Exhibit 10.1
 LEASE AGREEMENT
 between
 VREELAND SPVEF VENTURE, LLC
 Landlord
 and
 SCO GROUP, INC.
 Tenant
 Dated: August 5, 2008
 Premises: A portion of the Building located at
             
                
      25 A Vreeland Road, Florham Park, NJ 07932
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LEASE AGREEMENT
    
    
    1ARTICLE I. BASIC LEASE INFORMATION
    
    
    1Section 1.01.
    
    Building:
    
    1Section 1.02.
    
    Demised Premises:
    
    1Section 1.03.
    
    Base Rent:
    
    1Section 1.04.
    
    Security Deposit:
    
    2Section 1.05.
    
    Term:
    
    2Section 1.06.
    
    Tenants Pro Rata Share:
    
    2Section 1.07.
    
    Tenants Electricity Charge:
    
    2ARTICLE II. DEFINITIONS
    
    
    2Section 2.01.
    
    Assessed Valuation:
    
    2Section 2.02.
    
    Base Year:
    
    3Section 2.03.
    
    Commencement Date:
    
    3Section 2.04.
    
    Common Area:
    
    3Section 2.05.
    
    Mortgage:
    
    3Section 2.06.
    
    Operating Cost Base:
    
    3Section 2.07.
    
    Operating Year:
    
    3Section 2.08.
    
    Parking Area:
    
    3Section 2.09.
    
    Real Estate Tax Base:
    
    3Section 2.10.
    
    Rent:
    
    3Section 2.11.
    
    Tax Year:
    
    3Section 2.12.
    
    Taxes:
    
    4Section 2.13.
    
    Tenants Agents:
    
    4ARTICLE III. PREPARATION OF THE DEMISED PREMISES
    
    
    4Section 3.01.
    
    Tenant Work:
    
    4Section 3.02.
    
    Tenants Early Access:
    
    5Section 3.03.
    
    Insurance Covering Work By Tenant:
    
    5Section 3.04.
    
    No Representation:
    
    5ARTICLE IV. TERM
    
    
    5Section 4.01.
    
    Term:
    
    5Section 4.02.
    
    Commencement Date:
    
    5Section 4.03.
    
    Expiration Date:
    
    6ARTICLE V. RENT
    
    
    6Section 5.01.
    
    Base Rent:
    
    6Section 5.02.
    
    Tax Increase Amount:
    
    6Section 5.03.
    
    Operating Cost Increase Amount:
    
    7Section 5.04.
    
    Payment of Rent or Additional Rent:
    
    10Section 5.05.
    
    Security Deposit:
    
    11ARTICLE VI. SIGNS
    
    
    11Section 6.01.
    
    Building Directory(s) Signage:
    
    11Section 6.02.
    
    Tenant Door Signage:
    
    12ARTICLE VII. REPAIRS, ALTERATIONS, COMPLIANCE, SURRENDER
    
    
    12Section 7.01.
    
    Repairs and Maintenance by Landlord:
    
    12Section 7.02.
    
    Repairs and Maintenance by Tenant:
    
    12Section 7.03.
    
    Approval by Landlord of Improvements:
    
    12Section 7.04.
    
    Emergency Repairs:
    
    13Section 7.05.
    
    Electrical Lines:
    
    13Section 7.06.
    
    Surrender of Premises:
    
    13ARTICLE VIII. SERVICE AND UTILITIES
    
    
    13Section 8.01.
    
    Landlords Services:
    
    13Section 8.02.
    
    Electricity:
    
    14ARTICLE IX. USE AND OPERATION
    
    
    15Section 9.01.
    
    Use:
    
    15Section 9.02.
    
    Rules and Regulations:
    
    15Section 9.03.
    
    Restriction on Tenants Activities:
    
    15Section 9.04.
    
    Compliance With Law:
    
    16ARTICLE X. TRANSFER OF INTEREST, PRIORITY OF LIEN
    
    
    16Section 10.01.
    
    Assignment, Subletting, etc.:
    
    16Section 10.02.
    
    Subordination:
    
    18Section 10.03.
    
    Attornment:
    
    18Section 10.04.
    
    Transfer of Landlords Interest:
    
    18Section 10.05.
    
    Mortgagees Rights:
    
    19
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ARTICLE XI. COMMON AREA
    
    
    19Section 11.01.
    
    Use of Common Area:
    
    19Section 11.02.
    
    Landlords Rights:
    
    19Section 11.03.
    
    License Numbers:
    
    20Section 11.04.
    
    Parking Areas:
    
    20ARTICLE XII. DESTRUCTION OR DAMAGE
    
    
    20Section 12.01.
    
    Rent Abatement:
    
    20Section 12.02.
    
    Termination by Landlord:
    
    20Section 12.03.
    
    Landlords Obligation to Rebuild:
    
    21Section 12.04.
    
    Landlords Liability:
    
    21ARTICLE XIII. CONDEMNATION
    
    
    21Section 13.01.
    
    Definitions:
    
    21Section 13.02.
    
    Taking of Demised Premises:
    
    21Section 13.03.
    
    Taking for Temporary Use:
    
    22Section 13.04.
    
    Disposition of Awards:
    
    22Section 14.01.
    
    General Insurance:
    
    22Section 14.02.
    
    Liability Insurance:
    
    22Section 14.03.
    
    Fire Insurance:
    
    23Section 14.04.
    
    Workers Compensation Insurance:
    
    23Section 14.05.
    
    Other Insurance:
    
    23Section 14.06.
    
    Waiver of Subrogation:
    
    23Section 14.07.
    
    Insurance Rate:
    
    23ARTICLE XV. INDEMNIFICATION AND LIABILITY
    
    
    24Section 15.01.
    
    Indemnification:
    
    24Section 15.02.
    
    Waiver and Release:
    
    24Section 15.03.
    
    Liability of Landlord:
    
    24ARTICLE XVI. DEFAULT, REMEDIES
    
    
    25Section 16.01.
    
    Default:
    
    25Section 16.02.
    
    Landlords Remedy:
    
    26Section 16.03.
    
    Landlords Re-Entry:
    
    26Section 16.04.
    
    Landlords Additional Remedies:
    
    26Section 16.05.
    
    Waiver of Right of Redemption:
    
    27Section 16.06.
    
    Landlords Right to Perform for Account of Tenant:
    
    27Section 16.07.
    
    Additional Remedies, Waivers, etc.:
    
    27Section 16.08.
    
    Distraint:
    
    27ARTICLE XVII. TENANTS ESTOPPEL CERTIFICATE
    
    
    27ARTICLE XVIII. RIGHT OF ACCESS
    
    
    28ARTICLE XIX. COVENANT OF QUIET ENJOYMENT
    
    
    28ARTICLE XX. ENVIRONMENTAL MATTERS
    
    
    28Section 20.01.
    
    Industrial Site Recovery Act:
    
    28ARTICLE XXI. MISCELLANEOUS
    
    
    30Section 21.01.
    
    Interpretation:
    
    30Section 21.02.
    
    Construction of Words and Phrases:
    
    30Section 21.03.
    
    Written Agreement Required:
    
    31Section 21.04.
    
    Notice:
    
    31Section 21.05.
    
    Method of Payment:
    
    31Section 21.06.
    
    Successors and Assigns:
    
    31Section 21.07.
    
    Guarantor of Tenant:
    
    31Section 21.08.
    
    Hold Over:
    
    32Section 21.09.
    
    Interest:
    
    32Section 21.10.
    
    Late Charge:
    
    32Section 21.11.
    
    Non-Waiver:
    
    32Section 21.12.
    
    Broker:
    
    32Section 21.13.
    
    Short Form Lease:
    
    32Section 21.14.
    
    Financial Statements:
    
    33Section 21.15.
    
    Mechanics Liens:
    
    33Section 21.16.
    
    Corporate Authority:
    
    33Section 21.17.
    
    Force Majeure:
    
    33Section 21.18.
    
    Governing Law:
    
    33Section 21.19.
    
    Substituted Premises:
    
    33Section 21.20.
    
    Renewal Option
    
    34Section 21.21.
    
    Right of First Offer:
    
    35
 EXHIBITS TO LEASE
 Exhibit A
    
    Description of the Land
    
    A-1Exhibit B
    
    Outline of Demised Premises
    
    B-1Exhibit C
    
    Tenant Improvement Workletter
    
    C-1Exhibit D
    
    Rules and Regulations
    
    D-1Exhibit E
    
    Janitorial Services
    
    E-1Exhibit F
    
    Holiday Schedule
    
    F-1Exhibit G
    
    Commencement Date Memorandum
    
    G-1
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LEASE AGREEMENT
 VREELAND SPVEF VENTURE, LLC, SCO GROUP, INC.
  ARTICLE I. BASIC LEASE INFORMATION.
 Section 1.01. Building:
 FLORHAM PARK CORPORATE CENTER
 Section 1.02. Demised Premises:
 9,076 6,830 1st 2,246 3rd 340 9,416 7,170 1st 2,246 3rd
 Section 1.03. Base Rent:
  Period
    
    Annual Base Rent
    
    Monthly Base RentMonths 1  Expansion Space
Effective Date:
    
    $199,672.00
    
    $16,639.33Expansion Space Effective Date 
Month 13:
    
    $207,152.00
    
    $17,262.67Months 14  37:
    
    $216,568.00
    
    $18,047.33Months 38  61:
    
    $225,984.00
    
    $18,832.00
  1




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Section 1.04. Security Deposit:
  Section 1.05. Term:
 61
 Section 1.06. Tenants Pro Rata Share:
 8.04% 112,922 8.34%
 Section 1.07. Tenants Electricity Charge:
  Annual Tenants
    
    Monthly TenantsPeriod
    
    Electricity Charge
    
    Electricity ChargeCommencement Date  Expansion 
Space Effective Date:
    
    $15,883.00
    
    $1,323.58Expansion Space Effective Date 
Expiration Date:
    
    $16,478.00
    
    $1,373.17
 ARTICLE II. DEFINITIONS.
  Section 2.01. Assessed Valuation:
  2




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Section 2.02. Base Year:
 2008
 Section 2.03. Commencement Date:
 September 15, 2008
 Section 2.04. Common Area:
  Section 2.05. Mortgage:
 JP Morgan Chase Bank N.A.
 Section 2.06. Operating Cost Base:
  Section 2.07. Operating Year:
  Section 2.08. Parking Area:
 32 1 33
 Section 2.09. Real Estate Tax Base:
  Section 2.10. Rent:
  Section 2.11. Tax Year:
  3




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Section 2.12. Taxes:
  Section 2.13. Tenants Agents:
  ARTICLE III. PREPARATION OF THE DEMISED PREMISES.
 Section 3.01. Tenant Work:
         4




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Section 3.02. Tenants Early Access:
   Section 3.03. Insurance Covering Work By Tenant:
  Section 3.04. No Representation:
  ARTICLE IV. TERM.
 Section 4.01. Term:
  Section 4.02. Commencement Date:
  5




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Section 4.03. Expiration Date:
  ARTICLE V. RENT.
 Section 5.01. Base Rent:
  Section 5.02. Tax Increase Amount:
   Notwithstanding the foregoing, there shall be no Tax Increase Amount due during Tenants first
twelve (12) months of occupancy.
  6




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Section 5.03. Operating Cost Increase Amount:
 inter alia Notwithstanding the foregoing, there shall be no Operating Cost Increase Amount due
during Tenants first twelve (12) months of occupancy.
  7




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8




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9




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Section 5.04. Payment of Rent or Additional Rent:
   10




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Section 5.05. Security Deposit:
      ARTICLE VI. SIGNS.
 Section 6.01. Building Directory(s) Signage:
  Section 6.02. Tenant Door Signage:
  11




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ARTICLE VII. REPAIRS, ALTERATIONS, COMPLIANCE, SURRENDER.
 Section 7.01. Repairs and Maintenance by Landlord:
  Section 7.02. Repairs and Maintenance by Tenant:
   Section 7.03. Approval by Landlord of Improvements:
  12




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Section 7.04. Emergency Repairs:
  Section 7.05. Electrical Lines:
  Section 7.06. Surrender of Premises:
  ARTICLE VIII. SERVICE AND UTILITIES
 Section 8.01. Landlords Services:
  13




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$75.00
   Section 8.02. Electricity:
    14




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ARTICLE IX. USE AND OPERATION.
 Section 9.01. Use:
  Section 9.02. Rules and Regulations:
  Section 9.03. Restriction on Tenants Activities:
 Garbage
   Plumbing Facility Use
 15




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Floor Load
 Exterior Walls or Roof
 Section 9.04. Compliance With Law :
   ARTICLE X. TRANSFER OF INTEREST, PRIORITY OF LIEN.
 Section 10.01. Assignment, Subletting, etc.:
       16




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17




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Section 10.02. Subordination:
    Section 10.03. Attornment:
  Section 10.04. Transfer of Landlords Interest:
  18




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Section 10.05. Mortgagees Rights:
     ARTICLE XI. COMMON AREA.
 Section 11.01. Use of Common Area:
    Section 11.02. Landlords Rights:
       19




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Section 11.03. License Numbers:
  Section 11.04. Parking Areas:
   ARTICLE XII. DESTRUCTION OR DAMAGE.
 Section 12.01. Rent Abatement:
  Section 12.02. Termination by Landlord:
  20




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Section 12.03. Landlords Obligation to Rebuild:
  Section 12.04. Landlords Liability:
  ARTICLE XIII. CONDEMNATION
 Section 13.01. Definitions:
  Taking
 Taking Date
 Award
 Section 13.02. Taking of Demised Premises:
     21




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Section 13.03. Taking for Temporary Use:
  Section 13.04. Disposition of Awards:
  ARTICLE XIV. TENANTS INSURANCE .
 Section 14.01. General Insurance:
      Section 14.02. Liability Insurance:
  22




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Section 14.03. Fire Insurance:
  Section 14.04. Workers Compensation Insurance:
  Section 14.05. Other Insurance:
  Section 14.06. Waiver of Subrogation:
  Section 14.07. Insurance Rate:
  23




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ARTICLE XV. INDEMNIFICATION AND LIABILITY.
 Section 15.01. Indemnification:
        Section 15.02. Waiver and Release:
   Section 15.03. Liability of Landlord:
  24




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ARTICLE XVI. DEFAULT, REMEDIES.
 Section 16.01. Default:
         25




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Section 16.02. Landlords Remedy:
  Section 16.03. Landlords Re-Entry:
  Section 16.04. Landlords Additional Remedies:
   26




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Section 16.05. Waiver of Right of Redemption:
  Section 16.06. Landlords Right to Perform for Account of Tenant:
  Section 16.07. Additional Remedies, Waivers, etc.:
        Section 16.08. Distraint:
  ARTICLE XVII. TENANTS ESTOPPEL CERTIFICATE.
  27




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ARTICLE XVIII. RIGHT OF ACCESS
  ARTICLE XIX. COVENANT OF QUIET ENJOYMENT.
  ARTICLE XX. ENVIRONMENTAL MATTERS.
 Section 20.01. Industrial Site Recovery Act:
  Industrial Site Recovery Act, N.J.S.A. 13:1K-6
et seq
  28




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29




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ARTICLE XXI. MISCELLANEOUS.
 Section 21.01. Interpretation:
        Section 21.02. Construction of Words and Phrases:
     30




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Section 21.03. Written Agreement Required:
  Section 21.04. Notice:
    (i)
    
    Landlords Notice Address:
Vreeland SPVEF Venture, LLC
c/o Bergman Realty Corporation
555 Route One South
Iselin, NJ 08830
Attn: Michael Bergman(ii)
    
    Landlords Mortgagee Copy Address:JP Morgan Chase Bank N.A. (Mortgagee)
245 Park Avenue, 14th Floor
New York, New York 10017(iii)
    
    Tenants Notice Address:
SCO Group, Inc.
25A Vreeland Road
Florham Park, NJ 07932
Attn:(iv)
    
    Tenants Notice Copy Address:
  Section 21.05. Method of Payment:
  Section 21.06. Successors and Assigns:
  31




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Section 21.07. Guarantor of Tenant:
  Section 21.08. Hold Over:
   Section 21.09. Interest:
  Section 21.10. Late Charge:
  Section 21.11. Non-Waiver:
  Section 21.12. Broker:
  32




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Section 21.13. Short Form Lease:
  Section 21.14. Financial Statements:
  Section 21.15. Mechanics Liens:
  Section 21.16. Corporate Authority:
   Section 21.17. Force Majeure:
  Section 21.18. Governing Law:
  Section 21.19. Substituted Premises:
  33




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Section 21.20. Renewal Option
         34




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Section 21.21. Right of First Offer:
 Right of First Offer
  WITNESS:
    
    LANDLORD:
VREELAND SPVEF VENTURE, LLCBy:
    Bergman Vreeland Associates, LLCIts Managing Member/s/ John G. Osborne
    
    By:
    Michael BergmanWitness
    
    
    Name:
    Michael BergmanTitle:
    MemberWITNESS:
    
    TENANT: SCO GROUP, INC./s/ Jean Acheson
    
    By:
    Jeff F. HunsakerWitness
    
    
    Name:
    Jeff F. HunsakerTitle:
    Executive Vice President 35




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EXHIBIT A
 DESCRIPTION OF THE LAND
 36




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EXHIBIT B
 OUTLINE OF DEMISED PREMISES
 37




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EXHIBIT C
 TENANT IMPROVEMENT WORKLETTER
 
 1.
    
    Paint the 1st Floor Premises;2.
    
    Install new carpeting;3.
    
    Repair and replace ceiling tiles and light lenses as needed;4.
    
    Recondition the IT room into a conference room; and5.
    
    Construct six (6) private offices along the window line, each
approximately 12 x 15. Each office shall be provided a separate 20 amp circuit
with two duplex electric outlets.
  1.
    
    Install either a fifteen (15) or twenty (20) ton supplemental air
conditioning unit (this may require upgrade to the electrical panel);2.
    
    Install thirty (30) floor mounted 20 amp circuits (in a location to be
determined per architectural plan);3.
    
    Install an electric meter or sub-meter to measure the electricity
actually consumed in the 3rd Floor Premises for the supplemental HVAC equipment and
the additional electrical circuits;4.
    
    Add VCT tile; and5.
    
    Paint the 3rd Floor Premises.
 
 1.
    
    Paint the Expansion Space;2.
    
    Install new carpeting; and3.
    
    Create an entranceway between the Initial 1st Floor Premises and the
Expansion Space.
  38




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EXHIBIT C-1"
 PRELIMINARY PLAN
 39




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EXHIBIT D
 RULES AND REGULATIONS
             40




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41




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EXHIBIT E
 JANITORIAL SERVICES
 General Cleaning Office Area
               Lavatories
      1




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Main Lobby Elevators, Building Exterior and Corridors
        Miscellaneous Services
      Work Excluded
  2




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EXHIBIT F
 HOLIDAY SCHEDULE




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EXHIBIT G
 COMMENCEMENT DATE MEMORANDUM
 VREELAND SPVEF VENTURE, LLC, SCO GROUP, INC.
  1st Florham Park Corporate Center  Building A 9,076
 61
 
  1.
    
    The Commencement Date of the initial term of the Lease is  and the Expiration Date thereof is .2.
    
    This agreement is executed by the parties for purposes of
providing a record of the Commencement and Expiration Dates of the initial term
of the Lease.
  WITNESS:
    
    LANDLORD:
VREELAND SPVEF VENTURE, LLCBy:
    Bergman Vreeland Associates, LLCIts Managing MemberBy:Witness
    
    
    Name:Title:WITNESS:
    
    TENANT: SCO GROUP, INC.By:Name:Title: