(98,022 Rentable Square Feet) to the total Rentable Area of the Building (110,000 Rentable SquareFeet).          3. **Second Additional Expansion Premises****.**               (a) **Condition of Second Additional Expansion Premises**. Tenant acknowledges and agreesthat Tenant is leasing the Second Additional Expansion Premises in its “AS-IS” condition and thatLandlord is not responsible to make or pay for any improvements to the Second Additional ExpansionPremises.               (b) **Early Access****.**Tenant shall have access to the Second Additional Expansion Premisesupon full execution of this Amendment for the sole purpose of fitting out the Second AdditionalExpansion Premises, provided that (i) such access does not interfere with the Landlord, (ii) priorto any such access, Tenant delivers to Landlord a copy of its certificate of insurance for theSecond Additional Expansion Premises (complying with the terms of the Lease) naming Landlord as anadditional insured. Prior to March 1, 2010, Tenant shall not use the Second Additional ExpansionPremises to conduct any business whatsoever. Such early access shall be subject to all of theprovisions of the Lease, including the payment of Additional Rent, provided that prior to March 1,2010 no Minimum Rent for the Second Additional Expansion Premises shall accrue.               (c) **Tenant’s Contractors**. In making any alterations and improvements or performing anyother work of any kind within the Second Additional Expansion Premises through the services of anycontractor or contractors, the following conditions shall be fulfilled, and Tenant, by undertakingto have such work performed by its contractor or contractors, shall be deemed to have agreed tocause such conditions to be fulfilled:                    (i) Prior to commencing any such work, Tenant shall (A) furnish Landlord with a writtendescription of the proposed work and reasonably detailed plans and specifications therefor and (B)obtain the approval of Landlord, in writing, for the specific work it proposes to perform and allsuch plans and specifications. Landlord shall respond with its approval or disapproval within five(5) business days of receipt of Tenant’s request; provided, however, that should Landlord’s reviewrequire review of the plans and specifications by a third party professional, Landlord shall haveup to thirty (30) days to respond. Should Landlord disapprove Tenant’s submitted plans andspecifications, Landlord will reasonably specify the reasons for disapproval in its response toTenant.                    (ii) The work shall be performed at Tenant’s expense by responsible contractors andsubcontractors approved in advance by Landlord, who shall not in Landlord’s sole opinion, and whoin fact do not, prejudice Landlord’s relationship with Landlord’s contractors or subcontractors orthe relationship between such contractors and their subcontractors or employees, or disturbharmonious labor relations. Landlord hereby approves the following contractors: TamoraConstruction, Patriot Construction and Commercial Construction. Tenant’s contractors andsubcontractors shall comply with all insurance requirements and undertakings set forth in Exhibit Dattached to the Lease, as the same may be changed by written notice from Landlord to Tenant fromtime to time during the Term.                    (iii) Each of such contractors being paid $5,000.00 or more shall, prior to the commencementof their work and not later than ten (10) days after the
2

 
execution of their respective contracts, file waivers of mechanic’s liens in the appropriate publicoffice, which waivers shall be effective to preclude the filing of any mechanic’s liens on accountof the work to be performed by any of Tenant’s contractors, subcontractors or materialmen.                    (iv) No such work shall be performed in such manner or at such times as to interfere with anywork being done by any of Landlord’s contractors or subcontractors in or about the Propertygenerally. Tenant’s contractors and subcontractors shall be subject to the decisions of Landlord’scontractor as to such matters and as to avoidance of interference with other tenants of theBuilding or the work of other tenants’ contractors and subcontractors, but Landlord’s contractorshall not be responsible for any aspect of the work performed by Tenant’s contractors orsubcontractors or for the coordination of the work of Landlord’s contractors or others withTenant’s contractors.                    (v) Except as otherwise set forth in this Section 3(c), all such work shall be subject to therequirements and provisions of Section 10.6, 10.7 and 25 of the Lease.                    (vi) Tenant and its contractors and subcontractors shall be solely responsible for thetransportation, safekeeping and storage of materials and equipment used in the performance of theirwork, for the removal of waste and debris resulting therefrom, and for any damage caused by them toany installations or work performed by Landlord’s, or any other tenant’s, contractors andsubcontractors.          4. **Minimum Rent**. For the period from March 1, 2010 through September 30, 2011, Tenantshall pay, as additional Minimum Rent for the Second Additional Expansion Premises, the amount of$543,447.50 ($28,602.50 per month). Such payment shall be in addition to all other Minimum RentTenant is required to pay under Section 4.1 of the Lease.          5. **Ratification of Confession of Judgment**.               **SECTION17.2 OF THE LEASE PROVIDES FOR THE CONFESSION OF JUDGMENT AGAINST TENANT FOR MONEYAND FOR EJECTMENT. IN CONNECTION THEREWITH, TENANT, KNOWINGLY, VOLUNTARILY, INTENTIONALLY AND UPONADVICE OF SEPARATE COUNSEL, UNCONDITIONALLY WAIVED ANY AND ALL RIGHTS IT MAY HAVE TO PRIOR NOTICEAND AN OPPORTUNITY FOR HEARING UNDER THE RESPECTIVE CONSTITUTIONS AND LAWS OF THE UNITED STATES ANDTHE COMMONWEALTH OF PENNSYLVANIA. TENANT HEREBY RATIFIES AND CONFIRMS SECTION 17.2 OF THE LEASE ANDCONFIRMS THAT SUCH SECTION APPLIES TO THE RENT DUE WITH RESPECT TO THE SECOND ADDITIONAL EXPANSIONPREMISES AND LANDLORD’S POSSESSION OF THE SECOND ADDITIONAL EXPANSION PREMISES. SPECIFICALLY,TENANT ACKNOWLEDGES THAT THE LEASE, AS AMENDED HEREBY, PROVIDES FORTHE CONFESSION OF JUDGMENTAGAINST TENANT FOR MONEY DUE UNDER THE LEASE, AS AMENDED HEREBY, AND FOR EJECTMENT WITH RESPECT TOTHE ENTIRE PREMISES. TENANT (I) CERTIFIES THAT NO REPRESENTATIVE, AGENT OR ATTORNEY OF LANDLORDREPRESENTED, EXPRESSLY OR**
3

 
**OTHERWISE, THAT LANDLORD WILL NOT SEEK TO EXERCISE OR ENFORCE ITS RIGHTS TO CONFESS JUDGMENT UNDERTHE LEASE, AS AMENDED HEREBY, AND (II) ACKNOWLEDGES THAT THE EXECUTION OF THE LEASE AND THISAMENDMENT BY LANDLORD HAS BEEN MATERIALLY INDUCED BY, AMONG OTHER THINGS, THE INCLUSION IN THELEASE AND IN THE AMENDMENT OF SAID RIGHTS TO CONFESS JUDGMENT AGAINST TENANT. TENANT FURTHERACKNOWLEDGES THAT IT HAD THE OPPORTUNITY TO DISCUSS SAID PROVISIONS WITH TENANT’S INDEPENDENT LEGALCOUNSEL AND THAT THE MEANING AND EFFECT OF SUCH PROVISIONS HAS BEEN FULLY EXPLAINED TO TENANT BYSUCH COUNSEL, AND AS EVIDENCE OF SUCH FACT AN AUTHORIZED OFFICER OF TENANT SIGNS HIS OR HERINITIALS IN THE SPACE PROVIDED BELOW.**                                                                                                  /s/ Bob Ellis   **(Tenant’s Initials)**                6. **Limitation of Liability**. In addition to any other limitations of Landlord’sliability as contained in the Lease, as amended hereby, the liability of Landlord (and itspartners, shareholders or members) to Tenant (or any person or entity claiming by, through or underTenant) for any default by Landlord under the terms of the Lease, as amended hereby, or any matterrelating to or arising out of the occupancy or use of the Premises and/or other areas of theBuilding shall be limited to Tenant’s actual direct, but not consequential, damages therefor andshall be recoverable only from the interest of Landlord in the Building, and Landlord (and itspartners, shareholders or members) shall not be personally liable for any deficiency.          7. **Brokerage**. Landlord and Tenant each warrant to the other that it has not dealt withany broker or agent in connection with the negotiation or execution of this Amendment other thanThe Flynn Company and Kern Olsen Real Estate Services, whose commissions shall be paid by Landlordpursuant to a separate written agreement. Tenant and Landlord shall each indemnify the otheragainst all costs, expenses, attorneys’ fees, and other liability for commissions or othercompensation claimed by any other broker or agent claiming the same by, through, or under theindemnifying party.          8. **Ratification**. Tenant hereby ratifies and confirms its obligations under the Lease,as amended hereby, and represents and warrants to Landlord that Tenant has no defenses thereto.Additionally, Tenant further confirms and ratifies that, as of the date hereof, (a) the Lease isand remains in good standing and in full force and effect, and (b) Tenant has no claims,counterclaims, set-offs or defenses against Landlord arising out of the Lease or in any wayrelating thereto or arising out of any other transaction between Landlord and Tenant.          9. **Binding Effect; Inconsistency; Governing Law**. Except as amended hereby, the Leaseshall remain in full effect and this Amendment shall be binding upon Landlord and Tenant and theirrespective successors and assigns. If any inconsistency exists or arises between the terms of theLease and the terms of this Amendment, the terms of this Amendment shall prevail. This Amendmentshall be governed by the laws of the Commonwealth of Pennsylvania.
4

 
          10. **Counterparts**. This Amendment may be executed in one or more counterparts, each ofwhich shall constitute an original but all of which together shall constitute one and the sameAmendment.               Executed as of the date first written above.       **LANDLORD:**       **HUB PROPERTIES LLC,**  a Massachusetts limited liability company       By: MA PO, LLC,    a Delaware limited liability company,    its Managing Member         By:              /s/ David M. Lepore    Name:  David M. Lepore    Title:  Senior Vice President     **TENANT:**