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                                                                    Exhibit 10.3

                                 LEASE AGREEMENT

LANDLORD: UNIVERSITY RESEARCH PARK, INCORPORATED

TENANT:   THIRD WAVE TECHNOLOGIES, INC.

PROPERTY: 502 South Rosa Road, Madison, Wisconsin 53719

DATE:     [see signature page of Lease]

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                            UNIVERSITY RESEARCH PARK

                                 LEASE AGREEMENT

     This Lease is made by and between University Research Park, Incorporated, a
Wisconsin non-stock corporation (hereinafter referred to as "Landlord"), and
Third Wave Technologies, Inc., a Delaware corporation (hereinafter referred to
as "Tenant"), as of the date of execution by Landlord as set forth on the
signature page hereof.

                                   WITNESSETH:

     IT IS HEREBY AGREED, by and between the parties hereto, in consideration of
the covenants and agreements set forth in this Lease, as follows:

     1. PREMISES AND TERM

          1.1 LEASED PREMISES.

               (a) Landlord owns property that (i) is located at 500, 502 and
          504 South Rosa Road, Madison, Dane County, Wisconsin, and (ii) is
          legally described in Exhibit A attached hereto ("Landlord's
          Property").

               (b) The building currently located on Landlord's Property (the
          "Building") is a multi-level building that upon completion of Addition
          2 (as defined below) will be comprised of three distinct areas. The
          areas are as follows:

                    (i) The original building ("Original Building") consisting
               of 27,045 rentable square feet is known as 500 South Rosa Road;

                    (ii) The first addition to the Original Building ("Addition
               1") consisting of 67,681 rentable square feet is known as 502
               South Rosa Road; and

                    (iii) The to be constructed second addition to the Original
               Building ("Addition 2"), consisting of 49,491 rentable square
               feet will be known as 504 South Rosa Road.

          Landlord reserves the right to reconfigure the interior layout of the
          Building (not including the Leased Premises) from time to time, to add
          additional improvements to the Building and Landlord's Property from
          time to time and to reconfigure unimproved and improved areas of the
          Landlord's Property from time to time.

               (c) The Leased Premises ("Leased Premises") are located in
          Addition 1. Specifically, the Leased Premises currently include all of
          Addition 1. The location of the Leased Premises on the Landlord's
          Property is indicated on the map attached hereto as Exhibit B-1, and
          the floor plan of the Building attached hereto as Exhibit B-2.


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               (d) Landlord hereby leases the Leased Premises to Tenant and
          Tenant hereby leases the Leased Premises from Landlord on the terms
          and provisions and subject to the conditions hereinafter set forth in
          this Lease.

          1.2 TERM OF LEASE.

               (a) The term of this Lease (the "Term") shall begin on July 1,
          2007 (the "Commencement Date"), and shall end at midnight on September
          30, 2014, unless extended as provided in this Lease

               (b) All references to the Leased Premises in this Lease shall be
          construed to mean the size and area of the Leased Premises as of the
          date such determination is made and in the event there are changes in
          the size and area of the Leased Premises during that period, a daily
          proration shall be used.

          1.3 CONDITION OF LEASED PREMISES. Landlord shall deliver the Leased
     Premises in "as is" condition.

          1.4 SECURITY DEPOSIT. Tenant has previously provided Landlord with a
     letter of credit in the amount of $1,000,000.00 in favor of Landlord as
     security for payment of Tenant's obligations under this Lease, including
     amounts due under Section 1.5, below. Tenant shall maintain such letter of
     credit in effect through August 31, 2007. Provided all amounts due under
     Section 1.5 below have been paid, thereafter, no other security deposit
     shall be required.

          1.5 DEFERRED PAYMENTS. Under prior leases with Landlord, Tenant has
     agreed to make certain payments to Landlord for additional improvements,
     rent deferral and early termination compensation. The amounts of such
     obligations and the circumstances giving rise to the obligations are set
     forth on Rent and Other Obligation Schedule attached hereto as Exhibit C.
     Tenant shall make all payments set forth on Exhibit C on the dates provided
     thereon.

          1.6 LANDLORD'S OPTION TO LEASE SECOND FLOOR SPACE. At any time during
     the term of this Lease, Landlord shall have the option to occupy and lease
     to others up to 5,962 rentable square feet of space on the second floor
     of Addition 1. Such space is identified on Exhibit B-1 as the "Option
     Space". Landlord's option shall be exercisable by providing written notice
     to Tenant identifying all or any portion of the Option Space which Landlord
     elects to occupy and lease to others. Such notice shall provide an
     effective date for such occupancy which shall be no less than twenty (20)
     days after the date of such notice (each such date an "Effective Date").
     This option may be exercised as to one or more increments during the term
     of this Lease. Each month after the effective date of the first notice by
     Landlord hereunder, Tenant shall receive as a credit against base monthly
     rent payable thereafter in an amount equal to $16.00 times the number of
     square feet of the Option Space which Landlord has then elected to occupy
     and lease to others divided by twelve (12). Upon the effective date of the
     first notice by Landlord to occupy and lease to others, Tenant shall pay to
     Landlord the sum of $37,000.00 to cover the costs of leasing commissions on
     the Option space and HVAC


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     improvements for the Option Space. Upon an Effective Date, the portion of
     the Option Space that is recaptured as provided herein shall not be
     considered part of the Leased Premises for any purpose hereunder,
     including, but not limited to, calculating the numerator of Tenant's
     Proportionate Share as such term is used herein.

     2. RENT

          2.1 BASE RENT. Tenant shall pay to Landlord at its office in Madison,
     Wisconsin, or such other place as Landlord may designate in writing, and
     without any deduction or offset (unless provided for in this Lease), as
     base rent ("Base Rent"), in advance on or before the first day of each
     calendar month during the Term the amounts set forth as Base Rent on
     Exhibit C.

          Base Rent shall commence on the Commencement Date. Base Rent will
     increase by four percent (4%) until 2011 as reflected in the Base Rent
     Schedule.

          If the Term of this Lease does not commence on the first day of a
     calendar month, the Base Rent for such fractional month shall be computed
     pro rata on the basis of thirty (30) days per month and paid to Landlord on
     the first day of the next succeeding calendar month along with the rent for
     such succeeding month.

          2.2 ADDITIONAL RENT. In addition to base rent, Tenant shall pay as
     part of the consideration for this Lease and as additional rent,
     hereinafter designated "additional rent," all additional amounts
     hereinafter provided for and the same shall be payable upon Landlord's
     demand except as otherwise expressly provided, including, but not limited
     to Tenant's Proportionate Share (as defined in Section 2.4) of real estate
     taxes, Common Area charges, and Tenant's Proportionate Share of Landlord's
     insurance and utilities.

          2.3 PAST DUE RENT. If Tenant shall fail to pay when due any base rent
     or additional rent, and such amount shall not be paid within ten (10) days
     after the date when due, such unpaid amounts shall bear interest from the
     due date thereof to the date of payment at the rate of ten percent (10%)
     per annum or the prime interest rate then charged by the U.S. Bank National
     Association or its successors or assigns, whichever is greater.

          2.4 REAL ESTATE TAXES. Landlord shall pay all general taxes on
     Landlord's Property, including all general real estate taxes, personal
     property taxes on Landlord's personal property located at Landlord's
     Property and installments for special assessments arising during the Term
     of the Lease. Tenant agrees to reimburse Landlord for Tenant's
     Proportionate Share of such taxes and assessments.

          Tenant's obligation for each tax and assessment described in this
     section shall be further prorated for the first Lease Year of this Lease
     between Landlord and Tenant as of the Commencement Date. Tenant's
     obligation for each tax and assessment described in this section shall be
     further prorated for the last Lease Year of the Term as of the last day of
     the Term.


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          Tenant shall, upon notice from Landlord, pay in escrow to Landlord
     one-twelfth (1/12) of Tenant's Proportionate Share of the estimated annual
     real estate taxes, personal property taxes and installments for special
     assessments for Landlord's Property on the first day of each month after
     such request. Tenant shall be responsible for the prompt payment of its pro
     rata share of any deficiency so that all such taxes shall be paid before
     the same become delinquent. Tenant's escrow payment shall be applied by
     Landlord to the payment of the taxes and assessments on the Landlord's
     Property. At the termination of this Lease, Tenant shall promptly pay
     Landlord for Tenant's Proportionate Share of the estimated taxes and
     assessments based upon that portion of the termination year this Lease is
     in effect. Such estimate shall be based upon the taxes and assessments for
     the preceding year. Any payment by Tenant in excess of Tenant's
     Proportionate Share of taxes and assessments for any tax year shall be
     refunded to Tenant (as soon as reasonably practicable). Landlord shall
     reasonably attempt to deliver such information by March 30 of each year.

          For purposes of this Section 2.4, Tenant's Proportionate Share is a
     percentage calculated by dividing the rentable square footage of the Leased
     Premises by the rentable square footage of all buildings located from time
     to time on Landlord's Property.

     3. INSTALLATIONS, REPAIRS AND MAINTENANCE OF LEASED PREMISES

          3.1 MAINTENANCE BY TENANT. Tenant shall at all times keep the Leased
     Premises and all partitions, doors, fixtures, equipment and appurtenances
     thereof (including but not limited to electrical, lighting, HVAC, and
     plumbing equipment, lines and fixtures servicing only the Leased Premises)
     in good order, condition and repair, including periodic painting as
     determined by Landlord, reasonable wear and tear excepted. If Tenant
     refuses or neglects to repair property as required hereunder and to the
     reasonable satisfaction of Landlord as soon as reasonably possible after
     written demand, Landlord may make such repairs without liability to Tenant
     for any loss or damage that may accrue to Tenant's property or to Tenant's
     business by reason thereof and upon completion thereof, Tenant shall pay
     Landlord's costs for making such repairs plus twenty percent (20%) for
     overhead, upon presentation of bill therefor, as additional rent. When used
     in this section or paragraph, the term "repairs" shall include replacements
     and renewals when necessary and all such repairs shall be equal in quality
     and class of original work.

          3.2 MAINTENANCE BY LANDLORD. Landlord shall keep foundations, exterior
     walls, roof and all other structural members, both interior and exterior of
     the Leased Premises and all Common Areas including, shared use equipment
     and any electrical, HVAC, and plumbing lines and equipment not exclusively
     servicing the Leased Premises (all of which shall be considered as part of
     the Common Area) in good repair and shall have access to the Leased
     Premises for such purpose, but Landlord shall not be required to make any
     such repairs which become necessary or desirable by reason of the
     negligence of Tenant, its agents, servants, employees or customers.
     Landlord shall enter into service contracts on all heating, ventilating and
     air conditioning units, including but not limited to changing filters,
     checking belts and oiling of units. Tenant shall pay


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     Tenant's Proportionate Share of the cost of such contracts as a Common Area
     charge pursuant to Section 5.4.

          3.3 EXTERIOR SIGNS. Landlord's Property shall be comprised of space
     with up to three (3) separate street entrances and postal addresses.
     Monument signs shall be made available for Tenant's signage at the 502 S.
     Rosa Road entrance in accordance with restrictions applicable to signs in
     the University Research Park. Landlord shall provide to Tenant, exterior,
     lobby directory and suite number signage for each entrance. All signs to be
     installed by Landlord or Tenant shall be approved in advance in writing by
     the Design Review Board. The cost of all signs, other than those furnished
     by Landlord, including the installation, maintenance, and removal thereof,
     shall be the responsibility of the Tenant. Tenant shall remove all signs
     installed by Tenant at the termination of this Lease. Such installations
     and removals shall be made in such a manner as to avoid injury, defacement
     or any other damages to the buildings and improvements. The cost of
     repairing any damage to the building caused by the installation, removal,
     or maintenance of the sign shall be borne by the Tenant.

          3.4 ALTERATIONS, CHANGES AND INSTALLATIONS BY TENANT. Tenant shall not
     make or cause to be made any alterations, additions or improvements to the
     Leased Premises, or cause to be installed any fixtures, interior or
     exterior lighting, plumbing equipment or mechanical equipment within the
     Leased Premises or any Common Areas, without the prior written consent of
     Landlord.

          3.5 FIXTURES AND EQUIPMENT. Subject to Section 3.4, Tenant may, at its
     own expense, furnish and install such business and trade fixtures in and on
     the Leased Premises as may be necessary or desirable for Tenant's business.
     Upon expiration of this Lease, Tenant may remove such business and trade
     fixtures provided that Tenant shall promptly repair any damage caused by
     their removal. Landlord and Tenant acknowledge that all business and trade
     fixtures currently located within the Leased Premises are the property of
     the Landlord. Tenant may, at its own expense, install equipment within the
     Leased Premises and such equipment shall remain the property of the Tenant
     and shall be removed by Tenant upon the termination of this Lease.

          3.6 LIENS AND OBLIGATIONS. Tenant agrees not to create or to permit
     others to create any lien or obligations against Landlord or the Leased
     Premises in making alterations, repairs or in installing materials,
     fixtures or equipment. If a lien or obligation is claimed against Landlord
     or the Leased Premises, Tenant shall either (a) provide Landlord with a
     bond in the amount of that claim, or (b) cause that claim to be released.
     Tenant further agrees to hold Landlord harmless from all claims and demands
     by any third party in any manner connected with such alterations, repairs
     or installations or with Tenant's occupancy for such purpose. Tenant shall
     comply with all laws and all directions, rules and regulations of all
     governmental regulatory bodies or officials having jurisdiction over such
     alterations, repairs or installations, except that Tenant shall not be
     required to comply with any laws, regulations or orders by governmental
     authority necessitating structural alterations, changes, repairs or
     additions, unless made necessary by the act or work performed by Tenant, in
     which case Tenant shall so comply, at its own


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     expense, after first procuring the written consent of Landlord, which
     consent will not be unreasonably withheld, conditioned or delayed.

     4. CONDUCT OF BUSINESS

          4.1 BUSINESS USE. It is understood and agreed that the Leased Premises
     shall be used and occupied by Tenant as office, laboratory, and light
     manufacturing facility. Tenant shall not use the Leased Premises for any
     use not identified as a permitted use by any zoning ordinance or other
     governmental regulation relating to the Leased Premises or approved as a
     conditional use by the governmental bodies having zoning authority. No use
     shall be permitted, or acts done, which will cause a cancellation of any
     insurance policy covering the Leased Premises. Tenant shall not sell,
     permit to be kept, used or sold in or about the Leased Premises any article
     which may be prohibited by the standard form of fire insurance policy. In
     the event Tenant's use of the Leased Premises results in an increase in the
     cost of any insurance relating to the Landlord's Property, Tenant shall pay
     such additional cost to Landlord upon demand. Tenant shall comply with all
     applicable laws, ordinances, regulations, and/or deed and plat restrictions
     affecting the use and occupancy of the Leased Premises. Tenant shall not
     commit, or permit to be committed, any waste or nuisance on the Leased
     Premises.

          4.2 UTILITY CHARGES. Tenant shall be solely responsible for and
     promptly pay all charges for heat, water, gas, sewer, electricity or any
     other utility used or consumed in the Leased Premises, including
     supplemental heating. The Leased Premises may be comprised of
     non-contiguous areas. In the event that portions of the Leased Premises are
     not separately metered, Tenant shall pay Tenant's Proportionate Share of
     utility costs for the portion of the Leased Premises not separately
     metered. For purposes of this Section 4.2, Tenant's Proportionate Share is
     a percentage calculated by dividing the rentable square footage of
     improvements on Landlord's Property serviced by a separate utility meter by
     the rentable square footage of the portion of the Leased Premises serviced
     by such meter. Landlord reserves the right to implement other appropriate
     allocation methods to fairly allocate utility costs between tenants sharing
     a utility meter based on differing usage. In no event shall Landlord be
     liable for an interruption or failure in the supply of any such utilities
     to the Leased Premises.

          4.3 TAXES ON LEASEHOLD. Tenant shall be responsible for and shall pay
     before delinquency all municipal, county, state, or other taxes assessed
     during the Term of this Lease against any leasehold interest or personal
     property of any kind, owned by or placed in, upon or about Leased Premises
     by Tenant.

          4.4 ASSIGNMENT OR SUBLETTING. Tenant agrees not to sell, assign,
     mortgage, pledge or in any manner transfer this Lease or any estate or
     interest thereunder and not to sublet the Leased Premises or any part or
     parts thereof without the prior written consent of Landlord in each
     instance which consent shall not be unreasonably withheld, conditioned or
     delayed. Consent by Landlord to one assignment of this Lease or to one
     licensing or subletting of the Leased Premises shall not be a waiver of
     Landlord's rights hereunder as to subsequent assignment or subletting.
     Furthermore, Landlord's consent to any assignment or sublease shall not, in
     the absence of language to the contrary contained


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     within said assignment or sublease, release Tenant from the covenant to pay
     rent or any other covenant owed by Tenant to Landlord under this Lease.
     Landlord's rights to assign this Lease are and shall remain unqualified.

          4.5 RULES AND REGULATIONS. The rules and regulations appended to this
     Lease as Exhibit D are hereby made a part of this Lease. The rules and
     regulations adopted by the Landlord shall be reasonable, in writing and
     provided to Tenant in order to be effective. Tenant agrees to comply with
     and observe the rules and regulations. Tenant's failure to keep and observe
     said rules and regulations shall constitute a breach of the terms of this
     Lease in the manner as if the same were contained herein as covenants.
     Landlord reserves the right from time to time to amend or supplement said
     rules and regulations and to adopt and promulgate additional rules and
     regulations applicable to Leased Premises and Landlord's Property, provided
     that such additional rules and regulations do not unreasonably interfere
     with Tenant's use and enjoyment of the Leased Premises. Any such additional
     rules and regulations, and amendments and supplements, if any, shall be
     given to Tenant in writing, and Tenant agrees thereupon to comply with and
     observe all such rules and regulations and amendments thereto and
     supplements thereof.

          4.6 SURRENDER. On the last day of the Term of this Lease, including
     any extended term, or upon the sooner termination thereof, Tenant shall
     peaceably and quietly surrender the Leased Premises and all improvements
     thereon in the same condition as at the commencement of this Lease, in good
     order, condition and repair, fire and other unavoidable casualty, and
     reasonable wear and tear excepted. All alterations, additions, and
     improvements (other than Tenant's business and trade fixtures) which may be
     made or installed by either Landlord or Tenant upon the Leased Premises or
     in Common Areas shall remain the property of Landlord and shall remain upon
     and be surrendered without disturbance, molestation or injury at the
     termination of the Term of this Lease, whether by the elapse of time or
     otherwise, all without compensation or credit to Tenant. On or before the
     last day of the Term, Tenant shall remove all business, trade fixtures,
     equipment and personal property from the Leased Premises and shall repair
     any damage occasioned by such removal. Any personal property not removed by
     Tenant shall be deemed abandoned and shall become the property of Landlord;
     provided, that the Landlord shall have the option to effect said removals
     and Tenant shall pay Landlord, on demand, the cost of removal thereof, with
     interest at the rate of ten percent (10%) per annum from the date of such
     removal by Landlord, or the prime interest rate established by U.S. Bank
     National Association or its successors or assigns, whichever is higher.

          The delivery of the keys to the Leased Premises to Landlord at the
     place then fixed for the payment of rent shall constitute surrender of the
     Leased Premises by Tenant and acceptance of the keys by Landlord shall
     constitute acceptance by Landlord of such surrender. Such acceptance by
     Landlord shall not constitute a waiver of any rights to recover damages
     under terms of this Lease. This method of surrender shall not be exclusive
     and shall be in addition to all other methods of surrender.

          Anything in this section to the contrary notwithstanding, at any
     termination of this Lease, Landlord shall have a lien upon all of the
     property of Tenant then located in or


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     upon the Leased Premises to secure the payment of any amounts due from
     Tenant to Landlord by reason of this Lease or to secure the payment of
     damages, and Landlord may retain possession of such property until payment
     in full of said amounts. Said lien shall not be defeated by placing such
     property in storage. If Tenant has not redeemed said property within ninety
     (90) days after the termination of said Lease, Landlord may sell such
     property at public or private sale without further notice to Tenant, and
     shall apply in a reasonable manner determined by Landlord the proceeds of
     sale to reduce the amounts then owed from Tenant to Landlord.

     5. COMMON USE AREAS AND FACILITIES

          5.1 COMMON AREA. As used herein, "Common Area" shall include all of
     that portion of the improvements on and all areas within the Landlord's
     Property which are designed for the common use and benefit of all tenants
     of Landlord's Property as the same may exist from time to time. Landlord
     reserves the right to change building perimeters, add additional buildings,
     drives, or other structures and to make other changes desired, provided
     only that reasonable access to, parking for and use of the Leased Premises
     is at all times provided and maintained.

          5.2 USE OF COMMON AREA. Landlord hereby grants to Tenant, its
     employees, agents, customers and invitees, the nonexclusive right during
     the Term of this Lease to use the Common Area, as the same may exist from
     time to time constituted, such use to be in common with Landlord and all
     tenants of Landlord from time to time, its and their employees, agents,
     customers and invitees, except when the same are being repaired.

          5.3 OPERATION AND MAINTENANCE. The Common Area shall at all times be
     subject to the exclusive control and management of Landlord and Landlord
     shall manage, operate, repair and maintain the Common Area and its
     facilities in a clean and sightly condition. The manner in which such area
     and facilities shall be maintained and the expenditures therefor shall be
     at the Landlord's sole discretion.

          5.4 PREVENTING PUBLIC RIGHTS. If Landlord deems it necessary in order
     to prevent the acquisition of special rights, Landlord may from time to
     time close all or any portion of the Common Area or take such action as
     shall be reasonably appropriate for that purpose.

          5.5 CHARGE FOR COMMON AREA AND FACILITIES. During the Term of this
     Lease, Tenant shall pay to Landlord an annual charge which shall be
     Tenant's Proportionate Share of the Landlord's actual cost of operating,
     repairing, and maintaining the Common Area and other facilities which shall
     include, but shall not be limited to common hallways and lobbies,
     driveways, parking areas, landscaped and vacant areas, area-ways, walks,
     curbs, corridors, gardens, sanitary and storm sewers, signs, public
     facilities such as washrooms, drinking fountains, toilets, the cost of
     operating, repairing, lighting, heating, air conditioning, cleaning,
     painting, removing of snow, ice and debris, policing and inspecting,
     insurance for hazards and other risks, maintenance including but not
     limited to such repair of paving, curbs, walkways, driveways, landscaping
     and drainage and lighting facilities as may be necessary from time to time
     to keep the same in


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     good condition and repair, a reasonable allowance for the depreciation of
     maintenance equipment, a reasonable allowance for Landlord's overhead costs
     in conjunction with the foregoing, and all costs and expenses other than
     those of a capital nature, but excluding legal fees recovered by Tenant
     from Landlord in any litigation relating to this Lease. Landlord shall
     provide Tenant an itemized statement of such costs upon request.

          5.6 FORMULA FOR PROPORTIONATE SHARE. The annual charge for Common Area
     maintenance and facilities shall be computed on the basis of twelve (12)
     consecutive calendar months commencing and ending on dates designated by
     the Landlord and shall be paid, as additional rent, in advance in monthly
     installments on the first day of each calendar month in an amount estimated
     by Landlord. Within sixty (60) days after the end of each such twelve (12)
     month period, Landlord shall determine and furnish to Tenant a computation
     of the actual amount charged for such period; and the amounts so estimated
     and paid during such period shall be adjusted promptly (including
     adjustments on a pro rata basis for any partial such period at either end
     of the Lease Term) by one party's paying to the other whatever amount is
     necessary to effectuate such adjustment.

          For the purposes of this Section 5.6, Tenant's Proportionate Share is
     a percentage calculated by dividing the rentable square footage of the
     Leased Premises by the rentable square footage of all buildings located
     from time to time on Landlord's Property

          5.7 BASIS FOR CHANGES. Tenant's Proportionate Share shall be adjusted
     each time there is any change in the area of the Leased Premises or of all
     buildings constructed from time to time on Landlord's Property. Changes in
     any particular floor area occurring during any calendar month shall be
     effective on the first day of the next succeeding calendar month and the
     amounts of any floor area in effect for the whole of any year shall be the
     average of the total amounts in effect on the first day of each calendar
     month in such year.

     6. INSURANCE

          6.1 CASUALTY INSURANCE. Landlord shall at all times during the Term of
     this Lease keep all improvements which are now or hereafter located on the
     Landlord's Property insured against loss or damage by fire and the extended
     coverage hazards at full insurance value with loss payable to Landlord,
     Landlord's mortgagee and such other parties as Landlord may designate, as
     their interests may appear.

          Tenant agrees to reimburse Landlord for Tenant's Proportionate Share
     of the cost of such insurance. Tenant's Proportionate Share under this
     Section 6.1 shall be that proportion which the rentable area in the Leased
     Premises bears to the total rentable area in the buildings located from
     time to time on the Landlord's Property. Each month Tenant shall pay to
     Landlord an amount equal to one-twelfth (1/12) of Tenant's Proportionate
     Share of the estimated annual casualty insurance premium. Upon Landlord's
     receipt of any premium notice, Tenant shall upon demand make up any
     deficiency to the extent of Tenant's Proportionate Share of the estimated
     annual casualty


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     insurance premium. Tenant shall receive a credit if Tenant's estimated
     payments exceed the actual amount of Tenant's Proportionate Share of such
     insurance costs.

          6.2 PUBLIC LIABILITY INSURANCE. Landlord shall at all times during the
     Term of this Lease keep in full force and effect a policy of public
     liability and property damage insurance with respect to the Landlord's
     Property and all business operated thereon, with limits of public liability
     not less than One Million and No/100 ($1,000,000.00) Dollars for injury or
     death in any one occurrence, and property damage liability insurance in the
     amount of One Hundred Thousand and No/100 ($100,000.00) Dollars. The
     policies shall name Landlord, Tenant and Landlord's mortgagees as
     co-insureds as their interests may appear. Upon written request by Tenant,
     Landlord shall provide the Tenant with evidence of such insurance,
     including identification of the Tenant as a co-insured. Landlord may from
     time to time during the Term of this Lease increase the above stated
     coverage in its discretion. Tenant shall reimburse Landlord for Tenant's
     Proportionate Share of the cost of such insurance in the same manner as
     provided in Section 6.1 regarding casualty insurance.

          6.3 TENANT'S CONTENTS. Tenant shall be responsible for obtaining such
     insurance as it may deem advisable for all property located in the Leased
     Premises and in Common Areas. It is understood that the insurance carried
     by Landlord does not cover the risk of loss or damage to Tenant's property.
     Tenant waives any claim against Landlord and shall save Landlord harmless
     from any claim for loss or damage to contents, merchandise, fixtures,
     equipment or work done by Tenant regardless of the cause of any such damage
     or loss.

          6.4 INCREASE IN FIRE INSURANCE. Tenant agrees that it will not keep or
     use, in or upon the Leased Premises any article which may be prohibited by
     the standard form fire insurance policy. If Tenant's use or occupancy
     causes any increase in premiums for fire or casualty insurance on the
     Landlord's Property, or the Leased Premises, or any part thereof, above the
     rate of the least hazardous type of occupancy legally permitted in the
     Leased Premises, Tenant shall pay the additional premium on such insurance.
     No part of such additional premium resulting from the use or occupancy of
     another tenant shall be charged to Tenant under Sections 6.1 and/or 6.2 of
     this Lease. The Tenant shall also pay in such event any additional premium
     on any rent insurance policy that may be carried by the Landlord for its
     protection against rent loss through fire or other casualty. Bills for such
     additional premiums shall be rendered by Landlord to Tenant at such times
     as Landlord may elect, and shall be due and payable by Tenant when
     rendered, and the amount thereof shall be deemed to be, and be paid as,
     additional rent.

          6.5 HOLD HARMLESS. Landlord shall not be liable for any loss, injury,
     death, or damage to persons or property (a) which at any time may be
     suffered or sustained by Tenant or by any person whosoever may at any time
     be using, occupying or visiting the Leased Premises, or (b) which at any
     time may be suffered or sustained on the Leased Premises by Tenant's
     employees, agents, invitees or persons occupying or visiting the Leased
     Premises, unless such loss, injury or death is caused by the Landlord's
     negligence or misconduct, and Tenant shall indemnify Landlord against all
     claims, liability, loss or damage whatsoever on account of any such loss,
     injury, death, or damage. Tenant shall


                                       10

<PAGE>

     indemnify Landlord against all claims, liability, loss or damage arising by
     reason of the negligence or misconduct of Tenant, its agents or employees.
     Tenant hereby waives all claims against Landlord for damages to the
     building and improvements that are now on or hereafter placed or built on
     the Landlord's Property and to the property of Tenant in, on, or about the
     Landlord's Property, and for injuries to persons or property in or about
     the Landlord's Property, from any cause arising at any time. The preceding
     sentences shall not apply to loss, injury, death, or damage arising by
     reason of the negligence or misconduct of Landlord, its agents, or
     employees.

          Tenant shall not be liable for any loss, injury, death or damage to
     persons or property which at any time may be suffered or sustained by third
     parties, including Landlord's agents, employees or contractors, or
     whosoever may at any time be using or occupy or visiting portions of the
     Landlord's Property other than the Leased Premises, or be in, on or about
     the same, to the extent such loss, injury, death or damage shall be caused
     by or in any way result from or arise out of any act, omission or
     negligence of Landlord, its agents, employees or contractors, or of any
     occupant, tenant, visitor or user of any portion of the Landlord's
     Property, other than the Leased Premises, and Landlord shall indemnify
     Tenant against all claims, liability, loss or damage whatsoever on account
     of any such loss, injury, death or damage. The preceding sentence shall not
     apply to loss, injury, death or damage to the extent caused by the
     negligence or misconduct of Tenant or its agents, employees or contractors.

          6.6 WAIVER OF SUBROGATION. Landlord and Tenant hereby release each
     other from any and all liability or responsibility to the other (or to
     anyone claiming through or under them by way of subrogation or otherwise)
     for any loss or damage to property caused by fire or any of the extended
     coverage or supplementary insurance contract casualties, even if such fire
     or other casualty shall have been caused by the fault or negligence of the
     party or anyone for whom such party may be responsible, provided, however,
     that this release shall be applicable and in force and effect only in
     respect to loss or damage occurring during such time as the releaser's
     policies shall contain a clause or endorsement to the effect that any such
     release shall not adversely affect or impair or prejudice the right of the
     releaser to recover thereunder. Landlord and Tenant each agree that their
     policies will include such a clause or endorsement so long as the same is
     obtainable and if not obtainable, shall so advise the other in writing and
     such notice shall release both parties from the obligation to obtain such a
     clause or endorsement.

     7. DESTRUCTION OF LEASED PREMISES

          7.1 DESTRUCTION OF LEASED PREMISES. If the building in which the
     Leased Premises is damaged or partially destroyed by fire or other casualty
     to the extent of less than one-quarter (1/4) of the then cost of
     replacement thereof above foundation, the same shall be repaired as quickly
     as is practicable, by Landlord, except that the obligation of Landlord to
     rebuild shall be limited to repairing or rebuilding of Landlord's
     improvements. If the building in which the Leased Premises is so destroyed
     or damaged to the extent of one-quarter (1/4) or more of the then
     replacement cost thereof, then Landlord may elect not to repair or rebuild
     by giving written notice of termination to the Tenant, in which event this
     Lease shall be terminated as of the date of such notice.


                                       11

<PAGE>

          7.2 REBUILDING BY LANDLORD. If Landlord shall undertake to restore or
     repair the building which includes the Leased Premises, it shall initiate
     and pursue the necessary work with all reasonable dispatch, in a manner
     consistent with sound construction methods. All such work will be
     undertaken and completed in a first-class manner using skilled contractors
     and new, high quality materials.

          7.3 ABATEMENT OF RENT UPON DESTRUCTION OF PREMISES. If such damage or
     partial destruction renders the Leased Premises wholly untenantable, the
     base rent shall abate until the Leased Premises have been restored and
     rendered tenantable. If such damage or partial destruction renders the
     Leased Premises untenantable only in part, the base rent shall abate
     proportionately as to the portion of the Leased Premises rendered
     untenantable. Rent shall not abate under this section if the damage or
     destruction is caused by the negligence or misconduct of Tenant, its
     agents, employees, customers or invitees.

     8. EFFECT OF CONDEMNATION

          8.1 TOTAL CONDEMNATION. In the event that the Leased Premises or such
     part of the Leased Premises as will render the remainder untenantable,
     shall be appropriated or taken under the power of eminent domain by any
     public or quasi-public authority, this Lease shall terminate and expire as
     of the date of taking.

          8.2 PARTIAL CONDEMNATION. In the event of any other partial
     condemnation, Tenant shall have the option of terminating this Lease on the
     effective date of such condemnation by written notice to Landlord prior to
     such effective date, unless Landlord shall provide to Tenant within a
     reasonable time after such effective date reasonably comparable space to
     that taken.

          8.3 LANDLORD'S DAMAGES. In the event of any condemnation or taking,
     whether whole or partial, the Tenant shall not be entitled to any part of
     the award paid for such condemnation and Landlord is to receive the full
     amount of such award. The Tenant hereby expressly waives any rights or
     claim to any part thereof.

          8.4 TENANT'S DAMAGES. Although all damages in the event of any
     condemnation are to belong to the Landlord whether such damages are awarded
     as compensation for diminution in value of the leasehold or to the fee of
     the Leased Premises, Tenant shall have the right to claim and recover from
     the condemning authority, but not from Landlord, such compensation as may
     be separately awarded or recoverable by Tenant in Tenant's own right on
     account of any and all damage to Tenant's business by reason of the
     condemnation, and for or on account of any cost or loss to which Tenant
     might be put in removing Tenant's property.

     9. REMEDIES

          9.1 EVENTS OF DEFAULT BY TENANT. Upon the failure by Tenant to pay
     rent when due, Landlord may terminate this Lease or Tenant's right to use
     and occupy the Leased Premises by ten (10) days' written notice to Tenant
     unless Tenant within such ten (10) days pays all rent due. Upon the
     happening of any one or more of the following


                                       12

<PAGE>

     events: (a) the levying of a writ of execution or attachment on or against
     the property of Tenant; (b) the taking of any action for the voluntary
     dissolution of Tenant; (c) the commencement of a mechanic's lien
     foreclosure action against Tenant as a result of a mechanic's lien or claim
     therefor against the land or building of which the Leased Premises are a
     part; (d) the failure of Tenant to perform any other of the terms,
     provisions, and covenants of this Lease, Landlord may terminate this Lease
     or Tenant's right to use and occupy the Leased Premises by thirty (30)
     days' written notice to Tenant unless Tenant, within such thirty (30) day
     period, cures the specified default or, if the default is of a character
     which cannot be cured within thirty (30) days, the Tenant commences and
     diligently pursues the cure of such default within thirty (30) days.

          9.2 RE-ENTRY BY LANDLORD. Upon such termination of the Lease or
     termination of Tenant's right to use and occupy the Leased Premises as
     aforesaid, or if Tenant at any time during the Term of this Lease vacates
     the Leased Premises or ceases operating its business in the Leased
     Premises, Landlord may reenter the Leased Premises.

          9.3 RIGHT TO RELET. Should Landlord elect to reenter, as herein
     provided, or should it take possession pursuant to legal proceedings or
     pursuant to any notice provided for by law, it may either terminate this
     Lease or it may from time to time without terminating this Lease, make such
     alterations and repairs as may be necessary in order to relet the Leased
     Premises, and relet the Leased Premises or any part thereof for such term
     or terms (which may be for a term extending beyond the Term of this Lease)
     and at such rental or rentals upon such other terms and conditions as
     Landlord in its sole discretion may deem advisable upon each such
     reletting. All rentals received by the Landlord from such reletting shall
     be applied, first, to the payment of any indebtedness other than rent due
     hereunder from Tenant to Landlord; second, to the payment of any costs of
     such alterations and repairs; third, to the payment of rent due and unpaid
     future rent as the same may become due and payable hereunder. If such
     rentals received from such reletting during the month be less than that to
     be paid during that month by Tenant hereunder, Tenant shall pay any such
     deficiency to Landlord. Such deficiency shall be calculated and paid
     monthly. No such re-entry or taking possession of said Leased Premises by
     Landlord shall be construed as an election in its part to terminate this
     Lease unless a written notice of such intention be given to Tenant or
     unless the termination thereof be decreed by a court of competent
     jurisdiction. Notwithstanding any such reletting without termination,
     Landlord may at any time thereafter elect to terminate this Lease for such
     previous breach. Should Landlord at any time reenter or terminate this
     Lease for any breach, in addition to any other remedies it may have, it may
     recover from Tenant all damages it may incur by reason of such breach,
     including the cost of recovering the Leased Premises and reasonable
     attorney's fees. All which amounts shall be immediately due and payable
     from Tenant to Landlord.

          9.4 PARTIES MAY REMEDY DEFAULTS. In the event of any breach hereunder
     by either party, and in lieu of Landlord's terminating this Lease as herein
     provided, Landlord or Tenant respectively may immediately or at any time
     thereafter, after having given the other party the requisite notice to
     correct the same and that time for such correction having elapsed, cure
     such breach for the account and at the expense of the other party. If
     Landlord or Tenant at any time, by reason of such breach, is compelled to
     pay, or elects


                                       13

<PAGE>

     to pay, any sum of money or do any act which will require the payment of
     any sum of money, or incurs any expense, including reasonable attorney's
     fees, in instituting or prosecuting any action or proceeding to enforce
     such party's rights hereunder, the sum or sums so paid or incurred by such
     party, if paid or incurred by Landlord, shall be deemed to be additional
     rent hereunder and shall be due from Tenant to Landlord on the first day of
     the month following the payment of such respective sums, and if paid or
     incurred by Tenant, shall be due and payable by Landlord on demand with
     interest at the rate provided in Section 4.7 hereof. This option is given
     to the parties is intended for their protection and its existence shall not
     release the parties from the obligation to perform the terms and covenants
     herein provided to be performed by the respective parties or deprive
     Landlord of any legal rights which it may have by reason of any default of
     Tenant.

          9.5 LANDLORD'S REMEDIES: LIQUIDATED DAMAGES. In the event that at any
     time, whether before or after the commencement of the Term hereof, a
     bankruptcy petition shall be filed by Tenant or against Tenant and Tenant
     shall thereafter be adjudicated a bankrupt, or such petition shall be
     approved by the court, in any court or pursuant to any statute either of
     the United States or of any State, whether in bankruptcy, insolvency, for
     reorganization under Chapter XI or XIII of the Bankruptcy Act or under any
     other provisions of the Bankruptcy Act, or under the provisions of any law
     of like impact, for the appointment of a receiver or trustee of Tenant or
     for the property of Tenant, or if Tenant shall make an assignment of
     Tenant's property for the benefit of its creditors, or if proceedings are
     instituted in a court of competent jurisdiction for the reorganization,
     liquidation or involuntary dissolution of Tenant, then immediately upon the
     happening of any such event, and without any entry or other act by
     Landlord, this Lease and the Term and estate hereby granted (whether or not
     the Term shall therefore have commenced) shall expire, terminate and come
     to an end in the same manner and with the same force and effect as if the
     date of such occurrence were the date hereinbefore fixed for the expiration
     of the Term hereof. In the event of the termination of the Term hereof by
     the happening of any such event, Landlord shall forthwith upon such
     termination, and any other provisions of this Lease to the contrary
     notwithstanding, become entitled to recover as and for liquidated damages
     caused by such breach of the provisions of this Lease an amount equal to
     the difference between the then cash value of the rent reserved hereunder
     for the unexpired portion of the demised Term and the then cash rental
     value of the Leased Premises for such unexpired portion of the Term hereby
     demised unless the statute which governs or shall govern the proceeding in
     which such damages are to be provided limits or shall be entitled to prove
     as and for liquidated damages an amount equal to that allowed by or under
     such statute. The provision of this section shall be without prejudice to
     Landlord's right to prove in full damages for rent accrued prior to the
     termination of this Lease but not paid. This provision of the Lease shall
     be without prejudice of any rights given Landlord by any pertinent statute
     to prove any amounts allowed thereby. In making such computation, the then
     cash rental value of the Leased Premises shall be deemed prima facie to be
     the rent realized upon any reletting, if such reletting can be accomplished
     by Landlord within a reasonable time after such a termination of this
     Lease.

          9.6 EXPENSES OF LANDLORD. Upon the occurrence of an event of default
     by Tenant, notwithstanding anything herein to the contrary and whether or
     not Landlord


                                       14

<PAGE>

     terminates this Lease, or if Landlord is the prevailing party in any action
     to enforce or adjudicate this Lease or determine the rights of the parties
     thereunder, Tenant shall promptly, upon request, reimburse Landlord for all
     costs and expenses reasonably incurred in enforcing this Lease, including
     reasonable attorneys' fees.

          9.7 WAIVER OF REDEMPTION. Tenant hereby expressly waives any and all
     rights of redemption granted by or under any present or future laws in the
     event of Tenant's being evicted or dispossessed for any cause, or in the
     event of Landlord's obtaining possession of the Leased Premises, by reason
     for the violation by Tenant of any of the covenants or conditions of this
     Lease, or otherwise.

          9.8 DEFAULTS OF LANDLORD. Should Landlord be in default under the
     terms of this Lease, Landlord shall cure such default within thirty (30)
     days after written notice of such default from Tenant, or in the event such
     default is of such a character as to require more than thirty (30) days to
     cure, Landlord shall use due diligence to cure such default.

          9.9 RIGHTS CUMULATIVE. All rights and remedies of Landlord and Tenant
     herein enumerated shall be cumulative and none shall exclude any other
     right or remedy allowed by Law, and said rights and remedies may be
     exercised and enforced concurrently and whenever and as often as occasion
     therefor arises.

     10. MISCELLANEOUS

          10.1 SUBORDINATION. At Landlord's option, this Lease shall be
     subordinated to any existing mortgages covering the Leased Premises, any
     extension or renewal thereof, or to any new mortgages which may be placed
     thereon from time to time, provided, however, anything to the contrary
     contained herein notwithstanding, every such mortgage shall contain a
     provision that the mortgagee shall recognize the validity of this Lease in
     the event of foreclosure of the Landlord's interest so long as Tenant shall
     not be in default under the terms of this Lease. Tenant shall execute
     whatever instruments may be required to effect such subordination.

          10.2 SALE OF PROPERTY. Landlord shall have the right at any time to
     sell, transfer or convey its interest in all or any portion(s) of
     Landlord's Property, improvements and buildings of which the Leased
     Premises are a part to any person, firm or corporation whatsoever, and upon
     any such sale, transfer or conveyances, Landlord shall cease to be liable
     under any covenant, condition or obligation imposed upon it by this Lease,
     or any of the terms and provisions thereof; provided, however, that any
     such sale, transfer or conveyance shall be subject to this Lease and that
     all of the Landlord's covenants and obligations contained herein shall be
     binding upon the subsequent owner or owners thereof; and provided further
     that such transferee from Landlord shall in writing assume the obligations
     of Landlord hereunder.

          10.3 OFFSET STATEMENT. Within ten (10) days after request therefor by
     Landlord, or in the event that upon any sale, assignment or hypothecation
     of the Leased Premises and/or all or any portion(s) of the Landlord's
     Property by Landlord an offset statement shall be required by Tenant;
     Tenant agrees to deliver in recordable form a


                                       15

<PAGE>

     certificate to any proposed mortgagee or purchaser, or to Landlord,
     certifying (if such be the case) that this Lease is in full force and
     effect and that there are no defenses or offsets thereto, or stating those
     claimed by Tenant.

          10.4 ATTORNMENT. Tenant shall, in the event any proceedings are
     brought for the foreclosure of, or in the event of exercise of the power or
     sale under any mortgage made by the Landlord covering the Leased Premises,
     attorn to the purchaser upon any such foreclosure or sale and recognize
     such purchaser as the Landlord under this Lease.

          10.5 RECORDING. Tenant shall not record this Lease without the written
     consent of Landlord; however, upon the request of either party hereto the
     other party shall join in the execution of memorandum or so called "short
     form" of this Lease for the purpose of recordation. Said memorandum or
     short form of this Lease shall describe the parties, the Leased Premises
     and the Term of this Lease and shall incorporate this Lease by reference.

          10.6 EXCAVATIONS. In case any excavation shall be made for buildings
     or improvements or for any other purpose upon the land adjacent to or near
     the Leased Premises, Tenant will afford to Landlord, or the person or
     persons, firms or corporations causing or making such excavation, license
     to enter upon the Leased Premises for the purpose of doing such work as
     Landlord or such person or persons, firms or corporations shall deem to be
     necessary to preserve the walls or structures of the building from injury,
     and to protect the building by proper securing of foundations. Insofar as
     Landlord may have control over the same, all such work shall be done in a
     manner as will not materially interfere with the operation of Tenant's
     business in the Leased Premises.

          10.7 ACCESS TO LEASED PREMISES. Tenant shall permit Landlord, its
     agents and employees, upon reasonable prior notice, to enter the Leased
     Premises at all reasonable times, for the purpose of making repairs,
     additions or alterations to the building in which the Leased Premises are
     located, or for the purpose of inspecting or for the purpose of posting
     notices of availability for rent without any rebate or abatement of rent
     and without any liability for any loss of occupation or quiet enjoyment of
     the Leased Premises. In addition, upon the request of Landlord, Tenant will
     promptly, within three (3) days of Landlord's request, furnish to Landlord
     copies of all reports, filings and records required to be maintained by
     Tenant with respect to hazardous materials located or used in the Leased
     Premises, including all "Material Safety Data Sheets." The exercise by
     Landlord of any of its rights under this provision shall not be deemed an
     eviction or disturbance of Tenant's use and possession of the Leased
     Premises.

          10.8 QUIET ENJOYMENT. If and so long as Tenant pays the rent reserved
     by this Lease and performs and observes all of the covenants and provisions
     hereof, Tenant shall quietly enjoy the Leased Premises, subject, however,
     to the terms of this Lease.

          10.9 NOTICES. Any notice required or permitted under this Lease shall
     be deemed sufficiently given or served if sent by certified mail to Tenant
     at the address of the Leased Premises, and to Landlord at its office or
     such other place as it may designate in writing, and either party may by
     like written notice at any time and from time to time


                                       16

<PAGE>

     designate a different address to which notices shall subsequently be sent.
     Notices given in accordance with these provisions shall be deemed received
     when mailed.

          10.10 HOLDING OVER. In the event Tenant remains in possession of the
     Leased Premises after the expiration of this Lease and without the
     execution of a new Lease, it shall be deemed to be occupying said premises
     as a Tenant from month-to-month, subject to all conditions, provisions and
     obligations of this Lease insofar as the same are applicable to a
     month-to-month tenancy. Nothing in this section shall operate to preclude
     Landlord from removing Tenant from the Leased Premises upon the expiration
     of this Lease.

          10.11 CONSENTS BY LANDLORD. Whenever under this Lease provision is
     made for Tenant securing the written consent or approval of Landlord, such
     consent or approval will not be unreasonably withheld.

          10.12 SUCCESSORS AND ASSIGNS. The terms, covenants and conditions
     hereof shall be binding upon and inure to the successors in interest and
     assigns of the parties hereto.

          10.13 GOVERNMENTAL REGULATIONS. Tenant shall, at Tenant's sole cost
     and expense, comply with all of the requirements of all city, county,
     municipal, state, federal and other applicable governmental authorities,
     now in force, or which may hereafter be in force, pertaining to signs,
     installations, repairs and business operations in the Leased Premises and
     shall faithfully observe all statutes now in force or which may hereafter
     be in force.

          10.14 CERTAIN EXPENSES OF LANDLORD. Any out-of-pocket expenses
     reasonably incurred by Landlord for purposes of considering or acting upon
     any request for consent or waiver under, or modification of, any of the
     provisions of this Lease, including reasonable attorney's fees, shall be
     promptly reimbursed by Tenant upon Landlord's request.

          10.15 FORCE MAJEURE. In the event that either Landlord or Tenant shall
     be delayed or hindered in or prevented from the performance of any act
     required hereunder by reason of strikes, lock outs, labor disputes,
     inability to procure materials, failure of power, restrictive governmental
     laws or regulations, riots, insurrection, war or other reason of a like
     nature not attributable to the negligence or fault of the party delayed in
     performing work or doing acts required under the terms of this Lease, then
     performance of such act shall be excused for the period of the unavoidable
     delay and the period for the performance of any such act shall be extended
     for an equivalent period. Provided, however, that this provision shall not
     operate to excuse Tenant from the timely payment of rent and other payments
     required by the terms of this Lease.

          10.16 GENERAL. Nothing contained in this Lease shall be deemed or
     construed by the parties hereto or by any third party to create the
     relationship of principal and agent or of partnership or of joint venture
     or of any association between Landlord and Tenant, it being expressly
     understood and agreed that neither the method of computation of rent nor


                                       17

<PAGE>

     any other provisions contained in this Lease nor any acts of the parties
     hereto shall be deemed to create any relationship between Landlord and
     Tenant other than the relationship of landlord and tenant. No waiver of any
     default of Tenant or Landlord hereunder shall be implied from any omission
     by Landlord or Tenant any action on account of such default if such default
     persists or is repeated, and no express waiver shall affect any default
     other than the default specified in the express waiver and that only for
     the time and to the extent therein stated. One or more waivers of any
     covenant, term or condition of this Lease by Landlord or Tenant shall not
     be construed as a waiver of a subsequent breach of the same covenant, term
     or conditions. The consent or approval by Landlord to or of any act by
     Tenant requiring the Landlord's consent or approval shall not be deemed to
     waive or render unnecessary Landlord's consent or approval to or of any
     subsequent similar act by Tenant. The invalidity or unenforceability of any
     provision hereof shall not affect or impair any provision. The plural sense
     where there is more than one tenant and to either corporations,
     associations, partnership or individuals, male or females, shall in all
     instances be assumed as though in each case fully expressed. The laws of
     the State of Wisconsin shall govern the validity, performance and
     enforcement of this Lease. The headings contained herein are for
     convenience only and do not define, limit or construe the contents of the
     provisions hereof. All negotiations, representations and understandings
     between the parties are incorporated herein and may be modified or altered
     only by agreement in writing between the parties.

          10.17 NO OPTION. The submission of this Lease for examination does not
     constitute a reservation of or option for the Leased Premises, and this
     Lease shall become effective only upon execution and delivery thereof by
     both parties.

          10.18 PRIOR LEASES SUPERSEDED. This Lease supersedes any and all prior
     Leases by and between Landlord and Tenant with respect to Landlord's
     Property.

     11. ATTACHMENTS

          11.1 ATTACHMENTS. The following are attached hereto and made a part
     hereof with the same force and effect as if set forth in full herein:

               (a)  Exhibit A:   Legal Description of Landlord's Property.

               (b)  Exhibit B-1: Location of Leased Premises.

               (c)  Exhibit B-2: Floor Plan.

               (d)  Exhibit C:   Rent and Other Obligations Schedule

               (e)  Exhibit D:   Rules and Regulations.


                                       18

<PAGE>

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease and
affixed their respective seals as of the date of execution by Landlord.

LANDLORD:                               TENANT:

UNIVERSITY RESEARCH PARK,               THIRD WAVE TECHNOLOGIES, INC.
INCORPORATED


By: /s/ Mark Bugher                     By: /s/ Kevin T Conroy
    ---------------------------------       ------------------------------------
    Mark D. Bugher
    Assistant Secretary/Treasurer

Date: 7/13/07                           Date: 7/13/07


                                       19

<PAGE>

                                    EXHIBIT A

                    LEGAL DESCRIPTION OF LANDLORD'S PROPERTY

Lots 32, 33 and 34, University Research Park University of Wisconsin-Madison
Second Addition recorded in Volume 57-39B of Plats Pages 146-150 Dane County
Registry located in the NW 1/4 of Section 30, T7N, R9E, City of Madison, Dane
County, Wisconsin, (Containing 498,733 square feet)


                                        1

<PAGE>

                                   EXHIBIT B-1

                           LOCATION OF LEASED PREMISES

<PAGE>

                                   EXHIBIT B-2

                                   FLOOR PLAN

                                  See Attached.

<PAGE>

                                    EXHIBIT C

                       RENT AND OTHER OBLIGATIONS SCHEDULE

<PAGE>

                                    EXHIBIT D

                              RULES AND REGULATIONS

The Premises shall be a smoke-free environment. No smoking shall be permitted
anywhere in the building or in or around the entrances to the building fronting
on S. Rosa Road.