exercise Tenant’s ROFR in accordance with Section 28.2 above, Tenant’s ROFR with resp ect to the Premises shall automatically terminate, and Landlord shall have the right to sell the Premises to a third party that first presented the unsolicited written offer, or to another third party, as long as the terms and conditions of such sale are n ot materially more favorable to the third-party purchaser than those specified in Landlord’s ROFR Notice.

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28.4           Termination of Tenant’s ROFR Upon Sale to a Third Party .  Subject to the provisions of Section 28.3 above, if the Premises shall be sold by Landlord to a third party after Tenant has failed to exercise Tenant’s ROFR in response to Landlord’s ROFR Notice with respect to such sale, the third-party purchaser shall take the Premises from Landlord unencumbered by Tenant’s ROFR and Tenant’s ROFO, and Tenant ’s ROFR and Tenant’s ROFO shall terminate in all respects.

28.5           Closing .  The Premises shall be sold to Tenant on the terms set forth in Landlord’s ROFR Notice.  At the closing of the sale, Landlord shall execute a special warranty deed conveying title to the Premises to Tenant subject only to the Permitted Exceptions, any standard printed exceptions shown in a standard TLTA form of owner’s policy of title insurance and all other matters of record that were not caused by Landlord or any Landlord-Related Party .   Landlord shall comply with all reasonable requirements set forth on Schedule C of the title commitment necessary for issuance of such owner’s title policy and shall execute such other documents as are customary for a seller to execute at similar closings , including settlement statements, lien affidavits, and certificates of non-foreign status.  Landlord shall assign at closing all deposits appurtenant to the Premises and any space leases, and Tenant shall assume all obligations arising thereunder followin g the closing date.  Tenant shall also execute such closing documents as are customary for a purchaser to execute at similar closings, including lien affidavits and settlement statements.  Landlord and Tenant shall reasonably cooperate with each other to e ffectuate the closing, and each shall pay its respective share of customary closing costs.  Rents shall be prorated (and the purchase price adjusted accordingly) as of the closing date.  If Tenant fails to consummate the closing on or prior to the required closing date for any reason other than a default by Landlord, then at Landlord’s option (i) Tenant’s exercise of Tenant’s ROFR shall terminate in all respects or (ii) Landlord may seek an action for specific performance with respect to Tenant’s obligation to consummate the closing.

28.6           Tenant’s ROFR Personal to Tenant .  Tenant’s ROFR (I) is personal to Tenant, and may not be assigned to or exercised by any other third party and (II) may be exercised by Tenant only if Tenant is either (i) the “Tenant” hereund er as of the Effective Date or (ii) any successor or assign of the “Tenant” hereunder as of the Effective Date that satisfies the Qualified Transferee Requirements.  The Tenant’s ROFR may not be exercised if there exists a Lease Event of Default .

28.7           Duration of Tenant’s ROFR .  The terms and provisions of this Article XXVIII of this Lease of this Lease shall be binding upon Landlord and Tenant effective upon the Commencement Date and continuing thereafter until the Lease Termination Date, subject to terminati on as provided in this Article XXVIII.

28.8           Exclusions . Notwithstanding any other provision of this Article XXVIII to the contrary, the provisions of this Article XXVIII shall not apply to, prohibit or be triggered by (i)   any mortgaging, subjection to deed  of trust or other hypothecation of Landlord’s interest in the Premises, (ii) any sale of the Premises pursuant to a private power of sale under or judicial foreclosure of any mortgage or other security interest or device to which Landlord’s interest in the Premises are now or hereafter subject, (iii) any transfer of Landlord’s interest in the Premises to an Interest Holder, beneficiary under deed of trust of other holder of a security interest therein by deed in lieu of foreclosure, (iv) any transfer of the Premises to any governmental or quasi

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governmental agency with power of condemnation, (v) any transfer of the Premises to any Affiliate of Landlord, or (vi) any transfer of the ownership interests (or a portion thereof) in Landlord or any of the entities that comprise Landlord by the owners thereof.

28.9           Confidentiality .  Tenant covenants and agrees that, except as may be required by applicable Legal Requirements, the existence of Tenant’s ROFR and the financial terms and conditions of any offer to sell, or a ny third-party offer to purchase, the Premises that may be disclosed to Tenant pursuant to this Article XXVIII shall be kept strictly confidential, and shall not be disclosed by Tenant to any third-party until such time as Tenant receives a Landlord’s ROFR Notice.  Then, in such event, Tenant may only disclose the existence of Tenant’s ROFR and the terms of the offer disclosed in the Landlord’s ROFR Notice to certain third-parties on a need-to-know basis such as lenders, attorneys, accountants, consultant s, and other third parties engaged by Tenant to assist in evaluating such disclosed information for the sole purpose of Tenant’s election (or not) to exercise Tenant’s ROFR, and as otherwise may be required by applicable Legal Requirements.  Tenant shall n ot  under any circumstance disclose to any other third-party the existence of Tenant’s ROFR.  Tenant shall also cause such third-parties to maintain the confidentiality of the information disclosed to such third-parties by procuring from each such third-pa rty prior to disclosure to such third-party a confidentiality agreement in favor of Landlord in form substantially similar to that attached to this Lease as Exhibit E .  Notwithstanding the foregoing, any information deemed in writing by Landlord to be of a proprietary nature shall not be disclosed under any circumstances by Tenant except as may be approved in advance in writing by Landlord.

28.10       Termination of Lease .  In the event Tenant acquires the right, title and interest of Landlord in the Premises pursua nt to this Article XXVIII of this Lease without assumption of any existing mortgage indebtedness encumbering the Premises , then, at Tenant s option, the estates of Landlord and Tenant shall merge and this Lease will be extinguished .

ARTICLE XXIX.
MISCELLANEOUS PROVISIO NS

29.1           Terms .  The necessary grammatical changes required to make the provisions of this Lease apply either to corporations or partnerships or individuals, men or women, as the case may require, will be assumed in all cases as though in each case fully expre ssed.  All definitions shall be equally applicable to the singular and plural uses of the terms defined.

29.2           Binding Effect .  Each of the provisions of this Lease extends to, binds and inures to the benefit of Landlord and Tenant and their respective success ors or permitted assigns.

29.3           Modification of Lease .  If any current or prospective Interest Holder that holds or anticipates holding an interest in the Premises requires a modification of this Lease that will not cause Tenant to incur any increased cost or adversely change Tenant’s rights and obligations arising under the terms of this Lease, Tenant shall execute those documents that are reasonably necessary to accomplish that modification and deliver the documents to Landlord within thirty (30) days followi ng Landlord’s request.

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29.4           Memorandum of Agreement .  Neither party hereto shall record this Lease.  The parties shall join in the execution of a short form memorandum of this Lease in substantially the form of Exhibit G and the parties shall file such memo randum in the real property records of Montgomery County , Texas on the Effective Date.  Upon the Lease Termination Date the parties shall release the memorandum of record.  Upon the expiration or termination prior to the Lease Termination Date of any right or obligation to which express reference is made in the memorandum, the parties shall amend the memorandum of record to delete the reference to that right or obligation.

29.5           Transfer of Landlord’s Interest .  Subject to Articles XXVII and XXVIII of this Leas e, Landlord has the right without Tenant’s consent to transfer all or any portion of its interest in the Premises, and/or in this Lease to any party, and if that transfer occurs and the transferee assumes all obligations Landlord undertakes under the terms of this Lease, whether arising before or after the date of the assignment, Landlord will have no further liability under this Lease.  Landlord may also assign its interest in this Lease to an Interest Holder as additional security, but that assignment wil l not release Landlord from its obligations arising under the terms of this Lease and Tenant may continue to look to Landlord for the performance of those obligations.

29.6           Captions .  The captions of Articles and Sections of this Lease are for convenience onl y and the parties do not intend that the captions be construed so as to limit, affect or alter the meaning of the Articles and Sections.

29.7           Relationship of Parties .  Neither the parties nor any third party may construe this Lease or any act of either of the parties so as to create between Landlord and Tenant the relationship of principal and agent, partnership or joint venture or any other relationship other than that of landlord and tenant.

29.8           Application of Payments .  Landlord has the right to apply payments received from Tenant in such order and amounts as Landlord elects to satisfy any obligations of Tenant arising under the terms of this Lease, regardless of Tenant’s designation of those payments.

29.9           Time of Essence .  Time is of the essence with res pect to this Lease and each of its provisions.

29.10       Partial Invalidity .  If any term, provision or condition contained in this Lease is invalid or unenforceable, the remainder of this Lease, or the application of that term, provision or condition to persons o r circumstances other than those with respect to which it is invalid or unenforceable, will not be affected by that invalidity or unenforceability, and each and every other term, provision and condition of this Lease will be valid and enforceable to the fu llest extent possible permitted by law.

29.11       No Warranty .  In executing and delivering this Lease, neither party has relied on any representation, warranty or other statement made by, or on behalf of the other party that is not set forth in this Lease or in o ne or more of the exhibits attached to this Lease.

29.12       Landlord Exculpation; Landlord Non-Imputation .  Except as provided below, Tenant may not seek to satisfy any judgment, award or decision that Tenant obtains against

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Landlord from any source other than La ndlord’s interest in the Project and the revenue generated by the operation of the Project (and then only when the judgment, award or decision is final and non-appealable), including, without limitation, any the proceeds of any financing or sale, any rents , insurance proceeds due to a casualty and any awards received from a governmental authority as a result of a condemnation or taking.  In the event a judgment is awarded to Tenant under this Lease for a liability of Landlord under this Lease arising during Landlord s ownership, then Tenant shall be permitted to recover any such judgment out of the net proceeds, if any, from the sale of Landlord s interest , and no asset of any Landlord-Related Party will be subject to attachment or execution to satisfy the j udgment, award or decision.  The foregoing limitation on the sources of Tenant’s recovery will not apply in those instances (i) where proceeds of any insurance are available to satisfy the judgment, (ii) where Tenant obtains the judgment, award or decision because of Landlord’s misapplication of funds that an insurer or a condemning authority pays to Landlord and that Landlord is required to use for the restoration of the Premises in accordance with the terms of this Lease, or (iii) where Tenant obtains the judgment, award or decision because of Landlord’s fraud or purposeful misrepresentation.  After application of the proceeds of any insurance that are available to satisfy a final and non-appealable judgment, award or decision that Tenant obtains against L andlord by reason of the negligence of Landlord or any Landlord-Related Party or Landlord’s failure to perform any of the obligations it has undertaken under the terms of this Lease, Tenant may not seek to satisfy any balance of the judgment remaining afte r that application from any source other than Landlord’s interest in the Premises and the revenue generated by the operation of the Premises.  The provisions of this Section 29.12 will survive the Lease Termination Date.  Under no circumstance shall Landlo rd be deemed to have acted negligently, grossly negligently or willfully solely due to or as a result of Landlord s ownership of the Premises, and in no event shall any occurrence relating to the Premises, whether negligent or willful, be imputed to Landlo rd by reason of Landlord s interest in the Premises, it being understood that , except as otherwise expressly provided in this Lease, all obligations with respect to the Premises are the responsibility of Tenant under this Lease.  In order to have acted neg ligently, grossly negligently or willfully, Landlord must have committed an affirmative act (or Landlord must have failed or refused to act when obligated to do so).

29.13       Incorporation of Exhibits and Glossary; Entire Agreement Exhibits   A through G to this Lease and Appendix A to this Lease are incorporated into and made a part of this Lease.  All capitalized terms not otherwise defined in this Lease are used with the meaning assigned to them in the Glossary of Terms attached to this Lease as Appendix A .  Th ere are no oral agreements between the parties that affect this Lease and this Lease supersedes and cancels all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties or displayed by Landlord to Tenant wi th respect to the subject matter of this Lease, and, except in any instance where an ambiguity exists within this Lease, none of those negotiations, arrangements, brochures, agreements and understandings may be used to interpret or construe this Lease.  Th e parties may modify, augment or delete the terms, covenants, conditions or provisions of this Lease only by means of a writing both parties sign.  All negotiations and oral agreements acceptable to both parties have been merged into and are included in th is Lease.

29.14       Financial Statements .  At any time during the Lease Term that the Tenant hereunder is not a corporation whose stock is publicly-traded on a national securities exchange, within ten (10) days after Landlord’s written request from time to time, b ut no more than twice

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per calendar year, Tenant shall provide Landlord with annual financial statements prepared in accordance with GAAP with respect to the last accounting period for which Tenant has had financial statements prepared (but in no event late r than ninety (90) days after the end of Tenant’s previous fiscal year), which statements must be prepared and must be audited and delivered, with an unqualified opinion, by an independent certified public accountant.

29.15       Force Majeure .  Except as provided b elow, any prevention, delay or stoppage of the performance by Landlord or Tenant of any obligation under this Lease by an event of Force Majeure will excuse the performance of such obligation for a period equal to the duration of the prevention, delay or s toppage. If, therefore, this Lease specifies a time period for performance of an obligation of either party, a delay caused by an event of Force Majeure will extend the period within which the party must complete its performance.  This Section 29.15 will n ot apply to (i)   the obligations imposed with regard to Rent and other sums of money Tenant must pay or reimburse to Landlord in accordance with the terms of this Lease or (ii) the obligations imposed upon Landlord to pay any amount becoming due to Tenant u nder the terms of this Lease.

29.16       Notices .  All notices, demands, statements or communications (individually, a Notice and collectively, Notices ) that a party may or must give to the other under the terms of this Lease must be in writing, and must be sent by United States certified or registered mail, postage prepaid, return receipt requested, or by overnight delivery service or be delivered personally or be delivered via facsimile transmission (i) to Tenant at the appropriate address set forth below, or to such other place as Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at the addresses set forth below, or to such other firm or to such other place as Landlord may from time to time designate in a Notice to Tenant. The parties will consider a Notice to have been given, if mailed, three (3) business days after the date it is mailed as provided in this Section 29.16, if sent by overnight delivery service, on the first business day following the date on which deposited with that service provider, or upon the date personal delivery or facsimile is made or sent.

Tenant s address for Notices :

 

TETRA Technologies, Inc.

24955 Interstate 45 North

The Woodlands, Texas 77380

Attention: Bruce Cobb

 

with a copy to :

 

TETRA Technologies, Inc.

24955 Interstate 45 North

The Woodlands, Texas 77380

Attention: General Counsel

 

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Landlord s address for Notices :

 

Tetris Property LLC

1370 Avenue of the Americas

New York, New York  10019

Attention: David M. Ledy

 

with a copy to :

 

Katten Muchin Rosenman LLP

575 Madison Avenue

New York, New York  10022-2585

Attention: Andrew L. Jagoda, Esq.

 

29.17       Joint and Several Obligations .  If there is more than one Tenant, the obligations imposed upon Tenant under this Lease are joint and several.

29.18       Authority .  Landlord and Tenant each represents and warrants that it is a duly formed and existing entity qualified to do business in the State of Texas, it has full right and authority to execute and deliver this Lease, and that each person signing on i ts behalf is authorized to do so.

29.19       Attorneys’ Fees .  If either party commences litigation against the other for the specific performance of this Lease, for damages for the breach of any obligation undertaken under the terms of this Lease or otherwise for enforcement of any remedy available to that party, the parties waive any right to a trial by jury and the prevailing party in that litigation is entitled to recover from the other party the reasonable attorneys’ fees and other costs it incurs in connection with that litigation, including all costs incurred in enforcing, perfecting and executing its judgment.

29.20       Governing Law .  The laws of the State of Texas will govern the construction, interpretation and enforcement of this Lease.  Venue exclusively shall lie in the federal and state court(s) located in (or having jurisdiction with respect to) Montgomery County, Texas having jurisdiction over the subject matter of any dispute arising under this Lease.

29.21       Submission of Lease; Construction .  Submission of this instrument for Tenant’s examination or signature does not constitute a reservation of or an option for lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant.  The parties acknowledge that their att orneys have reviewed and revised this Lease and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party will not be employed in the interpretation of this Lease.

29.22       Brokers .  Landlord and Tenant warrant to each other that the parties have had no dealings with any real estate broker or agent other than CBRE, Inc. in connection with the negotiation of this Lease and they individually are unaware of any other real estate broker or agent who is entitl ed to a commission in connection with this Lease. Landlord and Tenant each hereby agrees to indemnify and defend the other against and hold the other harmless from any

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and all claims, demands, losses, liability, lawsuits, judgments, costs and expenses (inc luding, without limitation, reasonable attorneys’ fees) that may be asserted against or sustained by the other by reason of, or in connection with, any leasing commission or equivalent compensation alleged or found to be owing to any such other real estate broker or agent as a result of its dealings with any such other real estate broker or agent.  Any fee or commission payable to CBRE, Inc. in connection with this Lease shall be payable by Tenant pursuant to a separate agreement between CBRE, Inc. and Tena nt executed in connection with the sale of the Premises by Tenant to Landlord .

29.23       Independent Covenants .  Except as otherwise expressly provided in this Lease to the contrary, the parties intend this Lease to be construed as though the covenants between Lan dlord and Tenant are independent and not dependent.

29.24       Consents .  Except to the extent a different standard is required or reserved under any specific provision of this Lease , in all other cases where the consent or approval of a party is required or reques ted, the giving of such consent or approval shall be in the sole discretion of the party from whom such consent or approval is required or requested .

29.25       Public Release of Information .  Each party must obtain the prior written approval of the other party of the exact text and timing of any press releases concerning the execution or terms of this Lease.

29.26       OFAC .  Pursuant to United States Presidential Executive Order 13224 (the “ Executive Order ”) signed on September 24, 2001, and entitled “Blocking Property and Prohibiting Transactions with Persons Who Commit Threaten to Commit, or Support Terrorism”), U.S. companies are required to ensure that they do not transact business with persons or entities determined to have committed, or to pose a risk of committing or supporting, terrorist acts and those identified on the list of Specially Designated Nationals and Blocked Persons (the “ List ”), generated by the Office of Foreign Assets Control of the U.S. Department of the Treasury (“ OFAC ”) .  The names or aliases of the se persons or entities (each, a “ Blocked Person ”) are updated from time to time.  Tenant hereby acknowledges and agrees that Tenant s inclusion on the List as a Blocked Person at any time during the Lease Term shall be a Lease Event of Default hereunder fo r which Landlord may terminate this Lease.  The provisions of this paragraph shall survive termination of this Lease.  Tenant represents that, (i) neither Tenant nor any person or entity that directly owns ten percent (10%) or greater equity interest in it nor any of its officers, directors, or managing members is a person or entity (each, a “ Prohibited Person ”) with whom U.S. Person or entities are restricted from doing business under regulations of OFAC (including those named on the List) or under the Exe cutive Order , or other governmental action, and (ii) that throughout the Lease Term, Tenant shall comply with the Executive Order .

29.27       Waiver of Landlord s Liens .  Landlord hereby waives all landlord s liens (by statute or otherwise) and any and all security interests and other claims to any of Tenant s (or any of its Affiliates ) other personal property of Tenant (or any of its Affiliates) at any time situated on the Premises.

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29.28       Waiver of Section 93.012, Texas Property Code .  Landlord and Tenant are knowledg eable and experienced in commercial leasing transactions and agree that the provisions of this Lease for determining all charges, amounts, and Additional Rent payable by Tenant, are commercially reasonable and valid even though such methods may not be stat ed in the Lease .  Accordingly, Tenant voluntarily and knowingly waives all rights and benefits of a tenant under Section 93.012, Texas Property Code, or its successor statute or code provision.  Nothing contained in this waiver however is intended to limit or impair any other remedy available to Tenant under the Lease or at law or in equity (other than Section 93.012, Texas Property Code, or its successor statute or code provision) .  In addition , nothing in this Section 29.2 8 shall constitute a waiver of Te nant s right to dispute and/or initiate a claim disputing Landlord s methods of calculating or determining Additional Rent or Tenant s audit rights hereunder.

29.29       DTPA Inapplicable .  It is the intent of Landlord and Tenant that the provisions of the Texas Deceptive Trade Practices-Consumer Protection Act, Subchapter E of Chapter 17 of the Texas Business and Commerce Code (the “DTPA”) be inapplicable to this Lease and the transaction evidenced hereby.  Accordingly, Tenant hereby acknowledges and agrees that the total consideration paid or to be paid by Tenant over the Lease Term exceeds $500,000.00.

29.30       Limitations of Liabilities .  Notwithstanding anything to the contrary in this Lease , Landlord and Tenant agree that:  (a) except where the recovery of such dama ges are specifically authorized under the terms of this Lease , neither Tenant nor Landlord will be liable, and each party hereby waives and releases all claims, causes of action or other rights of recovery it may ever have against the other party for:  (i) any loss of business or profits or other consequential damages; or (ii) exemplary, punitive, speculative or other special or indirect damages of any kind, (b) none of the Tenant s or Landlord s officers, employees, agents, directors, shareholders, or part ners will ever have any personal liability under or in connection with this Lease , and each party hereby waives and releases all claims, causes of action, or other rights of recovery it may ever have against such parties for personal liability under or in connection with this Lease.

29.31       Multiple Counterparts .  This Lease may be executed in multiple original counterparts, each of which shall be deemed to be an original and all of which when taken together shall constitute one instrument .

29.32       Waiver of Jury Trial .   LANDLORD AND TENANT KNOWINGLY, IRREVOCABLY, VOLUNTARILY AND INTENTIONALLY WAIVE ANY RIGHT EITHER MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY ACTION, PROCEEDING OR COUNTERCLAIM BASED ON THIS LEASE, OR ARISING OUT OF, UNDER OR IN CONNECTION WITH THIS LEA SE, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENT (WHETHER VERBAL OR WRITTEN) OR ACTIONS OF ANY PARTY HERETO. THIS PROVISION IS A MATERIAL INDUCEMENT FOR LANDLORD AND TENANT TO ENTER INTO THIS LEASE .


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IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed by their respective officers thereunto duly authorized as of the Effective Date.

LANDLORD :

 

TETRIS PROPERTY LP,

a Delaware limited partnership

 

By: Tetris Property GP, LLC,

a Delaware limited liability company,

its General Partner

 

 

By: /s/David M. Ledy

              David M. Ledy

              Vice President

 

 

TENANT :

 

TETRA TECHNOLOGIES, INC.,

a Delaware corporation

 

 

By: /s/Elijio V. Serrano

Name: Elijio V. Serrano

Title: Sr. Vice President & CFO

 

 

 

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