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Exhibit 10.16




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TABLE OF CONTENTS
 PAGEPRELIMINARY STATEMENT
    
    
    1DEFINITIONS
    
    
    
    
    1ARTICLE 1.
    
    PREMISES; RENT; ADDITIONAL RENT; PARKING; UTILITIES
    
    
    8ARTICLE 2.
    
    LANDLORDS OPERATING EXPENSES
    
    
    9ARTICLE 3.
    
    REAL ESTATE TAXES
    
    
    11ARTICLE 4.
    
    ACCEPTANCE; TENANT IMPROVEMENTS
    
    
    13ARTICLE 5.
    
    MAINTENANCE BY TENANT AND LANDLORD
    
    
    14ARTICLE 6.
    
    ALTERATIONS BY TENANT OR LANDLORD
    
    
    14ARTICLE 7.
    
    USE
    
    
    18ARTICLE 8.
    
    COMPLIANCE WITH LAWS AND INSURANCE REQUIREMENTS
    
    
    19ARTICLE 9.
    
    LANDLORDS SERVICES
    
    
    20ARTICLE 10.
    
    INDEMNIFICATION; TENANTS LIABILITY
    
    
    23ARTICLE 11.
    
    LANDLORDS NON-LIABILITY
    
    
    23ARTICLE 12.
    
    DISCHARGE OF LIENS
    
    
    24ARTICLE 13.
    
    TENANTS INSURANCE
    
    
    24ARTICLE 14.
    
    ASSIGNMENT AND SUBLETTING
    
    
    25ARTICLE 15.
    
    DAMAGE BY FIRE OR OTHER CASUALTY
    
    
    29ARTICLE 16.
    
    WAIVER OF CLAIMS; MUTUAL WAIVER OF SUBROGATION
    
    
    30ARTICLE 17.
    
    CONDEMNATION
    
    
    31ARTICLE 18.
    
    DEFAULT
    
    
    32ARTICLE 19.
    
    LANDLORDS RIGHTS UPON TENANTS DEFAULT
    
    
    33ARTICLE 20.
    
    LANDLORDS REMEDIES CUMULATIVE; EXPENSES
    
    
    35ARTICLE 21.
    
    SUBORDINATION AND ESTOPPEL
    
    
    36ARTICLE 22.
    
    NO WAIVER
    
    
    37ARTICLE 23.
    
    LANDLORDS RIGHT OF ENTRY
    
    
    38ARTICLE 24.
    
    QUIET ENJOYMENT
    
    
    39ARTICLE 25.
    
    SURRENDER
    
    
    39ARTICLE 26.
    
    HOLDING OVER
    
    
    40ARTICLE 27.
    
    NOTICES
    
    
    40ARTICLE 28.
    
    CHANGES SURROUNDING BUILDING
    
    
    41ARTICLE 29.
    
    RULES AND REGULATIONS
    
    
    41ARTICLE 30.
    
    LIMITATION OF LANDLORDS LIABILITY
    
    
    41ARTICLE 31.
    
    DIRECTORY
    
    
    41ARTICLE 32.
    
    MISCELLANEOUS
    
    
    42ARTICLE 33.
    
    RENEWAL OPTION
    
    
    46ARTICLE 34.
    
    CONFIDENTIALITY
    
    
    47
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EXHIBIT A
    
    DESCRIPTION OF THE PROPERTY
    
    A-1EXHIBIT B
    
    FLOOR PLAN FOR THE PREMISES
    
    B-1EXHIBIT C
    
    MINIMUM RENT FOR THE PREMISES
    
    C-1EXHIBIT D
    
    TENANT IMPROVEMENTS
    
    D-1EXHIBIT D-1
    
    DRAWINGS
    
    D-1-1EXHIBIT E
    
    RULES AND REGULATIONS
    
    E-1EXHIBIT F
    
    CLEANING SPECIFICATIONS FOR THE BUILDING
    
    F-1
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Lease THE TOA REINSURANCE
COMPANY OF AMERICA CHARTWELL INTERNATIONAL, INC. Tenant
  Property Building
    Additional Insureds
 Additional Rent
 Alterations
 Base Operating Expenses
 Base Taxes
 Base Year
 BOMA
 Building
 Building Holidays
 Business Days
 - 1 -




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Business Hours
 CGL
 Commencement Date
 Common Area Common Areas
 Compensation Act
 Construction Allowance
 Construction Cost
 Designated Broker
 Election Right
 Event of Default
 Excusable Delay
 Fair Market Renewal Rent
 - 2 -




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Governmental Authority
 ISRA
 Landlord
 Landlords Estimated Operating Expenses
 Landlords Expense Statement
 Landlords Operating Expenses
 - 3 -




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Landlords Tax Statement
 Laws
 Lease this Lease
 Lease Year
 - 4 -




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Lien
 LOC
 Minimum Rent
 Monthly Expense Payment
 Monthly Tax Payment
 Net Rental Proceeds
 Non-Exclusive Spaces
 Premises
 Prime Rate Wall
Street Journal
 Property
 - 5 -




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Projected Taxes
 Punch List
 Real Property
 Recapture Notice
 Recapture Space
 Renewal Term
 Rentable Area Modified.
 Rentable Area of the Building
 Rules and Regulations
 Security Deposit
 Spill Act
 Structural Repairs
 Structure
 Substantially Complete Substantially Completed Substantial Completion
 Taxes
 - 6 -




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Tenant
 Tenant Improvements Tenant Improvement Work
 Tenants Notice
 Tenants Proportionate Share
 Tenants Visitors
 Term
 Termination Date
 Underlying Encumbrance
 Wiring
 Wiring Restoration Work
 - 7 -




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- 8 -




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Landlords Estimated Operating Expenses Landlords Expense Statement
 Monthly Expense Payment
  - 9 -




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- 10 -




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Projected Taxes Landlords Tax Statement
  - 11 -




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Monthly Tax Payment
      - 12 -




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Tenant Improvements Tenant Improvement Work
 Substantially
Completed
 Punch List
 - 13 -




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Alterations
 - 14 -




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- 15 -




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- 16 -




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Election Right Wiring Wire Restoration Work
 - 17 -




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- 18 -




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ISRA Spill
Act Compensation Act
 - 19 -




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- 20 -




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- 21 -




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- 22 -




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- 23 -




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CGL
 Additional Insureds
 - 24 -




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- 25 -




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Tenants Notice
 - 26 -




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Recapture
Notice Recapture Space
      - 27 -




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- 28 -




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- 29 -




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- 30 -




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- 31 -




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Event of Default
       - 32 -




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rd
     - 33 -




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- 34 -




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- 35 -




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Underlying Encumbrance
  - 36 -




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- 37 -




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- 38 -




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- 39 -




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- 40 -




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nd
 - 41 -




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Entire Agreement
 Jury Trial Waiver
 Broker
 Severability
 Interpretation
   - 42 -




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Not Offer, Option, etc
 - 43 -




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Force Majeure
 Adjacent Excavation, Shoring
 Security Deposit.
 Security Deposit
    - 44 -




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Transfer by Landlord
 Access
 Reasonable Modifications.
 Authorization.
 Consent, Permission, or Approval.
 Financial Statements
 - 45 -




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Renewal Term Fair Market Renewal Rent
    - 46 -




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[SIGNATURE BLOCKS
ON NEXT PAGE]
 - 47 -




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ATTEST:
    
    
    
    LANDLORD:(SEAL)
    
    
    
    THE TOA REINSURANCE COMPANY OF AMERICABy:Name:Title:Dated:TENANT:CHARTWELL INTERNATIONAL, INC.By:Name:Title:Dated:
 - 48 -




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A-1




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B-1




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C-1




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D-1-1




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E-1




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F-1