EXHIBIT 10.43



             STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NET
                   AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

1.   Basic Provisions ("Basic Provisions")
     1.1  Parties: This Lease ("Lease"), dated for reference purposes only April
          20, 2004,

 is made by and between AIRPARK   HOLDINGS   III,    L.L.C.
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("Lessor") and ONE SOURCE TECHNOLOGIES, INC.
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------------------------------ ("Lessee"), (collectively the "Parties", or
individually a "Party")

     1.2(a) Premises: That certain portion of the Project (as defined below),
including all improvements therein or to be provided by Lessor under the lerms
of this Lease, commonly known by the street address of 15730 N. 83RD WAY.
                                                      -------------------------,
located in the City of       SCOTTSDALE       , County of      MARICOPA        .
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State of  ARIZONA, with zip code  85260 as outlined on Exhibit A attached hereto
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("Premises") and generally described as (describe briefly the nature of the
Premises): SUITE 104, CONSISTING OF +\-5,960 SQUARE FEET OF OFFICE AMD WAREHOUSE
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SPACE
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In addition to Lessee's rights lo use and occupy the Premises as hereinafter
specified, Lessee shall have non-exclusive rights to the Common Areas (as
defined in Paragraph 2.7 below) as hereinafter specified, but shall not have any
rights to the roof, exterior walls or utility raceways of the building
containing the Premises ("Building") or lo any other buildings in the Project.
The Premises, the Building, the Common Areas, the land upon which they are
located, along with all other buildings and improvements ihereon. are herein
collectively referred to as the "Project." (See also Paragraph 2)

     1 2(b) Parking:   COMMON    unreserved vehicle parking spaces ("Unreserved
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Parking Spaces"); and   -0-   reserved vehicle parking spaces ("Reserved Parking
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Spaces") (See also Paragraph 2.6)

     1.3 Term:  THREE (3)  years and TWO (2) months ("Original Term") commencing
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JUNE 1, 2004. ("Commencement Date") and ending AUGUST 31, 2007.
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("Expiration Date")   (See also Paragraph 3)

     1 4 Early Possession:    N/A    ("Early Possession Date") (See also
Paragraphs 3.2 and 3.3)

       1.5 Base Rent: $  SEE PARAGRAPH 50   per month ("Base Rent"), payable on
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 the  FIRST  day of each month commencing JUNE 1,  2004 (See also Paragraph 4)
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|X| If this box is checked, there are provisions in this Lease for the Base Rent
    to be adjusted

     1.6 Lessee's Share of Common Area Operating Expenses: TWENTY-TWO. FIVE
                                                          -------------------
percent (22.5%) ("Lessee's Share")
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     1.7 Base Rent and Other Monies Paid Upon Execution:

          (a) Base Rent: $5, 465. 92 W/TAX for the period 7/1/04 - 8/31/04.
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          (b)  Common Area Operating Expenses: $ 2, 250.01 for the period
                                              ------------
               6/1/04 - 6/30/04.
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          (c)  Security Deposit: $5,960.00 ("Security Deposit") (See also
                                 ---------
               Paragraph 5)

          (d)  Other: $ N/A for N/A
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          (e)  Total Due Upon Execution of this Lease: $13, 675.93.
                                                       ------------

     1.8 Agreed Use: GENERAL ADMINISTRATIVE AND PRODUCT DISTRIBUTION CENTER AND
                    -----------------------------------------------------------
OTHER SUCH USES CONFORMING TO THE CITY OF SCOTTSDALE'S I-1 ZOMING ORDINANCE.
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(See also Paragraph 6)

     1.9 Insuring Party Lessor is the "Insuring Party". (See also Paragraph 8)

     1.10 Real Estate Brokers: (See also Paragraph 15)

          (a) Representation: The following real estate brokers (the "Brokers")
     and brokerage relationships exist in this transaction (check applicable
     boxes):

     |X|  SHELL COMMERCIAL ( QUATRINI, JOHN ) represents Lessor exclusively
          -----------------------------------
          ("Lessor's Broker");

     |X|  SCHAEFER S ASSOCIATES ( SCHAEFER, DON ) represents Lessee exclusively
          ---------------------------------------
          ("Lessee's Broker"), or

     | |     N/A     represents both Lessor and Lessee ("Dual Agency")
          ----------

          (b) Payment to Brokers: Upon execution and delivery of this Lease by
     both Parties, Lessor shall pay to the Brokers the brokerage fee agreed to
     in a separate written agreement (or if there is no such agreement, the sum
     of       N/A      or      N/A        % of the total Base  Rent for the
        --------------   ---------------
     brokerage services rendered by the Brokers).

     1.11 Guarantor The obligations of the Lessee under this Lease are to be
guaranteed by     N/A     ("Guarantor"). (See also Paragraph 37)
             ------------

     1.12 Addenda and Exhibits. Attached hereto is an Addendum or Addenda
consisting of Paragraphs   50   through   51   and Exhibits
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        A    through    B    all of which constitute a part of this Lease
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2. Premises

     2.1 Letting Lessor hereby leases to Lessee, and Lessee hereby leases from
Lessor, the Premises, for the term, at the rental, and upon all of the terms,
covenants and conditions set forth in this Lease. Unless otherwise provided
herein, any statement of size set forth in this Lease, or that may have been
used in calculating Rent, is an approximation which the Parties agree is
reasonable and any payments based thereon are not subject to revision whether or
not the actual size is more or less


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                                    REVISED


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     2.2 Condition. Lessor shall deliver that portion of the Premises contained
within the Building ('Unit") to Lessee broom clean and free of debris on the
Commencement Date or the Early Possession Date, whichever first occurs ("Start
Date"), and, so long as the required service contracts described in Paragraph
7.1(b) below are obtained by Lessee and in effect within thirty days following
the Start Date, warrants that the existing electrical, plumbing, fire sprinkler,
lighting, heating, ventilating and air conditioning systems ("HVAC"), loading
doors, if any, and all other such elements in the Unit, other than those
constructed by Lessee, shall be in good operating condition on said date and
that the structural elements of the roof, bearing walls and foundation of the
Unit shall be free of material defects. If a non-compliance with such warranty
exists as of the Start Date, or if one of such systems or elements should
malfunction or fail within the appropriate warranty period, Lessor shall, as
Lessor's sole obligation with respect to such matter, except as otherwise
provided in this Lease, promptly after receipt of written notice from Lessee
setting forth with specificity the nature and extent of such non-compliance,
malfunction or failure, rectify same at Lessor's expense. The warranty periods
shall be as follows: (i) 6 months as to the HVAC systems, and (ii) 30 days as to
the remaining systems and other elements of the Unit. If Lessee does not give
Lessor the required notice within the appropriate warranty period, correction of
any such non-compliance, malfunction or failure shall be the obligation of
Lessee at Lessee's sole cost and expense (except for the repairs to the fire
sprinkler systems, roof, foundations, and/or bearing walls - see Paragraph 7).
     2.3 Compliance. Lessor warrants that the improvements on the Premises and
the Common Areas comply with the building codes that were in effect at the time
that each such improvement, or portion thereof, was constructed, and also with
all applicable laws, covenants or restrictions of record, regulations, and
ordinances in effect on the Start Date ("Applicable Requirements"). Said
warranty does not apply to the use to which Lessee will put the Premises or to
any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made
or to be made by Lessee. NOTE: Lessee is responsible for determining whether or
not the Applicable Requirements, and especially the zoning, are appropriate for
Lessee's intended use, and acknowledges that past uses of the Premises may no
longer be allowed. If the Premises do not comply with said warranty, Lessor
shall, except as otherwise provided, promptly after receipt of written notice
from Lessee setting forth with specificity the nature and extent of such
non-compliance, rectify the same at Lessor's expense. If Lessee does not give
Lessor written notice of a non-compliance with this warranty within 6 months
following the Start Date, correction of that non-compliance shall be the
obligation of Lessee at Lessee's sole cost and expense. If the Applicable
Requirements are hereafter changed so as to require during the term of this
Lease the construction of an addition to or an alteration of the Unit, Premises
and/or Building, the remediation of any Hazardous Substance, or the
reinforcement or other physical modification of the Unit, Premises and/or
Building ("Capital Expenditure"), Lessor and Lessee shall allocate the cost of
such work as follows:
     (a) Subject to Paragraph 2.3(c) below, if such Capital Expenditures are
required as a result of the specific and unique use of the Premises by Lessee as
compared with uses by tenants in general, Lessee shall be fully responsible for
the cost thereof, provided, however that if such Capital Expenditure is required
during the last 2 years of this Lease and the cost thereof exceeds 6 months'
Base Rent, Lessee may instead terminate this Lease unless Lessor notifies
Lessee, in writing, within 10 days after receipt of Lessee's termination notice
that Lessor has elected to pay the difference between the actual cost thereof
and the amount equal to 6 months' Base Rent. If Lessee elects termination,
Lessee shall immediately cease the use of the Premises which requires such
Capital Expenditure and deliver to Lessor written notice specifying a
termination date at least 90 days thereafter. Such termination date shall,
however, in no event be earlier than the last day that Lessee could legally
utilize the Premises without commencing such Capital Expenditure.
     (b) If such Capital Expenditure is not the result of the specific and
unique use of the Premises by Lessee (such as, governmentally mandated seismic
modifications), then Lessor and Lessee shall allocate the obligation to pay for
the portion of such costs reasonably attributable to the Premises pursuant to
the formula set out in Paragraph 7.1 (d); provided, however, that if such
Capital Expenditure is required during the last 2 years of this Lease or if
Lessor reasonably determines that it is not economically feasible to pay its
share thereof, Lessor shall have the option to terminate this Lease upon 90 days
prior written notice to Lessee unless Lessee notifies Lessor, in writing, within
10 days after receipt of Lessor's termination notice that Lessee will pay for
such Capital Expenditure. If Lessor does not elect to terminate, and fails to
tender its share of any such Capital Expenditure, Lessee may advance such funds
and deduct same, with Interest, from Rent until Lessor's share of such costs
have been fully paid. If Lessee is unable to finance Lessor's share, or if the
balance of the Rent due and payable for the remainder of this Lease is not
sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the
right to terminate this Lease upon 30 days written notice to Lessor.
     (c) Notwithstanding the above, the provisions concerning Capital
Expenditures are intended to apply only to non-voluntary, unexpected, and new
Applicable Requirements. If the Capital Expenditures are instead triggered by
Lessee as a result of an actual or proposed change in use, change in intensity
of use, or modification to the Premises then, and in that event, Lessee shall be
fully responsible for the cost thereof, and Lessee shall not have any right to
terminate this Lease.
     2.4 Acknowledgements. Lessee acknowledges that: (a) it has been advised by
Lessor and/or Brokers to satisfy itself with respect to the condition of the
Premises (including but not limited to the electrical, HVAC and fire sprinkler
systems, security, environmental aspects, and compliance with Applicable
Requirements and the Americans with Disabilities Act), and their suitability for
Lessee's intended use, (b) Lessee has made such investigation as it deems
necessary with reference to such matters and assumes all responsibility therefor
as the same relate to its occupancy of the Premises, and (c) neither Lessor,
Lessor's agents, nor Brokers have made any oral or written representations or
warranties with respect to said matters other than as set forth in this Lease.
In addition, Lessor acknowledges that: (i) Brokers have made no representations,
promises or warranties concerning Lessee's ability to honor the Lease or
suitability to occupy the Premises, and (ii) it is Lessor's sole responsibility
to investigate the financial capability and/or suitability of all proposed
tenants.
     2.5 Lessee as Prior Owner/Occupant. The warranties made by Lessor in
Paragraph 2 shall be of no force or effect if immediately prior to the Start
Date Lessee was the owner or occupant of the Premises. In such event, Lessee
shall be responsible for any necessary corrective work.
     2.6 Vehicle Parking. Lessee shall be entitled to use the number of
Unreserved Parking Spaces and Reserved Parking Spaces specified in Paragraph
1.2(b) on those portions of the Common Areas designated from time to time by
Lessor for parking. Lessee shall not use more parking spaces than said number.
Said parking spaces shall be used for parking by vehicles no larger than
full-size passenger automobiles or pick-up trucks, herein called "Permitted Size
Vehicles." Lessor may regulate the loading and unloading of vehicles by adopting
Rules and Regulations as provided in Paragraph 2.9. No vehicles other than
Permitted Size Vehicles may be parked in the Common Area without the prior
written permission of Lessor.
     (a) Lessee shall not permit or allow any vehicles that belong to or are
controlled by Lessee or Lessee's employees, suppliers, shippers, customers,
contractors or invitees to be loaded, unloaded, or parked in areas other than
those designated by Lessor for such activities.
     (b) Lessee shall not service or store any vehicles in the Common Areas.
     (c) If Lessee permits or allows any of the prohibited activities described
in this Paragraph 2.6, then Lessor shall have the right, without notice, in
addition to such other rights and remedies that it may have, to remove or tow
away the vehicle involved and charge the cost to Lessee, which cost shall be
immediately payable upon demand by Lessor.
     2.7 Common Areas - Definition. The term "Common Areas" is defined as all
areas and facilities outside the Premises and within the exterior boundary line
of the Project and interior utility raceways and installations within the Unit
that are provided and designated by the Lessor from time to time for the general
non-exclusive use of Lessor, Lessee and other tenants of the Project and their
respective employees, suppliers, shippers, customers, contractors and invitees,
including parking areas, loading and unloading areas, trash areas, roadways,
walkways, driveways and landscaped areas.
     2.8 Common Areas - Lessee's Rights. Lessor grants to Lessee, for the
benefit of Lessee and its employees, suppliers, shippers, contractors, customers
and invitees, during the term of this Lease, the non-exclusive right to use, in
common with others entitled to such use, the Common Areas as they exist from
time to time, subject to any rights, powers, and privileges reserved by Lessor
under the terms hereof or under the terms of any rules and regulations or
restrictions governing the use of the Project. Under no circumstances shall the
right herein granted to use the Common Areas be deemed to include the right to
store any property, temporarily or permanently, in the Common Areas. Any such
storage shall be permitted only by the prior written consent of Lessor or
Lessor's designated agent, which consent may be revoked at any time. In the
event that any unauthorized storage shall occur then Lessor shall have the
right, without notice, in addition to such other rights and remedies that it may
have, to remove the property and charge the cost to Lessee, which cost shall be
immediately payable upon demand by Lessor.
     2.9 Common Areas - Rules and Regulations. Lessor or such other person(s) as
Lessor may appoint shall have the exclusive control and management of the Common
Areas and shall have the right, from time to time, to establish, modify, amend
and enforce reasonable rules and regulations ("Rules and Regulations") for the
management, safety, care, and cleanliness of the grounds, the parking and
unloading of vehicles and the preservation of good order, as well as for the
convenience of other occupants or tenants of the Building and the Project and
their invitees. Lessee agrees to abide by and conform to all such Rules and
Regulations, and to cause its employees, suppliers, shippers, customers,
contractors and invitees to so abide and conform. Lessor shall not be
responsible to Lessee for the non-compliance with said Rules and Regulations by
other tenants of the Project.





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     2.10 Common Areas - Changes. Lessor shall have the right, in Lessor's sole
discretion, from time to time:
     (a) To make changes to the Common Areas, including, without limitation,
changes in the location, size, shape and number of driveways, entrances, parking
spaces, parking areas, loading and unloading areas, ingress, egress, direction
of traffic, landscaped areas, walkways and utilit raceways;
     (b) To close temporarily any of the Common Areas for maintenance purposes
so long as reasonable access to the Premises remains available;
     (c) To designate other land outside the boundaries of the Project to be a
part of the Common Areas;
     (d) To add additional buildings and improvements to the Common Areas;
     (e) To use the Common Areas while engaged in making additional
improvements, repairs or alterations to the Project, or any portion thereof; and
     (f) To do and perform such other acts and make such other changes in, to or
with respect to the Common Areas and Project as Lessor may, in the exercise of
sound business judgment, deem to be appropriate.

3. Term
     3.1 Term. The Commencement Date, Expiration Date and Original Term of this
Lease are as specified in Paragraph 1.3.
     3.2 Early Possession. If Lessee totally or partially occupies the Premises
prior to the Commencement Date, the obligation to pay Base Rent shall be abated
for the period of such early possession. All other terms of this Lease
(including but not limited to the obligations to pay Lessee's Shan of Common
Area Operating Expenses, Real Property Taxes and insurance premiums and to
maintain the Premises) shall, however, be in effect during such period. Any such
early possession shall not affect the Expiration Date.
     3.3 Delay In Possession. Lessor agrees to use its best commercially
reasonable efforts to deliver possession of the Premises to Lessee by the
Commencement Date. If, despite said efforts, Lessor is unable to deliver
possession as agreed, Lessor shall not be subject to any liability therefor, noi
shall such failure affect the validity of this Lease. Lessee shall not, however,
be obligated to pay Rent or perform its other obligations until it receives
possession of the Premises. If possession is not delivered within 60 days after
the Commencement Date, Lessee may, at its option, by notice in writinc within 10
days after the end of such 60 day period, cancel this Lease, in which event the
Parties shall be discharged from all obligations hereunder. If such written
notice is not received by Lessor within said 10 day period, Lessee's right to
cancel shall terminate. Except as otherwise provided, if possession is noi
tendered to Lessee by the Start Date and Lessee does not terminate this Lease,
as aforesaid, any period of rent abatement that Lessee would otherwise have
enjoyed shall run from the date of delivery of possession and continue for a
period equal to what Lessee would otherwise have enjoyed under the terms hereof,
but minus any days of delay caused by the acts or omissions of Lessee. If
possession of the Premises is not delivered within 4 months after the
Commencement Date, this Lease shall terminate unless other agreements are
reached between Lessor and Lessee, in writing.
     3.4 Lessee Compliance. Lessor shall not be required to tender possession of
the Premises to Lessee until Lessee complies with its obligation to provide
evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee
shall be required to perform all of its obligations under this Lease from and
after the Start Date, including the payment of Rent, notwithstanding Lessor's
election to withhold possession pending receipt oi such evidence of insurance.
Further, if Lessee is required to perform any other conditions prior to or
concurrent with the Start Date, the Start Date shall occui but Lessor may elect
to withhold possession until such conditions are satisfied.

4. Rent

     4.1 Rent Defined. All monetary obligations of Lessee to Lessor under the
terms of this Lease (except for the Security Deposit) are deemed to be rent
("Rent").

     4.2 Common Area Operating Expenses. Lessee shall pay to Lessor during the
term hereof, in addition to the Base Rent, Lessee's Share (as specified in
Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined,
during each calendar year of the term of this Lease, ir accordance with the
following provisions:

     (a) "Common Area Operating Expenses" are defined, for purposes of this
Lease, as all costs incurred by Lessor relating to the ownership and operation
of the Project, including, but not limited to, the following:

     (i)  The operation, repair and maintenance, in neat, clean, good order and
          condition of the following: (aa) The Common Areas and Common Area
          improvements, including parking areas, loading and unloading areas,
          trash areas, roadways, parkways, walkways, driveways, landscaped
          areas, bumpers, irrigation systems, Common Area lighting facilities,
          fences and gates, elevators, roofs, and roof drainage systems, (bb)
          Exterior signs and any tenant directories, (cc) Any fire detection
          and/or sprinkler systems.
     (ii) The cost of water, gas, electricity and telephone to service the
          Common Areas and any utilities not separately metered.
     (iii) Trash disposal, pest control services, property management, security
          services, and the costs of any environmental inspections.
     (iv) Reserves set aside for maintenance and repair of Common Areas. (v)
          Real Property Taxes (as defined in Paragraph 10). (vi) The cost of the
          premiums for the insurance maintained by Lessor pursuant to Paragraph
          8. (vii) Any deductible portion of an insured loss concerning the
          Building or the Common Areas.
     (viii) The cost of any Capital Expenditure to the Building or the Project
          not covered under the provisions of Paragraph 2.3 provided; however,
          that Lessor shall allocate the cost of any such Capital Expenditure
          over a 12 year period and Lessee shall not be required to pay more
          than Lessee's Share of 1/144th of the cost of such Capital Expenditure
          in any given month.
     (ix) Any other services to be provided by Lessor that are stated elsewhere
          in this Lease to be a Common Area Operating Expense.

               (b) Any Common Area Operating Expenses and Real Property Taxes
 that are specifically attributable to the Unit, the Building or to any other
 building in the Project or to the operation, repair and maintenance thereof,
 shall be allocated entirely to such Unit, Building, or other building.
 However, any Common Area Operating Expenses and Real Property Taxes that are
 not specifically attributable to the Building or to any other building or to
 the operation, repair and maintenance thereof, shall be equitably allocated by
 Lessor to all buildings in the Project.
     (c) The inclusion of the improvements, facilities and services set forth in
Subparagraph 4.2(a) shall not be deemed to impose an obligation upon Lessor to
either have said improvements or facilities or to provide those services unless
the Project already has the same, Lessor already provides the services, or
Lessor has agreed elsewhere in this Lease to provide the same or some of them.
     (d) Lessee's Share of Common Area Operating Expenses shall be payable by
Lessee within 10 days after a reasonably detailed statement of actual expenses
is presented to Lessee. At Lessor's option, however, an amount may be estimated
by Lessor from time to time of Lessee's Share of annual Common Area Operating
Expenses and the same shall be payable monthly or quarterly, as Lessor shall
designate, during each 12 month period of the Lease term, on the same day as the
Base Rent is due hereunder. Lessor shall deliver to Lessee within 60 days after
the expiration of each calendar year a reasonably detailed statement showing
Lessee's Share of the actual Common Area Operating Expenses incurred during the
preceding year. If Lessee's payments under this Paragraph 4.2(d) during the
preceding year exceed Lessee's Share as indicated on such statement, Lessor
shall be credited the amount of such over-payment against Lessee's Share of
Common Area Operating Expenses next becoming due. If Lessee's payments under
this Paragraph 4.2(d) during the preceding year were less than Lessee's Share as
indicated on such statement, Lessee shall pay to Lessor the amount of the
deficiency within 10 days after delivery by Lessor to Lessee of the statement.
     4.3 Payment. Lessee shall cause payment of Rent to be received by Lessor in
lawful money of the United States, without offset or deduction (except as
specifically permitted in this Lease), on or before the day on which it is due.
Rent for any period during the term hereof which is for less than one full
calendar month shall be prorated based upon the actual number of days of said
month. Payment of Rent shall be made to Lessor at its address stated herein or
to such other persons or place as Lessor may from time to time designate in
writing. Acceptance of a payment which is less than the amount then due shall
not be a waiver of Lessor's rights to the balance of such Rent, regardless of
Lessor's endorsement of any check so stating. In the event that any check,
draft, or other instrument of payment given by Lessee to Lessor is dishonored
for any reason, Lessee agrees to pay to Lessor the sum of $25 in addition to any
late charges which may be due.




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     5. Security Deposit. Lessee shall deposit with Lessor upon execution hereof
the Security Deposit as security for Lessee's faithful performance of its
obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults
under this Lease, Lessor may use, apply or retain all or any portion of said
Security Deposit for the payment of any amount due Lessor or to reimburse or
compensate Lessor for any liability, expense, loss or damage which Lessor may
suffer or incur by reason thereof. If Lessor uses or applies all or any portion
of the Security Deposit, Lessee shall within 10 days after written request
therefor deposit monies with Lessor sufficient to restore said Security Deposit
to the full amount required by this Lease. If the Base Rent increases during the
term of this Lease, Lessee shall, upon written request from Lessor, deposit
additional monies with Lessor so that the total amount of the Security Deposit
shall at all times bear the same proportion to the increased Base Rent as the
initial Security Deposit bore to the initial Base Rent. Should the Agreed Use be
amended to accommodate a material change in the business of Lessee or to
accommodate a sublessee or assignee, Lessor shall have the right to increase the
Security Deposit to the extent necessary, in Lessor's reasonable judgment, to
account for any increased wear and tear that the Premises may suffer as a result
thereof. If a change in control of Lessee occurs during this Lease and following
such change the financial condition of Lessee is, in Lessor's reasonable
judgment, significantly reduced, Lessee shall deposit such additional monies
with Lessor as shall be sufficient to cause the Security Deposit to be at a
commercially reasonable level based on such change in financial condition.
Lessor shall not be required to keep the Security Deposit separate from its
general accounts. Within 14 days after the expiration or termination of this
Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent, and
otherwise within 30 days after the Premises have been vacated pursuant to
Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit
not used or applied by Lessor. No part of the Security Deposit shall be
considered to be held in trust, to bear interest or to be prepayment for any
monies to be paid by Lessee under this Lease.

6. Use
     6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use,
or any other legal use which is reasonably comparable thereto, and for no other
purpose. Lessee shall not use or permit the use of the Premises in a manner that
is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of
or causes damage to neighboring premises or properties. Lessor shall not
unreasonably withhold or delay its consent to any written request for a
modification of the Agreed Use, so long as the same will not impair the
structural integrity of the improvements on the Premises or the mechanical or
electrical systems therein, and/or is not significantly more burdensome to the
Premises. If Lessor elects to withhold consent, Lessor shall within 7 days after
such request give written notification of same, which notice shall include an
explanation of Lessor's objections to the change in the Agreed Use
     6.2 Hazardous Substances.
     (a) Reportable Uses Require Consent The term "Hazardous Substance" as used
in this Lease shall mean any product, substance, or waste whose presence, use,
manufacture, disposal, transportation, or release, either by itself or in
combination with other materials expected to be on the Premises, is either: (i)
potentially injurious to the public health, safety or welfare, the environment
or the Premises, (ii) regulated or monitored by any governmental authority, or
(iii) a basis for potential liability of Lessor to any governmental agency or
third party under any applicable statute or common law theory. Hazardous
Substances shall include, but not be limited to, hydrocarbons, petroleum,
gasoline, and/or crude oil or any products, by-products or fractions thereof.
Lessee shall not engage in any activity in or on the Premises which constitutes
a Reportable Use of Hazardous Substances without the express prior written
consent of Lessor and timely compliance (at Lessee's expense) with all
Applicable Requirements. "Reportable Use" shall mean (i) the installation or use
of any above or below ground storage tank, (ii) the generation, possession,
storage, use, transportation, or disposal of a Hazardous Substance that requires
a permit from, or with respect to which a report, notice, registration or
business plan is required to be filed with, any governmental authority, and/or
(iii) the presence at the Premises of a Hazardous Substance with respect to
which any Applicable Requirements requires that a notice be given to persons
entering or occupying the Premises or neighboring properties. Notwithstanding
the foregoing, Lessee may use any ordinary and customary materials reasonably
required to be used in the normal course of the Agreed Use, so long as such use
is in compliance with all Applicable Requirements, is not a Reportable Use, and
does not expose the Premises or neighboring property to any meaningful risk of
contamination or damage or expose Lessor to any liability therefor. In addition,
Lessor may condition its consent to any Reportable Use upon receiving such
additional assurances as Lessor reasonably deems necessary to protect itself,
the public, the Premises and/or the environment against damage, contamination,
injury and/or liability, including, but not limited to, the installation (and
removal on or before Lease expiration or termination) of protective
modifications (such as concrete encasements) and/or increasing the Security
Deposit.
     (b) Duty to Inform Lessor. If Lessee knows, or has reasonable cause to
believe, that a Hazardous Substance has come to be located in, on, under or
about the Premises, other than as previously consented to by Lessor, Lessee
shall immediately give written notice of such fact to Lessor, and provide Lessor
with a copy of any report, notice, claim or other documentation which it has
concerning the presence of such Hazardous Substance.
     (c) Lessee Remediation. Lessee shall not cause or permit any Hazardous
Substance to be spilled or released in, on, under, or about the Premises
(including through the plumbing or sanitary sewer system) and shall promptly, at
Lessee's expense, take all investigatory and/or remedial action reasonably
recommended, whether or not formally ordered or required, for the cleanup of any
contamination of, and for the maintenance, security and/or monitoring of the
Premises or neighboring properties, that was caused or materially contributed to
by Lessee, or pertaining to or involving any Hazardous Substance brought onto
the Premises during the term of this Lease, by or for Lessee, or any third
party.
     (d) Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor,
its agents, employees, lenders and ground lessor, if any, harmless from and
against any and all loss of rents and/or damages, liabilities, judgments,
claims, expenses, penalties, and attorneys' and consultants' fees arising out of
or involving any Hazardous Substance brought onto the Premises by or for Lessee,
or any third party (provided, however, that Lessee shall have no liability under
this Lease with respect to underground migration of any Hazardous Substance
under the Premises from areas outside of the Project). Lessee's obligations
shall include, but not be limited to, the effects of any contamination or injury
to person, property or the environment created or suffered by Lessee, and the
cost of investigation, removal, remediation, restoration and/or abatement, and
shall survive the expiration or termination of this Lease. No termination,
cancellation or release agreement entered into by Lessor and Lessee shall
release Lessee from its obligations under this Lease with respect to Hazardous
Substances, unless specifically so agreed by Lessor in writing at the time of
such agreement.
     (e) Lessor Indemnification. Lessor and its successors and assigns shall
indemnify, defend, reimburse and hold Lessee, its employees and lenders,
harmless from and against any and all environmental damages, including the cost
of remediation, which existed as a result of Hazardous Substances on the
Premises prior to the Start Date or which are caused by the gross negligence or
willful misconduct of Lessor, its agents or employees. Lessor's obligations, as
and when required by the Applicable Requirements, shall include, but not be
limited to, the cost of investigation, removal, remediation, restoration and/or
abatement, and shall survive the expiration or termination of this Lease.
     (f) Investigations and Remediations. Lessor shall retain the responsibility
and pay for any investigations or remediation measures required by governmental
entities having jurisdiction with respect to the existence of Hazardous
Substances on the Premises prior to the Start Date, unless such remediation
measure is required as a result of Lessee's use (including "Alterations", as
defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall
be responsible for such payment. Lessee shall cooperate fully in any such
activities at the request of Lessor, including allowing Lessor and Lessor's
agents to have reasonable access to the Premises at reasonable times in order to
carry out Lessor's investigative and remedial responsibilities.
     (g) Lessor Termination Option. If a Hazardous Substance Condition (see
Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee is legally
responsible therefor (in which case Lessee shall make the investigation and
remediation thereof required by the Applicable Requirements and this Lease shall
continue in full force and effect, but subject to Lessor's rights under
Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor's option, either (i)
investigate and remediate such Hazardous Substance Condition, if required, as
soon as reasonably possible at Lessor's expense, in which event this Lease shall
continue in full force and effect, or (ii) if the estimated cost to remediate
such condition exceeds 12 times the then monthly Base Rent or $100,000,
whichever is greater, give written notice to Lessee, within 30 days after
receipt by Lessor of knowledge of the occurrence of such Hazardous Substance
Condition, of Lessor's desire to terminate this Lease as of the date 60 days
following the date of such notice. In the event Lessor elects to give a
termination notice, Lessee may, within 10 days thereafter, give written notice
to Lessor of Lessee's commitment to pay the amount by which the cost of the
remediation of such Hazardous Substance Condition exceeds an amount equal to 12
times the then monthly Base Rent or $100,000, whichever is greater. Lessee shall
provide Lessor with said funds or satisfactory assurance thereof within 30 days
following such commitment. In such event, this Lease shall continue in full
force and effect, and Lessor shall proceed to make such remediation as soon as
reasonably possible after the required funds are available. If Lessee does not
give such notice and provide the required funds or assurance thereof within the
time provided, this Lease shall terminate as of the date specified in Lessor's
notice of termination.




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     6.3 Lessee's Compliance with Applicable Requirements. Except as otherwise
provided in this Lease, Lessee shall, at Lessee's sole expense, fully,
diligently and in a timely manner, materially comply with all Applicable
Requirements, the requirements of any applicable fire insurance underwriter or
rating bureau, and the recommendations of Lessor's engineers and/or consultants
which relate in any manner to the Premises, without regard to whether said
requirements are now in effect or become effective after the Start Date. Lessee
shall, within 10 days after receipt of Lessor's written request, provide Lessor
with copies of all permits and other documents, and other information evidencing
Lessee's compliance with any Applicable Requirements specified by Lessor, and
shall immediately upon receipt, notify Lessor in writing (with copies of any
documents involved) of any threatened or actual claim, notice, citation,
warning, complaint or report pertaining to or involving the failure of Lessee or
the Premises to comply with any Applicable Requirements.
     6.4 Inspection; Compliance. Lessor and Lessor's "Lender" (as defined in
Paragraph 30) and consultants shall have the right to enter into Premises at any
time, in the case of an emergency, and otherwise at reasonable times, for the
purpose of inspecting the condition of the Premises and for verifying compliance
by Lessee with this Lease. The cost of any such inspections shall be paid by
Lessor, unless a violation of Applicable Requirements, or a contamination is
found to exist or be imminent, or the inspection is requested or ordered by a
governmental authority. In such case, Lessee shall upon request reimburse Lessor
for the cost of such inspection, so long as such inspection is reasonably
related to the violation or contamination.
7. Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations
     7.1 Lessee's Obligations
     (a) In General. Subject to the provisions of Paragraph 2.2 (Condition), 2.3
(Compliance), 6.3 (Lessee's Compliance with Applicable Requirements), 7.2
(Lessor's Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee
shall, at Lessee's sole expense, keep the Premises, Utility Installations
(intended for Lessee's exclusive use, no matter where located), and Alterations
in good order, condition and repair (whether or not the portion of the Premises
requiring repairs, or the means of repairing the same, are reasonably or readily
accessible to Lessee, and whether or not the need for such repairs occurs as a
result of Lessee's use, any prior use, the elements or the age of such portion
of the Premises), including, but not limited to, all equipment or facilities,
such as plumbing, HVAC equipment, electrical, lighting facilities, boilers,
pressure vessels, fixtures, interior walls, interior surfaces of exterior walls,
ceilings, floors, windows, doors, plate glass, and skylights but excluding any
items which are the responsibility of Lessor pursuant to Paragraph 7.2. Lessee,
in keeping the Premises in good order, condition and repair, shall exercise and
perform good maintenance practices, specifically including the procurement and
maintenance of the service contracts required by Paragraph 7.1(b) below.
Lessee's obligations shall include restorations, replacements or renewals when
necessary to keep the Premises and all improvements thereon or a part thereof in
good order, condition and state of repair.
     (b) Service Contracts. Lessee shall, at Lessee's sole expense, procure and
maintain contracts, with copies to Lessor, in customary form and substance for,
and with contractors specializing and experienced in the maintenance of the
following equipment and improvements, if any, if and when installed on the
Premises: (i) HVAC equipment, (ii) boiler and pressure vessels, (iii)
clarifiers, and (iv) any other equipment, if reasonably required by Lessor.
However, Lessor reserves the right, upon notice to Lessee, to procure and
maintain any or all of such service contracts, and if Lessor so elects, Lessee
shall reimburse Lessor, upon demand, for the cost thereof.
     (c) Failure to Perform. If Lessee fails to perform Lessee's obligations
under this Paragraph 7.1, Lessor may enter upon the Premises after 10 days'
prior written notice to Lessee (except in the case of an emergency, in which
case no notice shall be required), perform such obligations on Lessee's behalf,
and put the Premises in good order, condition and repair, and Lessee shall
promptly reimburse Lessor for the cost thereof
     (d) Replacement. Subject to Lessee's indemnification of Lessor as set forth
in Paragraph 8.7 below, and without relieving Lessee of liability resulting from
Lessee's failure to exercise and perform good maintenance practices, if an item
described in Paragraph 7.1(b) cannot be repaired other than at a cost which is
in excess of 50% of the cost of replacing such item, then such item shall be
replaced by Lessor, and the cost thereof shall be prorated between the Parties
and Lessee shall only be obligated to pay, each month during the remainder of
the term of this Lease, on the date on which Base Rent is due, an amount equal
to the product of multiplying the cost of such replacement by a fraction, the
numerator of which is one, and the denominator of which is 144 (ie. 1/144th of
the cost per month). Lessee shall pay interest on the unamortized balance at a
rate that is commercially reasonable in the judgment of Lessor's accountants.
Lessee may, however, prepay its obligation at any time.
     7.2 Lessor's Obligations. Subject to the provisions of Paragraphs 2.2
(Condition), 2.3 (Compliance), 4.2 (Common Area Operating Expenses), 6 (Use),
7.1 (Lessee's Obligations), 9 (Damage or Destruction) and 14 (Condemnation),
Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good
order, condition and repair the foundations, exterior walls, structural
condition of interior bearing walls, exterior roof, fire sprinkler system,
Common Area fire alarm and/or smoke detection systems, fire hydrants, parking
lots, walkways, parkways, driveways, landscaping, fences, signs and utility
systems serving the Common Areas and all parts thereof, as well as providing the
services for which there is a Common Area Operating Expense pursuant to
Paragraph 4.2. Lessor shall not be obligated to paint the exterior or interior
surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or
replace windows, doors or plate glass of the Premises. Lessee expressly waives
the benefit of any statute now or hereafter in effect to the extent it is
inconsistent with the terms of this Lease.
     7.3  Utility Installations; Trade Fixtures; Alterations
     (a) Definitions. The term "Utility Installations" refers to all floor and
window coverings, air lines, power panels, electrical distribution, security and
fire protection systems, communication systems, lighting fixtures, HVAC
equipment, plumbing, and fencing in or on the Premises. The term "Trade
Fixtures" shall mean Lessee's machinery and equipment that can be removed
without doing material damage to the Premises. The term "Alterations" shall mean
any modification of the improvements, other than Utility Installations or Trade
Fixtures, whether by addition or deletion. "Lessee Owned Alterations and/or
Utility Installations" are defined as Alterations and/or Utility Installations
made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a).
     (b) Consent. Lessee shall not make any Alterations or Utility Installations
to the Premises without Lessor's prior written consent. Lessee may, however,
make non-structural Utility Installations to the interior of the Premises
(excluding the roof) without such consent but upon notice to Lessor, as long as
they are not visible from the outside, do not involve puncturing, relocating or
removing the roof or any existing walls, and the cumulative cost thereof during
this Lease as extended does not exceed a sum equal to 3 month's Base Rent in the
aggregate or a sum equal to one month's Base Rent in any one year.
Notwithstanding the foregoing, Lessee shall not make or permit any roof
penetrations and/or install anything on the roof without the prior written
approval of Lessor. Lessor may, as a precondition to granting such approval,
require Lessee to utilize a contractor chosen and/or approved by Lessor. Any
Alterations or Utility Installations that Lessee shall desire to make and which
require the consent of the Lessor shall be presented to Lessor in written form
with detailed plans. Consent shall be deemed conditioned upon Lessee's: (i)
acquiring all applicable governmental permits, (ii) furnishing Lessor with
copies of both the permits and the plans and specifications prior to
commencement of the work, and (iii) compliance with all conditions of said
permits and other Applicable Requirements in a prompt and expeditious manner.
Any Alterations or Utility Installations shall be performed in a workmanlike
manner with good and sufficient materials. Lessee shall promptly upon completion
furnish Lessor with as-built plans and specifications. For work which costs an
amount in excess of one month's Base Rent, Lessor may condition its consent upon
Lessee providing a lien and completion bond in an amount equal to 150% of the
estimated cost of such Alteration or Utility Installation and/or upon Lessee's
posting an additional Security Deposit with Lessor.
     (c) Indemnification. Lessee shall pay, when due, all claims for labor or
materials furnished or alleged to have been furnished to or for Lessee at or for
use on the Premises, which claims are or may be secured by any mechanic's or
materialman's lien against the Premises or any interest therein. Lessee shall
give Lessor not less than 10 days notice prior to the commencement of any work
in, on or about the Premises, and Lessor shall have the right to post notices of
non-responsibility. If Lessee shall contest the validity of any such lien, claim
or demand, then Lessee shall, at its sole expense defend and protect itself,
Lessor and the Premises against the same and shall pay and satisfy any such
adverse judgment that may be rendered thereon before the enforcement thereof. If
Lessor shall require, Lessee shall furnish a surety bond in an amount equal to
150% of the amount of such contested lien, claim or demand, indemnifying Lessor
against liability for the same. If Lessor elects to participate in any such
action, Lessee shall pay Lessor's attorneys' fees and costs.
     7.4 Ownership; Removal; Surrender; and Restoration
     (a) Ownership. Subject to Lessor's right to require removal or elect
ownership as hereinafter provided, all Alterations and Utility Installations
made by Lessee shall be the property of Lessee, but considered a part of the
Premises. Lessor may, at any time, elect in writing to be the owner of all or
any specified part of the Lessee Owned Alterations and Utility Installations.
Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned
Alterations and Utility Installations shall, at the expiration or termination of
this Lease, become the property of Lessor and be surrendered by Lessee with the
Premises.
     (b) Removal. By delivery to Lessee of written notice from Lessor not
earlier than 90 and not later than 30 days prior to the end of the term of this
Lease, Lessor may require that any or all Lessee Owned Alterations or Utility
Installations be removed by the expiration or termination of this Lease. Lessor
may require the removal at any time of all or any part of any Lessee Owned
Alterations or Utility Installations made without the required consent.




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     (c) Surrender; Restoration. Lessee shall surrender the Premises by the
Expiration Date or any earlier termination date, with al of the improvements,
parts and surfaces thereof broom clean and free of debris, and in good operating
order, condition and state of repair, ordinary wear am tear excepted. "Ordinary
wear and tear" shall not include any damage or deterioration that would have
been prevented by good maintenance practice. Notwithstanding the foregoing, if
this Lease is for 12 months or less, then Lessee shall surrender the Premises in
the same condition as delivered to Lesse< on the Start Date with NO allowance
for ordinary wear and tear. Lessee shall repair any damage occasioned by the
installation, maintenance or removal o Trade Fixtures, Lessee owned Alterations
and/or Utility Installations, furnishings, and equipment as well as the removal
of any storage tank installed by or fo Lessee. Lessee shall also completely
remove from the Premises any and all Hazardous Substances brought onto the
Premises by or for Lessee, or any thin: party (except Hazardous Substances which
were deposited via underground migration from areas outside of the Project) even
if such removal would require Lessee to perform or pay for work that exceeds
statutory requirements. Trade Fixtures shall remain the property of Lessee and
shall be removed by Lessee. The failure by Lessee to timely vacate the Premises
pursuant to this Paragraph 7.4(c) without the express written consent of Lessor
shall constitute < holdover under the provisions of Paragraph 26 below.
8. Insurance; Indemnity.
     8.1 Payment of Premiums. The cost of the premiums for the insurance
policies required to be carried by Lessor, pursuant to Paragraphs 8.2(b), 8.3(a)
and 8.3(b), shall be a Common Area Operating Expense. Premiums for policy
periods commencing prior to, or extending beyond, the term oi this Lease shall
be prorated to coincide with the corresponding Start Date or Expiration Date.
     8.2 Liability Insurance
     (a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial
General Liability policy of insurance protecting Lessee and Lessor as an
additional insured against claims for bodily injury, personal injury and
property damage based upon or arising out of the ownership use, occupancy or
maintenance of the Premises and all areas appurtenant thereto. Such insurance
shall be on an occurrence basis providing single limi coverage in an amount not
less than $1,000,000 per occurrence with an annual aggregate of not less than
$2,000,000, an "Additional Insured-Managers oi Lessors of Premises Endorsement"
and contain the "Amendment of the Pollution Exclusion Endorsement" for damage
caused by heat, smoke or fumes from a hostile fire. The policy shall not contain
any intra-insured exclusions as between insured persons or organizations, but
shall include coverage for liability assumed under this Lease as an "insured
contract" for the performance of Lessee's indemnity obligations under this
Lease. The limits of said insurance shall not, however, limit the liability of
Lessee nor relieve Lessee of any obligation hereunder. All insurance carried by
Lessee shall be primary to and not contributory with any similar insurance
carried by Lessor, whose insurance shall be considered excess insurance only.
     (b) Carried by Lessor. Lessor shall maintain liability insurance as
described in Paragraph 8.2(a), in addition to, and not in lieu of, the insurance
required to be maintained by Lessee. Lessee shall not be named as an additional
insured therein.
     8.3 Property Insurance - Building, Improvements and Rental Value
     (a) Building and Improvements. Lessor shall obtain and keep in force a
policy or policies of insurance in the name of Lessor, with loss payable to
Lessor, any ground-lessor, and to any Lender insuring loss or damage to the
Premises. The amount of such insurance shall be equal to the full replacement
cost of the Premises, as the same shall exist from time to time, or the amount
required by any Lender, but in no event more than the commercially reasonable
and available insurable value thereof. Lessee Owned Alterations and Utility
Installations, Trade Fixtures, and Lessee's personal property shall be insured
by Lessee under Paragraph 8.4. If the coverage is available and commercially
appropriate, such policy or policies shall insure against all risks of direct
physical loss or damage (except the perils of flood and/or earthquake unless
required by a Lender), including coverage for debris removal and the enforcement
of any Applicable Requirements requiring the upgrading, demolition,
reconstruction or replacement of any portion of the Premises as the result of a
covered loss. Said policy or policies shall also contain an agreed valuation
provision in lieu of any coinsurance clause, waiver of subrogation, and
inflation guard protection causing an increase in the annual property insurance
coverage amount by a factor of not less than the adjusted U.S. Department of
Labor Consumer Price Index for All Urban Consumers for the city nearest to where
the Premises are located. If such insurance coverage has a deductible clause,
the deductible amount shall not exceed $1,000 per occurrence.
     (b) Rental Value. Lessor shall also obtain and keep in force a policy or
policies in the name of Lessor with loss payable to Lessor and any Lender,
insuring the loss of the full Rent for one year with an extended period of
indemnity for an additional 180 days ("Rental Value insurance"). Said insurance
shall contain an agreed valuation provision in lieu of any coinsurance clause,
and the amount of coverage shall be adjusted annually to reflect the projected
Rent otherwise payable by Lessee, for the next 12 month period.
     (c) Adjacent Premises. Lessee shall pay for any increase in the premiums
for the property insurance of the Building and for the Common Areas or other
buildings in the Project if said increase is caused by Lessee's acts, omissions,
use or occupancy of the Premises.
     (d) Lessee's Improvements. Since Lessor is the Insuring Party, Lessor shall
not be required to insure Lessee Owned Alterations and Utility Installations
unless the item in question has become the property of Lessor under the terms of
this Lease.
     8.4 Lessee's Property; Business Interruption Insurance
     (a) Property Damage. Lessee shall obtain and maintain insurance coverage on
all of Lessee's personal property, Trade Fixtures, and Lessee Owned Alterations
and Utility Installations. Such insurance shall be full replacement cost
coverage with a deductible of not to exceed $1,000 per occurrence. The proceeds
from any such insurance shall be used by Lessee for the replacement of personal
property, Trade Fixtures and Lessee Owned Alterations and Utility Installations.
Lessee shall provide Lessor with written evidence that such insurance is in
force.
     (b) Business Interruption. Lessee shall obtain and maintain loss of income
and extra expense insurance in amounts as will reimburse Lessee for direct or
indirect loss of earnings attributable to all perils commonly insured against by
prudent lessees in the business of Lessee or attributable to prevention of
access to the Premises as a result of such perils.
     (c) No Representation of Adequate Coverage. Lessor makes no representation
that the limits or forms of coverage of insurance specified herein are adequate
to cover Lessee's property, business operations or obligations under this Lease.
     8.5 Insurance Policies. Insurance required herein shall be by companies
duly licensed or admitted to transact business in the state where the Premises
are located, and maintaining during the policy term a "General Policyholders
Rating" of at least B+, V, as set forth in the most current issue of "Best's
Insurance Guide", or such other rating as may be required by a Lender. Lessee
shall not do or permit to be done anything which invalidates the required
insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor
certified copies of policies of such insurance or certificates evidencing the
existence and amounts of the required insurance. No such policy shall be
cancelable or subject to modification except after 30 days prior written notice
to Lessor. Lessee shall, at least 30 days prior to the expiration of such
policies, furnish Lessor with evidence of renewals or "insurance binders"
evidencing renewal thereof, or Lessor may order such insurance and charge the
cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon
demand. Such policies shall be for a term of at least one year, or the length of
the remaining term of this Lease, whichever is less. If either Party shall fail
to procure and maintain the insurance required to be carried by it, the other
Party may, but shall not be required to, procure and maintain the same.
     8.6 Waiver of Subrogation. Without affecting any other rights or remedies,
Lessee and Lessor each hereby release and relieve the other, and waive their
entire right to recover damages against the other, for loss of or damage to its
property arising out of or incident to the perils required to be insured against
herein. The effect of such releases and waivers is not limited by the amount of
insurance carried or required, or by any deductibles applicable hereto. The
Parties agree to have their respective property damage insurance carriers waive
any right to subrogation that such companies may have against Lessor or Lessee,
as the case may be, so long as the insurance is not invalidated thereby.
     8.7 Indemnity. Except for Lessor's gross negligence or willful misconduct,
Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor
and its agents, Lessor's master or ground lessor, partners and Lenders, from and
against any and all claims, loss of rents and/or damages, liens, judgments,
penalties, attorneys' and consultants' fees, expenses and/or liabilities arising
out of, involving, or in connection with, the use and/or occupancy of the
Premises by Lessee. If any action or proceeding is brought against Lessor by
reason of any of the foregoing matters, Lessee shall upon notice defend the same
at Lessee's expense by counsel reasonably satisfactory to Lessor and Lessor
shall cooperate with Lessee in such defense. Lessor need not have first paid any
such claim in order to be defended or indemnified.
     8.8 Exemption of Lessor from Liability. Lessor shall not be liable for
injury or damage to the person or goods, wares, merchandise or other property of
Lessee, Lessee's employees, contractors, invitees, customers, or any other
person in or about the Premises, whether such damage or injury is caused by or
results from fire, steam, electricity, gas, water or rain, or from the breakage,
leakage, obstruction or other defects of pipes, fire sprinklers, wires,
appliances, plumbing, HVAC or lighting fixtures, or from any other cause,
whether the said injury or damage results from conditions arising upon the
Premises or upon other portions of the Building, or from other sources or
places. Lessor shall not be liable for any damages arising from any act or
neglect of any other tenant of Lessor nor from the failure of Lessor to enforce
the provisions of any other lease in the Project. Notwithstanding Lessor's
negligence or breach of this Lease, Lessor shall under no circumstances be
liable for injury to Lessee's business or for any loss of income or profit
therefrom.





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 9.    Damage or Destruction.
       9.1    Definitions
               (a) "Premises Partial Damage" shall mean damage or destruction to
the improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations, which can reasonably be repaired in 3 months or less from
the date of the damage or destruction, and the cos thereof does not exceed a sum
equal to 6 month's Base Rent. Lessor shall notify Lessee in writing within 30
days from the date of the damage or destructioi as to whether or not the damage
is Partial or Total.
               (b) "Premises Total Destruction" shall mean damage or destruction
to the improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which cannot reasonably be repaired in
3 months or less from the date of the damage c destruction and/or the cost
thereof exceeds a sum equal to 6 month's Base Rent. Lessor shall notify Lessee
in writing within 30 days from the date of th< damage or destruction as to
whether or not the damage is Partial or Total.
               (c) "Insured Loss" shall mean damage or destruction to
improvements on the Premises, other than Lessee Owned Alterations and Utility
Installations and Trade Fixtures, which was caused by an event required to be
covered by the insurance described in Paragraph 8.3(a), irrespective of any
deductible amounts or coverage limits involved.
               (d) "Replacement Cost" shall mean the cost to repair or rebuild
the improvements owned by Lessor at the time of the occurrence to their
condition existing immediately prior thereto, including demolition, debris
removal and upgrading required by the operation of Applicable Requirements and
without deduction for depreciation.
               (e) "Hazardous Substance Condition" shall mean the occurrence or
discovery of a condition involving the presence of, or a contamination by, a
Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the
Premises.

        9.2 Partial Damage - Insured Loss. If a Premises Partial Damage that is
 an Insured Loss occurs, then Lessor shall, at Lessor's expense, repair such
 damage (but not Lessee's Trade Fixtures or Lessee Owned Alterations and Utility
 Installations) as soon as reasonably possible and this Least shall continue in
 full force and effect; provided, however, that Lessee shall, at Lessor's
 election, make the repair of any damage or destruction the total cost ti repair
 of which is $5,000 or less, and, in such event, Lessor shall make any
 applicable insurance proceeds available to Lessee on a reasonable basis for tha
 purpose. Notwithstanding the foregoing, if the required insurance was not in
 force or the insurance proceeds are not sufficient to effect such repair, the
 Insuring Party shall promptly contribute the shortage in proceeds as and when
 required to complete said repairs. In the event, however, such shortage wa:
 due to the fact that, by reason of the unique nature of the improvements, full
 replacement cost insurance coverage was not commercially reasonable anc
 available, Lessor shall have no obligation to pay for the shortage in insurance
 proceeds or to fully restore the unique aspects of the Premises unless Lessee
 provides Lessor with the funds to cover same, or adequate assurance thereof,
 within 10 days following receipt of written notice of such shortage and reques
 therefor. If Lessor receives said funds or adequate assurance thereof within
 said 10 day period, the party responsible for making the repairs shall complete
 them as soon as reasonably possible and this Lease shall remain in full force
 and effect. If such funds or assurance are not received, Lessor ma^
 nevertheless elect by written notice to Lessee within 10 days thereafter to:
 (i) make such restoration and repair as is commercially reasonable with Lessoi
 paying any shortage in proceeds, in which case this Lease shall remain in full
 force and effect, or (ii) have this Lease terminate 30 days thereafter. Lessee
 shall not be entitled to reimbursement of any funds contributed by Lessee to
 repair any such damage or destruction. Premises Partial Damage due to flooc or
 earthquake shall be subject to Paragraph 9.3, notwithstanding that there may be
 some insurance coverage, but the net proceeds of any such insurance shall be
 made available for the repairs if made by either Party.
        9.3 Partial Damage - Uninsured Loss. If a Premises Partial Damage that
 is not an Insured Loss occurs, unless caused by a negligent or willful act of
 Lessee (in which event Lessee shall make the repairs at Lessee's expense),
 Lessor may either: (i) repair such damage as soon as reasonably possible at
 Lessor's expense, in which event this Lease shall continue in full force and
 effect, or (ii) terminate this Lease by giving written notice to Lessee within
 30 days after receipt by Lessor of knowledge of the occurrence of such damage.
 Such termination shall be effective 60 days following the date of such notice.
 In the event Lessor elects to terminate this Lease, Lessee shall have the right
 within 10 days after receipt of the termination notice to give writter notice
 to Lessor of Lessee's commitment to pay for the repair of such damage without
 reimbursement from Lessor. Lessee shall provide Lessor with saic funds or
 satisfactory assurance thereof within 30 days after making such commitment. In
 such event this Lease shall continue in full force and effect, anc Lessor shall
 proceed to make such repairs as soon as reasonably possible after the required
 funds are available. If Lessee does not make the requirec commitment, this
 Lease shall terminate as of the date specified in the termination notice.
        9.4 Total Destruction. Notwithstanding any other provision hereof, if a
 Premises Total Destruction occurs, this Lease shall terminate 60 days following
 such Destruction. If the damage or destruction was caused by the gross
 negligence or willful misconduct of Lessee, Lessor shall have the righi to
 recover Lessor's damages from Lessee, except as provided in Paragraph 8.6.
        9.5 Damage Near End of Term. If at any time during the last 6 months of
 this Lease there is damage for which the cost to repair exceeds one month's
 Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease
 effective 60 days following the date of occurrence of such damage by giving a
 written termination notice to Lessee within 30 days after the date of
 occurrence of such damage. Notwithstanding the foregoing, if Lessee at thai
 time has an exercisable option to extend this Lease or to purchase the
 Premises, then Lessee may preserve this Lease by, (a) exercising such option
 and (b) providing Lessor with any shortage in insurance proceeds (or adequate
 assurance thereof) needed to make the repairs on or before the earlier of (i)
 the date which is 10 days after Lessee's receipt of Lessor's written notice
 purporting to terminate this Lease, or (ii) the day prior to the date upon
 which such option expires. If Lessee duly exercises such option during such
 period and provides Lessor with funds (or adequate assurance thereof) to cover
 any shortage in insurance proceeds, Lessor shall, at Lessor's commercially
 reasonable expense, repair such damage as soon as reasonably possible and this
 Lease shall continue in full force and effect. If Lessee fails to exercise such
 option and provide such funds or assurance during such period, then this Lease
 shall terminate on the date specified in the termination notice and Lessee's
 option shall be extinguished.
       9.6    Abatement of Rent; Lessee's Remedies.
               (a) Abatement. In the event of Premises Partial Damage or
 Premises Total Destruction or a Hazardous Substance Condition for which Lessee
 is not responsible under this Lease, the Rent payable by Lessee for the period
 required for the repair, remediation or restoration of such damage shall be
 abated in proportion to the degree to which Lessee's use of the Premises is
 impaired, but not to exceed the proceeds received from the Rental Value
 insurance. All other obligations of Lessee hereunder shall be performed by
 Lessee, and Lessor shall have no liability for any such damage, destruction,
 remediation, repair or restoration except as provided herein.
               (b) Remedies. If Lessor shall be obligated to repair or restore
 the Premises and does not commence, in a substantial and meaningful way, such
 repair or restoration within 90 days after such obligation shall accrue, Lessee
 may, at any time prior to the commencement of such repair or restoration, give
 written notice to Lessor and to any Lenders of which Lessee has actual notice,
 of Lessee's election to terminate this Lease on a date not less than 60 days
 following the giving of such notice. If Lessee gives such notice and such
 repair or restoration is not commenced within 30 days thereafter, this Lease
 shall terminate as of the date specified in said notice. If the repair or
 restoration is commenced within such 30 days, this Lease shall continue in full
 force and effect. "Commence" shall mean either the unconditional authorization
 of the preparation of the required plans, or the beginning of the actual work
 on the Premises, whichever first occurs.
        9.7 Termination; Advance Payments. Upon termination of this Lease
 pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be
 made concerning advance Base Rent and any other advance payments made by Lessee
 to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee's
 Security Deposit as has not been, or is not then required to be, used by
 Lessor.
        9.8 Waive Statutes. Lessor and Lessee agree that the terms of this Lease
 shall govern the effect of any damage to or destruction of the Premises with
 respect to the termination of this Lease and hereby waive the provisions of any
 present or future statute to the extent inconsistent herewith.
 10.    Real Property Taxes.
        10.1 Definition. As used herein, the term "Real Property Taxes" shall
 include any form of assessment; real estate, general, special, ordinary or
 extraordinary, or rental levy or tax (other than inheritance, personal income
 or estate taxes); improvement bond; and/or license fee imposed upon or levied
 against any legal or equitable interest of Lessor in the Project, Lessor's
 right to other income therefrom, and/or Lessor's business of leasing, by any
 authority having the direct or indirect power to tax and where the funds are
 generated with reference to the Project address and where the proceeds so
 generated are to be applied by the city, county or other local taxing authority
 of a jurisdiction within which the Project is located. The term "Real Property
 Taxes" shall also include any tax, fee, levy, assessment or charge, or any
 increase therein, imposed by reason of events occurring during the term of this
 Lease, including but not limited to, a change in the ownership of the Project
 or any portion thereof or a change in the improvements thereon. In calculating
 Real Property Taxes for any calendar year, the Real Property Taxes for any real
 estate tax year shall be included in the calculation of Real Property Taxes for
 such calendar year based upon the number of days which such calendar year and
 tax year have in common.
        10.2 Payment of Taxes. Lessor shall pay the Real Property Taxes
 applicable to the Project, and except as otherwise provided in Paragraph 10.3,
 any such amounts shall be included in the calculation of Common Area Operating
 Expenses in accordance with the provisions of Paragraph 4.2.






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        10.3 Additional Improvements. Common Area Operating Expenses shall not
 include Real Property Taxes specified in the tax assessor's records and work
 sheets as being caused by additional improvements placed upon the Project by
 other lessees or by Lessor for the exclusive enjoyment of such other lessees.
 Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor at
 the time Common Area Operating Expenses are payable under Paragraph 4.2, the
 entirety of any increase in Real Property Taxes if assessed solely by reason of
 Alterations, Trade Fixtures or Utility Installations placed upon the Premises
 by Lessee or at Lessee's request.
        10.4 Joint Assessment. If the Building is not separately assessed, Real
 Property Taxes allocated to the Building shall be an equitable proportion of
 the Real Property Taxes for all of the land and improvements included within
 the tax parcel assessed, such proportion to be determined by Lessor from the
 respective valuations assigned in the assessor's work sheets or such other
 information as may be reasonably available. Lessor's reasonable determination
 thereof, in good faith, shall be conclusive.
        10.5 Personal Property Taxes. Lessee shall pay prior to delinquency all
 taxes assessed against and levied upon Lessee Owned Alterations and Utility
 Installations, Trade Fixtures, furnishings, equipment and all personal property
 of Lessee contained in the Premises. When possible, Lessee shall cause its
 Lessee Owned Alterations and Utility Installations, Trade Fixtures,
 furnishings, equipment and all other personal property to be assessed and
 billed separately from the real property of Lessor. If any of Lessee's said
 property shall be assessed with Lessor's real property, Lessee shall pay Lessor
 the taxes attributable to Lessee's property within 10 days after receipt of a
 written statement setting forth the taxes applicable to Lessee's property.
 11. Utilities. Lessee shall pay for all water, gas, heat, light, power,
 telephone, trash disposal and other utilities and services supplied to the
 Premises, together with any taxes thereon. Notwithstanding the provisions of
 Paragraph 4.2, if at any time in Lessor's sole judgment, Lessor determines that
 Lessee is using a disproportionate amount of water, electricity or other
 commonly metered utilities, or that Lessee is generating such a large volume of
 trash as to require an increase in the size of the dumpster and/or an increase
 in the number of times per month that the dumpster is emptied, then Lessor may
 increase Lessee's Base Rent by an amount equal to such increased costs. 12
 Assignment and Subletting.
       12.1     Lessor's Consent Required
               (a) Lessee shall not voluntarily or by operation of law assign,
 transfer, mortgage or encumber (collectively, "assign or assignment") or sublet
 all or any part of Lessee's interest in this Lease or in the Premises without
 Lessor's prior written consent.
               (b) A change in the control of Lessee shall constitute an
 assignment requiring consent. The transfer, on a cumulative basis, of 25% or
 more of the voting control of Lessee shall constitute a change in control for
 this purpose.
               (c) The involvement of Lessee or its assets in any transaction,
 or series of transactions (by way of merger, sale, acquisition, financing,
 transfer, leveraged buy-out or otherwise), whether or not a formal assignment
 or hypothecation of this Lease or Lessee's assets occurs, which results or will
 result in a reduction of the Net Worth of Lessee by an amount greater than 25%
 of such Net Worth as it was represented at the time of the execution of this
 Lease or at the time of the most recent assignment to which Lessor has
 consented, or as it exists immediately prior to said transaction or
 transactions constituting such reduction, whichever was or is greater, shall be
 considered an assignment of this Lease to which Lessor may withhold its
 consent. "Net Worth of Lessee" shall mean the net worth of Lessee (excluding
 any guarantors) established under generally accepted accounting principles.
               (d) An assignment or subletting without consent shall, at
 Lessor's option, be a Default curable after notice per Paragraph 13.1(c), or a
 noncurable Breach without the necessity of any notice and grace period. If
 Lessor elects to treat such unapproved assignment or subletting as a noncurable
 Breach, Lessor may either: (i) terminate this Lease, or (ii) upon 30 days
 written notice, increase the monthly Base Rent to 110% of the Base Rent then in
 effect. Further, in the event of such Breach and rental adjustment, (i) the
 purchase price of any option to purchase the Premises held by Lessee shall be
 subject to similar adjustment to 110% of the price previously in effect, and
 (ii) all fixed and non-fixed rental adjustments scheduled during the remainder
 of the Lease term shall be increased to 110% of the scheduled adjusted rent.
              (e) Lessee's remedy for any breach of Paragraph 12.1 by Lessor
 shall be limited to compensatory damages and/or injunctive relief. 12 2
 Terms and Conditions Applicable to Assignment and Subletting.
               (a) Regardless of Lessor's consent, no assignment or subletting
 shall: (i) be effective without the express written assumption by such assignee
 or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee
 of any obligations hereunder, or (iii) alter the primary liability of Lessee
 for the payment of Rent or for the performance of any other obligations to be
 performed by Lessee.
               (b) Lessor may accept Rent or performance of Lessee's obligations
 from any person other than Lessee pending approval or disapproval of an
 assignment. Neither a delay in the approval or disapproval of such assignment
 nor the acceptance of Rent or performance shall constitute a waiver or estoppel
 of Lessor's right to exercise its remedies for Lessee's Default or Breach.
               (c) Lessor's consent to any assignment or subletting shall not
 constitute a consent to any subsequent assignment or subletting.
               (d) In the event of any Default or Breach by Lessee, Lessor may
 proceed directly against Lessee, any Guarantors or anyone else responsible for
 the performance of Lessee's obligations under this Lease, including any
 assignee or sublessee, without first exhausting Lessor's remedies against any
 other person or entity responsible therefore to Lessor, or any security held by
 Lessor.
               (e) Each request for consent to an assignment or subletting shall
 be in writing, accompanied by information relevant to Lessor's determination as
 to the financial and operational responsibility and appropriateness of the
 proposed assignee or sublessee, including but not limited to the intended use
 and/or required modification of the Premises, if any, together with a fee of
 $1,000 or 10% of the current monthly Base Rent applicable to the portion of the
 Premises which is the subject of the proposed assignment or sublease, whichever
 is greater, as consideration for Lessor's considering and processing said
 request. Lessee agrees to provide Lessor with such other or additional
 information and/or documentation as may be reasonably requested.
               (f) Any assignee of, or sublessee under, this Lease shall, by
 reason of accepting such assignment or entering into such sublease, be deemed
 to have assumed and agreed to conform and comply with each and every term,
 covenant, condition and obligation herein to be observed or performed by Lessee
 during the term of said assignment or sublease, other than such obligations as
 are contrary to or inconsistent with provisions of an assignment or sublease to
 which Lessor has specifically consented to in writing.
               (g) Lessor's consent to any assignment or subletting shall not
 transfer to the assignee or sublessee any Option granted to the original Lessee
 by this Lease unless such transfer is specifically consented to by Lessor in
 writing. (See Paragraph 39.2)
       12.3 Additional Terms and Conditions Applicable to Subletting. The
 following terms and conditions shall apply to any subletting by Lessee of all
 or any part of the Premises and shall be deemed included in all subleases under
 this Lease whether or not expressly incorporated therein:
               (a) Lessee hereby assigns and transfers to Lessor all of Lessee's
 interest in all Rent payable on any sublease, and Lessor may collect such Rent
 and apply same toward Lessee's obligations under this Lease; provided, however,
 that until a Breach shall occur in the performance of Lessee's obligations,
 Lessee may collect said Rent. Lessor shall not, by reason of the foregoing or
 any assignment of such sublease, nor by reason of the collection of Rent, be
 deemed liable to the sublessee for any failure of Lessee to perform and comply
 with any of Lessee's obligations to such sublessee.
 Lessee hereby irrevocably authorizes and directs any such sublessee, upon
 receipt of a written notice from Lessor stating that a Breach exists in the
 performance of Lessee's obligations under this Lease, to pay to Lessor all Rent
 due and to become due under the sublease. Sublessee shall rely upon any such
 notice from Lessor and shall pay all Rents to Lessor without any obligation or
 right to inquire as to whether such Breach exists, notwithstanding any claim
 from Lessee to the contrary.
               (b) In the event of a Breach by Lessee, Lessor may, at its
option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of
the exercise of said option to the expiration of such sublease; provided,
however, Lessor shall not be liable for any prepaid rents or security deposit
paid by such sublessee to such sublessor or for any prior Defaults or Breaches
of such sublessor.
               (c) Any matter requiring the consent of the sublessor under a
sublease shall also require the consent of Lessor.
               (d) No sublessee shall further assign or sublet all or any part
of the Premises without Lessor's prior written
              consent.
               (e) Lessor shall deliver a copy of any notice of Default or
 Breach by Lessee to the sublessee, who shall have the right to cure the Default
 of Lessee within the grace period, if any, specified in such notice. The
 sublessee shall have a right of reimbursement and offset from and against
 Lessee for any such Defaults cured by the sublessee.
 13    Default; Breach; Remedies
       13.1 Default; Breach. A "Default" is defined as a failure by the Lessee
 to comply with or perform any of the terms, covenants, conditions or Rules and
 Regulations under this Lease. A "Breach" is defined as the occurrence of one or
 more of the following Defaults, and the failure of Lessee to cure such Default
 within any applicable grace period:
               (a) The abandonment of the Premises; or the vacating of the
 Premises without providing a commercially reasonable level of security, or
 where the coverage of the property insurance described in Paragraph 8.3 is
 jeopardized as a result thereof, or without providing reasonable assurances to
 minimize potential vandalism.
               (b) The failure of Lessee to make any payment of Rent or any
 Security Deposit required to be made by Lessee hereunder, whether to Lessor or
 to a third party, when due, to provide reasonable evidence of insurance or
 surety bond, or to fulfill any obligation under this Lease which endangers or
 threatens life or property, where such failure continues for a period of 3
 business days following written notice to Lessee.





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     (c) The failure by Lessee to provide (i) reasonable written evidence of
compliance with Applicable Requirements, (ii) the service contracts, (iii) the
rescission of an unauthorized assignment or subletting, (iv) an Estoppel
Certificate, (v) a requested subordination, (vi) evidence concerning any
guaranty and/or Guarantor, (vii) any document requested under Paragraph 41
(easements), or (viii) any other documentation or information which Lessor may
reasonably require of Lessee under the terms of this Lease, where any such
failure continues for a period of 10 days following written notice to Lessee.
     (d) A Default by Lessee as to the terms, covenants, conditions or
provisions of this Lease, or of the rules adopted under Paragraph 2.9 hereof,
other than those described in subparagraphs 13.1 (a), (b) or (c), above, where
such Default continues for a period of 30 days after written notice, provided,
however, that if the nature of Lessee's Default is such that more than 30 days
are reasonably required for its cure, then it shall not be deemed to be a Breach
if Lessee commences such cure within said 30 day period and thereafter
diligently prosecutes such cure to completion.
     (e) The occurrence of any of the following events: (i) the making of any
general arrangement or assignment for the benefit of creditors; (ii) becoming a
"debtor" as defined in 11 U.S.C. ss. 101 or any successor statute thereto
(unless, in the case of a petition filed against Lessee, the same is dismissed
within 60 days); (iii) the appointment of a trustee or receiver to take
possession of substantially all of Lessee's assets located at the Premises or of
Lessee's interest in this Lease, where possession is not restored to Lessee
within 30 days; or (iv) the attachment, execution or other judicial seizure of
substantially all of Lessee's assets located at the Premises or of Lessee's
interest in this Lease, where such seizure is not discharged within 30 days;
provided, however, in the event that any provision of this subparagraph (e) is
contrary to any applicable law, such provision shall be of no force or effect,
and not affect the validity of the remaining provisions.
     (f) The discovery that any financial statement of Lessee or of any
Guarantor given to Lessor was materially false.
     (g) If the performance of Lessee's obligations under this Lease is
guaranteed: (i) the death of a Guarantor, (ii) the termination of a Guarantor's
liability with respect to this Lease other than in accordance with the terms of
such guaranty, (iii) a Guarantor's becoming insolvent or the subject of a
bankruptcy filing, (iv) a Guarantor's refusal to honor the guaranty, or (v) a
Guarantor's breach of its guaranty obligation on an anticipatory basis, and
Lessee's failure, within 60 days following written notice of any such event, to
provide written alternative assurance or security, which, when coupled with the
then existing resources of Lessee, equals or exceeds the combined financial
resources of Lessee and the Guarantors that existed at the time of execution of
this Lease.
       13.2 Remedies. If Lessee fails to perform any of its affirmative duties
 or obligations, within 10 days after written notice (or in case of an
 emergency, without notice), Lessor may, at its option, perform such duty or
 obligation on Lessee's behalf, including but not limited to the obtaining of
 reasonably required bonds, insurance policies, or governmental licenses,
 permits or approvals. The costs and expenses of any such performance by Lessor
 shall be due and payable by Lessee upon receipt of invoice therefor. If any
 check given to Lessor by Lessee shall not be honored by the bank upon which it
 is drawn, Lessor, at its option, may require all future payments to be made by
 Lessee to be by cashier's check. In the event of a Breach, Lessor may, with or
 without further notice or demand, and without limiting Lessor in the exercise
 of any right or remedy which Lessor may have by reason of such Breach:
               (a) Terminate Lessee's right to possession of the Premises by any
 lawful means, in which case this Lease shall terminate and Lessee shall
 immediately surrender possession to Lessor. In such event Lessor shall be
 entitled to recover from Lessee: (i) the unpaid Rent which had been earned at
 the time of termination; (ii) the worth at the time of award of the amount by
 which the unpaid rent which would have been earned after termination until the
 time of award exceeds the amount of such rental loss that the Lessee proves
 could have been reasonably avoided; (iii) the worth at the time of award of the
 amount by which the unpaid rent for the balance of the term after the time of
 award exceeds the amount of such rental loss that the Lessee proves could be
 reasonably avoided; and (iv) any other amount necessary to compensate Lessor
 for all the detriment proximately caused by the Lessee's failure to perform its
 obligations under this Lease or which in the ordinary course of things would be
 likely to result therefrom, including but not limited to the cost of recovering
 possession of the Premises, expenses of reletting, including necessary
 renovation and alteration of the Premises, reasonable attorneys' fees, and that
 portion of any leasing commission paid by Lessor in connection with this Lease
 applicable to the unexpired term of this Lease. The worth at the time of award
 of the amount referred to in provision (iii) of the immediately preceding
 sentence shall be computed by discounting such amount at the discount rate of
 the Federal Reserve Bank of the District within which the Premises are located
 at the time of award plus one percent. Efforts by Lessor to mitigate damages
 caused by Lessee's Breach of this Lease shall not waive Lessor's right to
 recover damages under Paragraph 12. If termination of this Lease is obtained
 through the provisional remedy of unlawful detainer, Lessor shall have the
 right to recover in such proceeding any unpaid Rent and damages as are
 recoverable therein, or Lessor may reserve the right to recover all or any part
 thereof in a separate suit. If a notice and grace period required under
 Paragraph 13.1 was not previously given, a notice to pay rent or quit, or to
 perform or quit given to Lessee under the unlawful detainer statute shall also
 constitute the notice required by Paragraph 13.1. In such case, the applicable
 grace period required by Paragraph 13.1 and the unlawful detainer statute shall
 run concurrently, and the failure of Lessee to cure the Default within the
 greater of the two such grace periods shall constitute both an unlawful
 detainer and a Breach of this Lease entitling Lessor to the remedies provided
 for in this Lease and/or by said statute.
               (b) Continue the Lease and Lessee's right to possession and
 recover the Rent as it becomes due, in which event Lessee may sublet or assign,
 subject only to reasonable limitations. Acts of maintenance, efforts to relet,
 and/or the appointment of a receiver to protect the Lessor's interests, shall
 not constitute a termination of the Lessee's right to possession.
               (c) Pursue any other remedy now or hereafter available under the
 laws or judicial decisions of the state wherein the Premises are located. The
 expiration or termination of this Lease and/or the termination of Lessee's
 right to possession shall not relieve Lessee from liability under any indemnity
 provisions of this Lease as to matters occurring or accruing during the term
 hereof or by reason of Lessee's occupancy of the Premises.
        13.3 Inducement Recapture. Any agreement for free or abated rent or
 other charges, or for the giving or paying by Lessor to or for Lessee of any
 cash or other bonus, inducement or consideration for Lessee's entering into
 this Lease, all of which concessions are hereinafter referred to as "Inducement
 Provisions", shall be deemed conditioned upon Lessee's full and faithful
 performance of all of the terms, covenants and conditions of this Lease. Upon
 Breach of this Lease by Lessee, any such Inducement Provision shall
 automatically be deemed deleted from this Lease and of no further force or
 effect, and any rent, other charge, bonus, inducement or consideration
 theretofore abated, given or paid by Lessor under such an Inducement Provision
 shall be immediately due and payable by Lessee to Lessor, notwithstanding any
 subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or
 the cure of the Breach which initiated the operation of this paragraph shall
 not be deemed a waiver by Lessor of the provisions of this paragraph unless
 specifically so stated in writing by Lessor at the time of such acceptance.
        13.4 Late Charges. Lessee hereby acknowledges that late payment by
 Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease,
 the exact amount of which will be extremely difficult to ascertain. Such costs
 include, but are not limited to, processing and accounting charges, and late
 charges which may be imposed upon Lessor by any Lender. Accordingly, if any
 Rent shall not be received by Lessor within 5 days after such amount shall be
 due, then, without any requirement for notice to Lessee, Lessee shall pay to
 Lessor a one-time late charge equal to 10% of each such overdue amount or $100,
 whichever is greater. The parties hereby agree that such late charge represents
 a fair and reasonable estimate of the costs Lessor will incur by reason of such
 late payment. Acceptance of such late charge by Lessor shall in no event
 constitute a waiver of Lessee's Default or Breach with respect to such overdue
 amount, nor prevent the exercise of any of the other rights and remedies
 granted hereunder. In the event that a late charge is payable hereunder,
 whether or not collected, for 3 consecutive installments of Base Rent, then
 notwithstanding any provision of this Lease to the contrary, Base Rent shall,
 at Lessor's option, become due and payable quarterly in advance.
        13.5 Interest. Any monetary payment due Lessor hereunder, other than
 late charges, not received by Lessor, when due as to scheduled payments (such
 as Base Rent) or within 30 days following the date on which it was due for
 non-scheduled payment, shall bear interest from the date when due, as to
 scheduled payments, or the 31st day after it was due as to non-scheduled
 payments. The interest ("Interest") charged shall be equal to the prime rate
 reported in the Wall Street Journal as published closest prior to the date when
 due plus 4%, but shall not exceed the maximum rate allowed by law.
 Interest is payable in addition to the potential late charge provided for in
Paragraph 13.4.
       13.6     Breach by Lessor
               (a) Notice of Breach. Lessor shall not be deemed in breach of
 this Lease unless Lessor fails within a reasonable time to perform an
 obligation required to be performed by Lessor. For purposes of this Paragraph,
 a reasonable time shall in no event be less than 30 days after receipt by
 Lessor, and any Lender whose name and address shall have been furnished Lessee
 in writing for such purpose, of written notice specifying wherein such
 obligation of Lessor has not been performed; provided, however, that if the
 nature of Lessor's obligation is such that more than 30 days are reasonably
 required for its performance, then Lessor shall not be in breach if performance
 is commenced within such 30 day period and thereafter diligently pursued to
 completion.
               (b) Performance by Lessee on Behalf of Lessor. In the event that
 neither Lessor nor Lender cures said breach within 30 days after receipt of
 said notice, or if having commenced said cure they do not diligently pursue it
 to completion, then Lessee may elect to cure said breach at Lessee's expense
 and offset from Rent an amount equal to the greater of one month's Base Rent or
 the Security Deposit, and to pay an excess of such expense under protest,
 reserving Lessee's right to reimbursement from Lessor. Lessee shall document
 the cost of said cure and supply said documentation to Lessor.






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 14. Condemnation. If the Premises or any portion thereof are taken under the
 power of eminent domain or sold under the threat of the exercise of
said power (collectively "Condemnation"), this Lease shall terminate as to the
part taken as of the date the condemning authority takes title or possession,
whichever first occurs. If more than 10% of the floor area of the Unit, or more
than 25% of Lessee's Reserved Parking Spaces, is taken by Condemnation, Lessee
may, at Lessee's option, to be exercised in writing within 10 days after Lessor
shall have given Lessee written notice of such taking (or in the absence of such
notice, within 10 days after the condemning authority shall have taken
possession) terminate this Lease as of the date the condemning authority takes
such possession. If Lessee does not terminate this Lease in accordance with the
foregoing, this Lease shall remain in full force and effect as to the portion of
the Premises remaining, except that the Base Rent shall be reduced in proportion
to the reduction in utility of the Premises caused by such Condemnation.
Condemnation awards and/or payments shall be the property of Lessor, whether
such award shall be made as compensation for diminution in value of the
leasehold, the value of the part taken, or for severance damages; provided,
however, that Lessee shall be entitled to any compensation for Lessee's
relocation expenses, loss of business goodwill and/or Trade Fixtures, without
regard to whether or not this Lease is terminated pursuant to the provisions of
this Paragraph. All Alterations and Utility Installations made to the Premises
by Lessee, for purposes of Condemnation only, shall be considered the property
of the Lessee and Lessee shall be entitled to any and all compensation which is
payable therefor. In the event that this Lease is not terminated by reason of
the Condemnation, Lessor shall repair any damage to the Premises caused by such
Condemnation.
15. Brokerage Fees.
       15.1 Additional Commission. In addition to the payments owed pursuant to
Paragraph 1.10 above, and unless Lessor and the Brokers otherwise agree in
writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee
acquires from Lessor any rights to the Premises or other premises owned by
Lessor and located within the Project, (c) if Lessee remains in possession of
the Premises, with the consent of Lessor, after the expiration of this Lease,
or (d) if Base Rent is increased, whether by agreement or operation of an
escalation clause herein, then, Lessor shall pay Brokers a fee in accordance
with the schedule of the Brokers in effect at the time of the execution of this
Lease.
       15.2 Assumption of Obligations. Any buyer or transferee of Lessor's
interest in this Lease shall be deemed to have assumed Lessor's obligation
hereunder. Brokers shall be third party beneficiaries of the provisions of
Paragraphs 1.10, 15, 22 and 31. If Lessor fails to pay to Brokers any amounts
due as and for brokerage fees pertaining to this Lease when due, then such
amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts
to Lessee's Broker when due, Lessee's Broker may send written notice to Lessor
and Lessee of such failure and if Lessor fails to pay such amounts within 10
days after said notice, Lessee shall pay said monies to its Broker and offset
such amounts against Rent. In addition, Lessee's Broker shall be deemed to be a
third party beneficiary of any commission agreement entered into by and/or
between Lessor and Lessor's Broker for the limited purpose of collecting any
brokerage fee owed.
      15 3 Representations and Indemnities of Broker Relationships Lessee and
Lessor each represent and warrant to the other that it has had no dealings with
any person, firm, broker or finder (other than the Brokers, if any) in
connection with this Lease, and that no one other than said named Brokers is
entitled to any commission or finder's fee in connection herewith. Lessee and
Lessor do each hereby agree to indemnify, protect, defend and hold the other
harmless from and against liability for compensation or charges which may be
claimed by any such unnamed broker, finder or other similar party by reason of
any dealings or actions of the indemnifying Party, including any costs,
expenses, attorneys' fees reasonably incurred with respect thereto. 16.
Estoppel Certificates
              (a) Each Party (as "Responding Party") shall within 10 days after
written notice from the other Party (the "Requesting Party") execute,
acknowledge and deliver to the Requesting Party a statement in writing in form
similar to the then most current "Estoppel Certificate" form published by the
American Industrial Real Estate Association, plus such additional information,
confirmation and/or statements as may be reasonably requested by the Requesting
Party.
              (b) If the Responding Party shall fail to execute or deliver the
Estoppel Certificate within such 10 day period, the Requesting Party may
execute an Estoppel Certificate stating that: (i) the Lease is in full force
and effect without modification except as may be represented by the Requesting
Party, (ii) there are no uncured defaults in the Requesting Party's
performance, and (iii) if Lessor is the Requesting Party, not more than one
month's rent has been paid in advance. Prospective purchasers and encumbrances
may rely upon the Requesting Party's Estoppel Certificate, and the Responding
Party shall be estopped from denying the truth of the facts contained in said
Certificate.
              (c) If Lessor desires to finance, refinance, or sell the
Premises, or any part thereof, Lessee and all Guarantors shall deliver to any
potential lender or purchaser designated by Lessor such financial statements as
may be reasonably required by such lender or purchaser, including but not
limited to Lessee's financial statements for the past 3 years. All such
financial statements shall be received by Lessor and such lender or purchaser
in confidence and shall be used only for the purposes herein set forth.
17.  Definition of Lessor. The term "Lessor" as used herein shall mean the owner
or owners at the time in question of the fee title to the Premises, or, if this
is a sublease, of the Lessee's interest in the prior lease. In the event of a
transfer of Lessor's title or interest in the Premises or this Lease, Lessor
shall deliver to the transferee or assignee (in cash or by credit) any unused
Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such
transfer or assignment and delivery of the Security Deposit, as aforesaid, the
prior Lessor shall be relieved of all liability with respect to the obligations
and/or covenants under this Lease thereafter to be performed by the Lessor.
Subject to the foregoing, the obligations and/or covenants in this Lease to be
performed by the Lessor shall be binding only upon the Lessor as hereinabove
defined. Notwithstanding the above, and subject to the provisions of Paragraph
20 below, the original Lessor under this Lease, and all subsequent holders of
the Lessor's interest in this Lease shall remain liable and responsible with
regard to the potential duties and liabilities of Lessor pertaining to
Hazardous Substances as outlined in Paragraph 6.2 above.
18.  Severability. The invalidity of any provision of this Lease, as determined
by a court of competent jurisdiction, shall in no way affect the validity of
any other provision hereof.
19.  Days. Unless otherwise specifically indicated to the contrary, the word
"days" as used in this Lease shall mean and refer to calendar days.
20.  Limitation on Liability. Subject to the provisions of Paragraph 17 above,
the obligations of Lessor under this Lease shall not constitute personal
obligations of Lessor, the individual partners of Lessor or its or their
individual partners, directors, officers or shareholders, and Lessee shall look
to the Premises, and to no other assets of Lessor, for the satisfaction of any
liability of Lessor with respect to this Lease, and shall not seek recourse
against the individual partners of Lessor, or its or their individual partners,
directors, officers or shareholders, or any of their personal assets for such
satisfaction.
21.  Time of Essence. Time is of the essence with respect to the performance of
all obligations to be performed or observed by the Parties under this Lease.
22.  No Prior or Other Agreements; Broker Disclaimer. This Lease contains all
agreements between the Parties with respect to any matter mentioned herein, and
no other prior or contemporaneous agreement or understanding shall be
effective. Lessor and Lessee each represents and warrants to the Brokers that
it has made, and is relying solely upon, its own investigation as to the
nature, quality, character and financial responsibility of the other Party to
this Lease and as to the use, nature, quality and character of the Premises.
Brokers have no responsibility with respect thereto or with respect to any
default or breach hereof by either Party. The liability (including court costs
and attorneys' fees), of any Broker with respect to negotiation, execution,
delivery or performance by either Lessor or Lessee under this Lease or any
amendment or modification hereto shall be limited to an amount up to the fee
received by such Broker pursuant to this Lease; provided, however, that the
foregoing limitation on each Broker's liability shall not be applicable to any
gross negligence or willful misconduct of such Broker.
23.  Notices
       23.1 Notice Requirements. All notices required or permitted by this
Lease or applicable law shall be in writing and may be delivered in person (by
hand or by courier) or may be sent by regular, certified or registered mail or
U.S. Postal Service Express Mail, with postage prepaid, or by facsimile
transmission, and shall be deemed sufficiently given if served in a manner
specified in this Paragraph 23. The addresses noted adjacent to a Party's
signature on this Lease shall be that Party's address for delivery or mailing
of notices. Either Party may by written notice to the other specify a different
address for notice, except that upon Lessee's taking possession of the
Premises, the Premises shall constitute Lessee's address for notice. A copy of
all notices to Lessor shall be concurrently transmitted to such party or
parties at such addresses as Lessor may from time to time hereafter designate
in writing.
       23.2 Date of Notice. Any notice sent by registered or certified mail,
return receipt requested, shall be deemed given on the date of delivery shown
on the receipt card, or if no delivery date is shown, the postmark thereon. If
sent by regular mail the notice shall be deemed given 48 hours after the same
is addressed as required herein and mailed with postage prepaid. Notices
delivered by United States Express Mail or overnight courier that guarantee
next day delivery shall be deemed given 24 hours after delivery of the same to
the Postal Service or courier. Notices transmitted by facsimile transmission or
similar means shall be deemed delivered upon telephone confirmation of receipt
(confirmation report from fax machine is sufficient), provided a copy is also
delivered via delivery or mail. If notice is received on a Saturday, Sunday or
legal holiday, it shall be deemed received on the next business day.







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24. Waivers. No waiver by Lessor of the Default or Breach of any term, covenant
or condition hereof by Lessee, shall be deemed a waiver of any oth(euro) term,
covenant or condition hereof, or of any subsequent Default or Breach by Lessee
of the same or of any other term, covenant or condition hereoi Lessor's consent
to, or approval of, any act shall not be deemed to render unnecessary the
obtaining of Lessor's consent to, or approval of, any subsequer or similar act
by Lessee, or be construed as the basis of an estoppel to enforce the provision
or provisions of this Lease requiring such consent. Th acceptance of Rent by
Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by
Lessee may be accepted by Lessor on account c moneys or damages due Lessor,
notwithstanding any qualifying statements or conditions made by Lessee in
connection therewith, which such statement and/or conditions shall be of no
force or effect whatsoever unless specifically agreed to in writing by Lessor at
or before the time of deposit of such payment.
25. Disclosures Regarding The Nature of a Real Estate Agency Relationship (a)
When entering into a discussion with a real estate agent regarding a real estate
transaction, a Lessor or Lessee should from the outse understand what type of
agency relationship or representation it has with the agent or agents in the
transaction. Lessor and Lessee acknowledge bein advised by the Brokers in this
transaction, as follows:
     (i) Lessor's Agent. A Lessor's agent under a listing agreement with the
Lessor acts as the agent for the Lessor only. A Lessor's agent or subagent has
the following affirmative obligations: To the Lessor: A fiduciary duty of utmost
care, integrity, honesty, and loyalty in dealings with th< Lessor. To the Lessee
and the Lessor: (a) Diligent exercise of reasonable skills and care in
performance of the agent's duties, (b) A duty of honest and fai dealing and good
faith, (c) A duty to disclose all facts known to the agent materially affecting
the value or desirability of the property that are not known to, o within the
diligent attention and observation of, the Parties. An agent is not obligated to
reveal to either Party any confidential information obtained from th< other
Party which does not involve the affirmative duties set forth above.
     (ii) Lessee's Agent. An agent can agree to act as agent for the Lessee
only. In these situations, the agent is not the Lessor's agent, even if by
agreement the agent may receive compensation for services rendered, either in
full or in part from the Lessor. An agent acting only for; Lessee has the
following affirmative obligations. To the Lessee: A fiduciary duty of utmost
care, integrity, honesty, and loyalty in dealings with the Lessee To the Lessee
and the Lessor: (a) Diligent exercise of reasonable skills and care in
performance of the agent's duties, (b) A duty of honest and fair dealin< and
good faith, (c) A duty to disclose all facts known to the agent materially
affecting the value or desirability of the property that are not known to, or
withii the diligent attention and observation of, the Parties. An agent is not
obligated to reveal to either Party any confidential information obtained from
the othe Party which does not involve the affirmative duties set forth above.
     (iii) Agent Representing Both Lessor and Lessee. A real estate agent,
either acting directly or through one or more associate licenses, can legally be
the agent of both the Lessor and the Lessee in a transaction, but only with the
knowledge and consent of both the Lessor and th( Lessee. In a dual agency
situation, the agent has the following affirmative obligations to both the
Lessor and the Lessee: (a) A fiduciary duty of utmost care integrity, honesty
and loyalty in the dealings with either Lessor or the Lessee, (b) Other duties
to the Lessor and the Lessee as stated above ir subparagraphs (i) or (ii). In
representing both Lessor and Lessee, the agent may not without the express
permission of the respective Party, disclose to th< other Party that the Lessor
will accept rent in an amount less than that indicated in the listing or that
the Lessee is willing to pay a higher rent than tha offered. The above duties of
the agent in a real estate transaction do not relieve a Lessor or Lessee from
the responsibility to protect their own interests. Lessor and Lessee should
carefully read all agreements to assure that they adequately express their
understanding of the transaction. A real estate agent is a person qualified to
advise about real estate. If legal or tax advice is desired, consult a competent
professional.
     (b) Brokers have no responsibility with respect to any default or breach
hereof by either Party. The liability (including court costs and attorneys'
fees), of any Broker with respect to any breach of duty, error or omission
relating to this Lease shall not exceed the fee received by such Brokei pursuant
to this Lease; provided, however, that the foregoing limitation on each Broker's
liability shall not be applicable to any gross negligence or willfu misconduct
of such Broker.
     (c) Buyer and Seller agree to identify to Brokers as "Confidential" any
communication or information given Brokers that is considered by such Party to
be confidential.
26. No Right To Holdover. Lessee has no right to retain possession of the
Premises or any part thereof beyond the expiration or termination of this
Lease. In the event that Lessee holds over, then the Base Rent shall be
increased to 150% of the Base Rent applicable immediately preceding the
expiration or termination. Nothing contained herein shall be construed as
consent by Lessor to any holding over by Lessee.
 27. Cumulative Remedies. No remedy or election hereunder shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies
at law or in equity.
 28. Covenants and Conditions; Construction of Agreement. All provisions of
this Lease to be observed or performed by Lessee are both covenants and
conditions. In construing this Lease, all headings and titles are for the
convenience of the Parties only and shall not be considered a part of this
Lease. Whenever required by the context, the singular shall include the plural
and vice versa. This Lease shall not be construed as if prepared by one of the
Parties, but rather according to its fair meaning as a whole, as if both
Parties had prepared it.
29.  Binding Effect; Choice of Law. This Lease shall be binding upon the
parties, their personal representatives, successors and assigns and be governed
by the laws of the State in which the Premises are located. Any litigation
between the Parties hereto concerning this Lease shall be initiated in the
county in which the Premises are located.
30.   Subordination; Attornment; Non-Disturbance
      30.1 Subordination. This Lease and any Option granted hereby shall be
subject and subordinate to any ground lease, mortgage, deed of trust, or other
hypothecation or security device (collectively, "Security Device"), now or
hereafter placed upon the Premises, to any and all advances made on the
security thereof, and to all renewals, modifications, and extensions thereof.
Lessee agrees that the holders of any such Security Devices (in this Lease
together referred to as "Lender") shall have no liability or obligation to
perform any of the obligations of Lessor under this Lease. Any Lender may elect
to have this Lease and/or any Option granted hereby superior to the lien of its
Security Device by giving written notice thereof to Lessee, whereupon this
Lease and such Options shall be deemed prior to such Security Device,
notwithstanding the relative dates of the documentation or recordation thereof.
       30.2 Attornment. In the event that Lessor transfers title to the
Premises, or the Premises are acquired by another upon the foreclosure or
termination of a Security Device to which this Lease is subordinated (i) Lessee
shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to
such new owner, and upon request, enter into a new lease, containing all of the
terms and provisions of this Lease, with such new owner for the remainder of
the term hereof, or, at the election of such new owner, this Lease shall
automatically become a new Lease between Lessee and such new owner, upon all of
the terms and conditions hereof, for the remainder of the term hereof, and (ii)
Lessor shall thereafter be relieved of any further obligations hereunder and
such new owner shall assume all of Lessor's obligations hereunder, except that
such new owner shall not: (a) be liable for any act or omission of any prior
lessor or with respect to events occurring prior to acquisition of ownership;
(b) be subject to any offsets or defenses which Lessee might have against any
prior lessor, (c) be bound by prepayment of more than one month's rent, or (d)
be liable for the return of any security deposit paid to any prior lessor.
       30.3 Non-Disturbance. With respect to Security Devices entered into by
Lessor after the execution of this Lease, Lessee's subordination of this Lease
shall be subject to receiving a commercially reasonable non-disturbance
agreement (a "Non-Disturbance Agreement") from the Lender which Non-Disturbance
Agreement provides that Lessee's possession of the Premises, and this Lease,
including any options to extend the term hereof, will not be disturbed so long
as Lessee is not in Breach hereof and attorns to the record owner of the
Premises. Further, within 60 days after the execution of this Lease, Lessor
shall use its commercially reasonable efforts to obtain a Non-Disturbance
Agreement from the holder of any pre-existing Security Device which is secured
by the Premises. In the event that Lessor is unable to provide the
Non-Disturbance Agreement within said 60 days, then Lessee may, at Lessee's
option, directly contact Lender and attempt to negotiate for the execution and
delivery of a Non-Disturbance Agreement.
       30.4 Self-Executing. The agreements contained in this Paragraph 30 shall
be effective without the execution of any further documents; provided, however,
that, upon written request from Lessor or a Lender in connection with a sale,
financing or refinancing of the Premises, Lessee and Lessor shall execute such
further writings as may be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein.
31. Attorneys' Fees. If any Party or Broker brings an action or proceeding
involving the Premises whether founded in tort, contract or equity, or to
declare rights hereunder, the Prevailing Party (as hereafter defined) in any
such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys' fees. Such fees may be awarded in the same suit or recovered in a
separate suit, whether or not such action or proceeding is pursued to decision
or judgment. The term, "Prevailing Party" shall include, without limitation, a
Party or Broker who substantially obtains or defeats the relief sought, as the
case may be, whether by compromise, settlement, judgment, or the abandonment by
the other Party or Broker of its claim or defense. The attorneys' fees award
shall not be computed in accordance with any court fee schedule, but shall be
such as to fully reimburse all attorneys' fees reasonably incurred In addition,
Lessor shall be entitled to attorneys' fees, costs and expenses incurred in the
preparation and service of notices of Default and consultations in connection
therewith, whether or not a legal action is subsequently commenced in
connection with such Default or resulting Breach ($200 is a reasonable minimum
per occurrence for such services and consultation).






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32. Lessor's Access; Showing Premises; Repairs. Lessor and Lessor's agents
shall have the right to enter the Premises at any time, in the case of an
emergency, and otherwise at reasonable times for the purpose of showing the same
to prospective purchasers, lenders, or tenants, and making such alterations,
repairs, improvements or additions to the Premises as Lessor may deem necessary.
All such activities shall be without abatement of rent or liability to Lessee.
Lessor may at any time place on the Premises any ordinary "For Sale" signs and
Lessor may during the last 6 months of the term hereof place on the Premises any
ordinary "For Lease" signs. Lessee may at any time place on the Premises any
ordinary "For Sublease" sign.
33. Auctions. Lessee shall not conduct, nor permit to be conducted, any auction
upon the Premises without Lessor's prior written consent. Lessor shall not be
obligated to exercise any standard of reasonableness in determining whether to
permit an auction.
34. Signs. Except for ordinary "For Sublease" signs which may be placed only on
the Premises, Lessee shall not place any sign upon the Project without Lessor's
prior written consent. All signs must comply with all Applicable Requirements.
35. Termination; Merger. Unless specifically stated otherwise in writing by
Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual
termination or cancellation hereof, or a termination hereof by Lessor for Breach
by Lessee, shall automatically terminate any sublease or lesser estate in the
Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies. Lessor's failure within 10 days following any such event
to elect to the contrary by written notice to the holder of any such lesser
interest, shall constitute Lessor's election to have such event constitute the
termination of such interest.
36. Consents. Except as otherwise provided herein, wherever in this Lease the
consent of a Party is required to an act by or for the other Party, such consent
shall not be unreasonably withheld or delayed. Lessor's actual reasonable costs
and expenses (including but not limited to architects', attorneys', engineers'
and other consultants' fees) incurred in the consideration of, or response to, a
request by Lessee for any Lessor consent, including but not limited to consents
to an assignment, a subletting or the presence or use of a Hazardous Substance,
shall be paid by Lessee upon receipt of an invoice and supporting documentation
therefor. Lessor's consent to any act, assignment or subletting shall not
constitute an acknowledgment that no Default or Breach by Lessee of this Lease
exists, nor shall such consent be deemed a waiver of any then existing Default
or Breach, except as may be otherwise specifically stated in writing by Lessor
at the time of such consent. The failure to specify herein any particular
condition to Lessor's consent shall not preclude the imposition by Lessor at the
time of consent of such further or other conditions as are then reasonable with
reference to the particular matter for which consent is being given. In the
event that either Party disagrees with any determination made by the other
hereunder and reasonably requests the reasons for such determination, the
determining party shall furnish its reasons in writing and in reasonable detail
within 10 business days following such request.
37.   Guarantor
       37.1 Execution. The Guarantors, if any. shall each execute a guaranty in
 the form most recently published by the American Industrial Real Estate
 Association, and each such Guarantor shall have the same obligations as Lessee
 under this Lease.
       37.2 Default. It shall constitute a Default of the Lessee if any
 Guarantor fails or refuses, upon request to provide: (a) evidence of the
 execution of the guaranty, including the authority of the party signing on
 Guarantor's behalf to obligate Guarantor, and in the case of a corporate
 Guarantor, a certified copy of a resolution of its board of directors
 authorizing the making of such guaranty, (b) current financial statements, (c)
 an Estoppel Certificate, or (d) written confirmation that the guaranty is still
 in effect.

  38. Quiet Possession. Subject to payment by Lessee of the Rent and performance
 of all of the covenants, conditions and provisions on Lessee's part to be
 observed and performed under this Lease, Lessee shall have quiet possession and
 quiet enjoyment of the Premises during the term hereof.
  39. Options. If Lessee is granted an option, as defined below, then the
 following provisions shall apply.

        39.1 Definition. "Option" shall mean: (a) the right to extend the term
 of or renew this Lease or to extend or renew any lease that Lessee has on other
 property of Lessor; (b) the right of first refusal or first offer to lease
 either the Premises or other property of Lessor; (c) the right to purchase or
 the right of first refusal to purchase the Premises or other property of
 Lessor.
        39.2 Options Personal To Original Lessee. Any Option granted to Lessee
 in this Lease is personal to the original Lessee, and cannot be assigned or
 exercised by anyone other than said original Lessee and only while the original
 Lessee is in full possession of the Premises and, if requested by Lessor, with
 Lessee certifying that Lessee has no intention of thereafter assigning or
 subletting.
        39.3 Multiple Options. In the event that Lessee has any multiple Options
 to extend or renew this Lease, a later Option cannot be exercised unless the
 prior Options have been validly exercised.
        39.4  Effect of Default on Options
               (a) Lessee shall have no right to exercise an Option: (i) during
 the period commencing with the giving of any notice of Default and continuing
 until said Default is cured, (ii) during the period of time any Rent is unpaid
 (without regard to whether notice thereof is given Lessee), (iii) during the
 time Lessee is in Breach of this Lease, or (iv) in the event that Lessee has
 been given 3 or more notices of separate Default, whether or not the Defaults
 are cured, during the 12 month period immediately preceding the exercise of the
 Option.
               (b) The period of time within which an Option may be exercised
 shall not be extended or enlarged by reason of Lessee's inability to exercise
 an Option because of the provisions of Paragraph 39.4(a).
               (c) An Option shall terminate and be of no further force or
 effect, notwithstanding Lessee's due and timely exercise of the Option, if,
 after such exercise and prior to the commencement of the extended term, (i)
 Lessee fails to pay Rent for a period of 30 days after such Rent becomes due
 (without any necessity of Lessor to give notice thereof), (ii) Lessor gives to
 Lessee 3 or more notices of separate Default during any 12 month period,
 whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of
 this Lease.
  40. Security Measures. Lessee hereby acknowledges that the Rent payable to
 Lessor hereunder does not include the cost of guard service or other security
 measures, and that Lessor shall have no obligation whatsoever to provide same.
 Lessee assumes all responsibility for the protection of the Premises, Lessee,
 its agents and invitees and their property from the acts of third parties.
  41. Reservations. Lessor reserves the right: (i) to grant, without the consent
 or joinder of Lessee, such easements, rights and dedications that Lessor deems
 necessary, (ii) to cause the recordation of parcel maps and restrictions, and
 (iii) to create and/or install new utility raceways, so long as such easements,
 rights, dedications, maps, restrictions, and utility raceways do not
 unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to
 sign any documents reasonably requested by Lessor to effectuate such rights.
  42. Performance Under Protest. If at any time a dispute shall arise as to any
 amount or sum of money to be paid by one Party to the other under the
 provisions hereof, the Party against whom the obligation to pay the money is
 asserted shall have the right to make payment "under protest" and such payment
 shall not be regarded as a voluntary payment and there shall survive the right
 on the part of said Party to institute suit for recovery of such sum. If it
 shall be adjudged that there was no legal obligation on the part of said Party
 to pay such sum or any part thereof, said Party shall be entitled to recover
 such sum or so much thereof as it was not legally required to pay.
  43. Authority. If either Party hereto is a corporation, trust, limited
 liability company, partnership, or similar entity, each individual executing
 this Lease on behalf of such entity represents and warrants that he or she is
 duly authorized to execute and deliver this Lease on its behalf. Each party
 shall, within 30 days after request, deliver to the other party satisfactory
 evidence of such authority.
  44. Conflict. Any conflict between the printed provisions of this Lease and
 the typewritten or handwritten provisions shall be controlled by the
 typewritten or handwritten provisions.
  45. Offer. Preparation of this Lease by either party or their agent and
 submission of same to the other Party shall not be deemed an offer to lease to
 the other Party. This Lease is not intended to be binding until executed and
 delivered by all Parties hereto.
  46. Amendments. This Lease may be modified only in writing, signed by the
 Parties in interest at the time of the modification. As long as they do not
 materially change Lessee's obligations hereunder, Lessee agrees to make such
 reasonable non-monetary modifications to this Lease as may be reasonably
 required by a Lender in connection with the obtaining of normal financing or
 refinancing of the Premises.
  47. Multiple Parties. If more than one person or entity is named herein as
 either Lessor or Lessee, such multiple Parties shall have joint and several
 responsibility to comply with the terms of this Lease.
  48. Waiver of Jury Trial. The Parties hereby waive their respective rights to
 trial by jury in any action or proceeding involving the Property or arising out
 of this Agreement.
  49. Mediation and Arbitration of Disputes. An Addendum requiring the Mediation
 and/or the Arbitration of all disputes between the Parties and/or Brokers
 arising out of this Lease ? is 0 is not attached to this Lease.
  50. Rent Schedule.
         6/1/04 - 6/30/04: Rent Abated
         7/1/04 - 5/31/04: $2,652.OO/month plus rental taxes + NNN charges
         9/1/04 - 5/31/05: $5,364.00/month plus rental  taxes + NNN charges
         9/1/05 - 5/31/06: $5,662.OO/month plus rental taxes + NNN charges
         9/1/06 - 5/31/07: $5,96O.OO/month  plus rental taxes + NNN charges





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51. Lessee to take possession in "AS IS" condition except for the following:

     A) The entire premises, Including flooring, to be professionally cleaned;
     B) Office area paint touched up and repainted as needed;
     C) HVAC, electrical and plumbing systems serviced and assured in good
     working condition.
     D) Lessee may elect to construct additional offices at Lessee's sole cost
     and expense. Plans to be pre-approved by Lessor. Approval shall not be
     unreasonably withheld.









 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND
 PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
 INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE
 TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY
 REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH
 RESPECT TO THE PREMISES.





ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT
RELATES. THE PARTIES ARE URGED TO:
1.   SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.
2.   RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF
     THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE
     POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE
     STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS,
     COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF
     THE PREMISES FOR LESSEE'S INTENDED USE.

WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN
PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE
STATE IN WHICH THE PREMISES ARE LOCATED.

The parties hereto have executed this Lease at the place and on the dates
specified above their respective signatures.




Executed at:                                     Executed at:
            -----------------                                ------------------
on: ----------------------------------------     ------------------------------


By LESSOR                                       By LESSEE:
AIRPARK HOLDINGS III, L.L.C.                    ONE SOURCE TECHNOLGOIES, INC.



By:                                             By:
Name Printed:                                   Name Printed:
Title:                                          Title
Address:    PO Box 13311                        Address:
            SCOTTSDALE AZ  85267

Telephone:  (480)  948.4142                     Telephone:
Facsimile:  (480)  948.4311                     Facsimile:
Federal ID No.                                  Federal ID No.




 These forms are often modified to meet changing requirements of law and needs
 of the industry. Always write or call to make sure you are utilizing the most
 current form: American Industrial Real Estate Association, 700 South Flower
 Street, Suite 600, Los Angeles, CA 90017. (213)687-8777.

        (C)Copyright 1999 By American Industrial Real Estate Association.

    All rights reserved. No part of these works may be reproduced in any form
                         without permission in writing.

                                    S104-050








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