8.	LONG-TERM DEBT AND CREDIT FACILITIES

Mortgage Note

In connection with the purchase of our corporate headquarters in June 2003, we recorded a $54.0 million mortgage note to a financial institution collateralized by the commercial real property acquired. The balance on the mortgage note was $37.5 million and $38.1 million as of February 28, 2012 and November 30, 2011, respectively.

The mortgage note carries a 20-year amortization and a fixed annual interest rate of 5.50%. The $34.4 million principal balance that will be remaining at the end of the 10-year term will be due as a final lump sum payment on July 1, 2013. Under the currently applicable terms of the mortgage note agreements, we are prohibited from acquiring another company without prior consent from the lender unless we maintain at least $50.0 million of cash or cash equivalents and meet other non-financial terms as defined in the agreements. In addition, we are subject to certain non-financial covenants as provided in the agreements. As of February 28, 2012, we were in compliance with all covenants under the mortgage note agreements.

Credit Facility

In November 2009, we entered into a three year $150.0 million unsecured revolving credit facility (the "2009 Credit Facility"). In December 2011, we and one of our subsidiaries entered into an Amended and Restated Credit Agreement (the "2011 Credit Facility"). The 2011 Credit Facility matures on December 19, 2016 and provides for borrowings of up to $250.0 million with a sublimit for swing line loans of up to $10.0 million and standby letters of credit in a face amount of up to $50.0 million. We have an option to request that the lenders increase the available commitments by up to an additional $100.0 million for total borrowings of up to $350.0 million.

Revolving loans accrue interest at a per annum rate based on, at our option, either (i) the base rate plus a margin ranging from 0.25% to 1.00%, depending on TIBCO's consolidated leverage ratio or (ii) the LIBOR rate plus a margin ranging from 1.25% to 2.00%, depending on TIBCO's consolidated leverage ratio, for various interest periods. The base rate is defined as the highest of (i) the administrative agent's prime rate, (ii) the federal funds rate plus a margin equal to 0.50%, and (iii) the LIBOR rate for a one month interest period plus a margin of 1.00%. We are also obligated to pay commitment fees for the unused amount of the 2011 Credit Facility, letter of credit fees and other customary fees. Loan origination fees and issuance costs of approximately $1.9 million were incurred upon consummation of the 2011 Credit Facility which will be amortized through interest expense over a period of five years. Under certain circumstances, a default interest rate of 2.00% above the applicable interest rate will apply on all obligations during the existence of an event of default under the 2011 Credit Facility.

We must maintain a minimum consolidated interest coverage ratio of 3.5:1.0 and a maximum consolidated leverage ratio of 2.5:1.0 in addition to other customary affirmative and negative covenants. As of February 28, 2012, we were in compliance with all covenants under this facility.

As of February 28, 2012, we had borrowed $100.0 million under the 2011 Credit Facility. On April 5, 2012, we borrowed an additional $50.0 million under the 2011 Credit Facility.

Line of Credit

We also have a $20.0 million revolving line of credit that matures in November 2012 (the "Line of Credit"). The revolving Line of Credit is available for cash borrowings and for the issuance of letters of credit up to $20.0 million. The Line of Credit contains financial covenants identical to those of the 2011 Credit Facility, as well as other customary affirmative and negative covenants. As of February 28, 2012, we were in compliance with all covenants under the Line of Credit.

In connection with the mortgage note payable, we entered into an irrevocable letter of credit in the amount of $13.0 million collateralized under the Line of Credit which renews for successive one-year periods until the mortgage note payable has been satisfied in full. In addition, we have approximately $1.4 million of irrevocable letters of credit outstanding in connection with revenue transactions.

As of February 28, 2012, no other borrowings were outstanding under the Line of Credit.

Guarantee Credit Line

We have a revolving guarantee credit line of approximately $13.2 million available for the issuance of bank guarantees denominated in foreign currency. Issued bank guarantees were approximately $12.5 million and $11.4 million as of February 28, 2012 and November 30, 2011, respectively, and were collateralized by pledging the equivalent amount under restricted cash as required under our guarantee credit line. Other various contractual commitments also require us to pledge cash as security and record this cash under restricted cash. As of February 28, 2012 and November 30, 2011, we had restricted cash of $14.7 million and $13.8 million, respectively, which is included in Other Assets on our Condensed Consolidated Balance Sheets.