| Tenant      Alterations: 3. Tenant shall make no changes in or to the demised premises      of any nature without Owner's prior written consent Subject to the prior      written consent of Owner, and to the provisions of this article, Tenant,      at Tenant's expense, may make alterations, installations, additions or      improvements which are non-structural and which do not affect utility      services or plumbing and electrical lines, in or to the interior of the      demised premises, using contractors or mechanics first approved in each      instance by Owner. Tenant shall, at its expense, before making any      alterations, additions, installations or improvements,  obtain      all permits, approvals and certificates required by any governmental or      quasi-governmental bodies and (upon completion) certificates of final      approval thereof, and shall deliver promptly duplicates of all such      permits, approvals and certificates to Owner. Tenant agrees to carry, and      will cause Tenant's contractors and sub-contractors to carry, such      worker's compensation, general liability, personal and property damage      insurance as Owner may require. If any mechanic's lien is filed against      the demised premises, or the building of which the same forms a part, for      work claimed to have been done for, or materials furnished to, Tenant,      whether or not done pursuant to this article, the same shall be discharged      by Tenant within thirty (30) days thereafter, at Tenant's expense, by      payment or filing a bond as permitted by law. All fixtures and all      paneling, partitions, railings and like installations, installed in the      demised premises at any time, either by Tenant or by Owner on Tenant's      behalf, shall, upon installation, become the property of Owner and shall      remain upon and be surrendered with the demised premises unless Owner, by      notice to Tenant no later than twenty (20) days prior to the date fixed as      the termination of this lease, elects to relinquish Owner's right thereto      and to have them removed by Tenant, in which event the same shall be      removed from the demised premises by Tenant prior to the expiration of the      lease, at Tenant's expense. Nothing in this article shall be construed to      give Owner title to, or to prevent Tenant's removal of, trade fixtures,      moveable office furniture and equipment, but upon removal of same from the      demised premises, or upon removal of other installations as may be      required by Owner, Tenant shall immediately, and at its expense, repair      and restore the demised premises to the condition existing prior to any      such installations, and repair any damage to the demised premises or the      building due to such removal. All property permitted or required to be      removed by Tenant at the end of the term remaining in the demised premises      after Tenant's removal shall be deemed abandoned and may, at the election      of Owner, either be retained as Owner's property or removed from the      demised premises by Owner, at Tenant's expense. Maintenance      and Repairs: 4. Tenant shall, throughout the term of this lease, take good      care of the demised premises and the fixtures and appurtenances therein.      Tenant shall be responsible for all damage or injury to the demised      premises or any other part of the building and the systems and equipment      thereof, whether requiring structural or nonstructural repairs caused by,      or resulting from, carelessness, omission, neglect or improper conduct of      Tenant, Tenant's subtenants, agents, employees, invitees or licensees, or      which arise out of any work, labor, service or equipment done for, or      supplied to, Tenant or any subtenant, or arising out of the installation,      use or operation of the property or equipment of Tenant or any subtenant      Tenant shall also repair all damage to the building and the demised      premises caused by the moving of Tenant's fixtures, furniture      and |   | equipment.      Tenant shall promptly make, at Tenant's expense, all repairs in and to the      demised premises for which Tenant is responsible, using only the      contractor for the trade or trades in question, selected from a list of at      least two contractors per trade submitted by Owner. Any other repairs in      or to the building or the facilities and systems thereof, for which Tenant      is responsible, shall be performed by Owner at the Tenant's expense. Owner      shall maintain in good working order and repair the exterior and the      structural portions of the building, including the structural portions of      the demised premises, and the public portions of the building interior and      the building plumbing, electrical, heating and ventilating systems (to the      extent such systems presently exist) serving the demised premises. Tenant      agrees to give prompt notice of any defective condition in the demised      premises for which Owner may be responsible hereunder. There shall be no      allowance to Tenant for diminution of rental value and no liability on the      part of Owner by reason of inconvenience, annoyance or injury to business      arising from Owner or others making repairs, alterations, additions or      improvements in or to any portion of the building or the demised premises,      or in and to the fixtures, appurtenances or equipment thereof. It is      specifically agreed that Tenant shall not be entitled to any setoff or      reduction of rent by reason of any failure of Owner to comply with the      covenants of this or any other article of this lease. Tenant agrees that      Tenant's sole remedy at law in such instance will be by way of an action      for damages for breach of contract. The provisions of this Article 4 shall      not apply in the case of fire or other casualty, which are dealt with in      Article 9 hereof. Window      Cleaning: 5. Tenant will not clean nor require, permit, suffer or allow      any window in the demised premises to be cleaned from the outside in      violation of Section  202 of the Labor Law or any other      applicable law, or of the Rules of the Board of standards and Appeals, or      of any other Board or body having or asserting jurisdiction. Requirements      of Law, Fire Insurance, Floor Loads: 6. Prior to the commencement of the      lease term, if Tenant is then in possession, and at all times thereafter,      Tenant, at Tenant's sole cost and expense, shall promptly comply with all      present and future laws, orders and regulations of all state, federal,      municipal and local governments, departments, commissions and boards and      any direction of any public officer pursuant to law, and all orders, rules      and regulations of the New York Board of Fire Underwriters, Insurance      Services Office, or any similar body which shall impose any violation,      order or duty upon Owner or Tenant with respect to the demised premises,      whether or not arising out of Tenant's use or manner of use thereof,      (including Tenant's permitted use) or, with respect to the building if      arising out of Tenant's use or manner of use of the demised premises or      the building (including the use permitted under the lease). Nothing herein      shall require Tenant to make structural repairs or alterations unless      Tenant has, by its manner of use of the demised premises or method of      operation therein, violated any such laws, ordinances, orders, rules,      regulations or requirements with respect thereto. Tenant may, after      securing Owner to Owner's satisfaction against all damages, interest,      penalties and expenses, including, but not limited to, reasonable      attorneys' fees, by cash deposit or by surety bond in an amount and in a      company satisfactory to Owner, contest and appeal any such laws,      ordinances, orders, rules, regulationsor |
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| requirements      provided same is done with all reasonable promptness and provided such      appeal shall not subject Owner to prosecution for a criminal offense, or      constitute a default under any lease or mortgage under which Owner may be      obligated, or cause the demised premises or any part thereof to be      condemned or vacated. Tenant shall not do or permit any act or thing to be      done in or to the demised premises which is contrary to law, or which will      invalidate or be in conflict with public liability, fire or other policies      of insurance at any time carried by or for the benefit of Owner with      respect to the demised premises or the building of which the demised      premises form a part, or which shall or might subject Owner to any      liability or responsibility to any person, or for property damage. Tenant      shall not keep anything in the demised premises, except as now or      hereafter permitted by the Fire Department, Board of Fire Underwriters,      Fire Insurance Rating Organization or other authority having jurisdiction,      and then only in such manner and such quantity so as not to increase the      rate for fire insurance applicable to the building, nor use the demised      premises in a manner which will increase the insurance rate for the      building or any property located therein over that in effect prior to the      commencement of Tenant's occupancy. Tenant shall pay all costs, expenses,      fines, penalties, or damages, which may be imposed upon Owner by reason of      Tenant's failure to comply with the provisions of this article, and if by      reason of such failure the fire insurance rate shall, at the beginning of      this lease, or at any time thereafter, be higher than it otherwise would      be, then, Tenant shall reimburse Owner, as additional rent hereunder, for      that portion of all fire insurance premiums thereafter paid by Owner which      shall have been charged because of such failure by Tenant. In any action      or proceeding wherein Owner and Tenant are parties, a schedule or      "make-up" of rate for the building or the demised premises issued by the      New York Fire Insurance Exchange, or other body making fire insurance      rates applicable to said premises shall be conclusive evidence of the      facts therein stated and of the several items and charges in the fire      insurance rates then applicable to said premises. Tenant shall not place a      load upon any floor of the demised premises exceeding the floor load per      square foot area which it was designed to carry and which is allowed by      law. Owner reserves the right to prescribe the weight and position of all      safes, business machines and mechanical equipment.  Such      installations shall be placed and maintained by Tenant, at Tenant's      expense, in settings sufficient, in Owner's judgment, to absorb and      prevent vibration, noise and annoyance Subordination:      7. This lease is subject and subordinate to all ground or underlying      leases and to all mortgages which may now or hereafter affect such leases      or the real property of which the demised premises are a part, and to all      renewals, modifications, consolidations, replacements and extensions of      any such underlying leases and mortgages. This clause shall be      self-operative and no further instrument of subordination shall be      required by any ground or underlying lessor or by any mortgagee, affecting      any lease or the real property of which the demised premises are a      part.  In confirmation of such subordination, Tenant shall from      time to time execute promptly any certificate that Owner may      request Property      Loss, Damage Reimbursement Indemnity. 8. Owner or its agents shall not be      liable for any damage to property of Tenant or of others entrusted to      employees of the building, nor for loss of or damage to any property of      Tenant by theft or otherwise, nor for any injury or damage to persons or      property resulting from any cause of whatsoever nature, unless caused by,      or due to, the negligence of Owner, its agents, servants or employees.      Owner or its agents shall not be liable for any damage caused by other      tenants or persons in, upon or about said building, or caused by      operations in construction of any private, public or quasi public work. If      at any time any windows of the demised premises are temporarily closed,      darkened or bricked up (or permanently closed, darkened or bricked up, if      required by law) for any reason whatsoever including, but not limited to,      Owner's own acts, Owner shall not be liable for any damage Tenant may      sustain thereby, and Tenant shall not be entitled to any compensation      therefore, nor abatement or diminution of rent, nor shall the same release      Tenant from its obligations hereunder, nor constitute an eviction. Tenant      shall indemnify and save harmless Owner against and from all liabilities,      obligations, damages, penalties, claims, costs and expenses for which      Owner shall not be reimbursed by insurance, including reasonable      attorney’s fees, paid, suffered or incurred as a result of any breach by      Tenant, Tenant's agents, contractors, employees, invitees, or licensees,      of any covenant or condition of this lease, or the carelessness,      negligence or improper conduct of the Tenant, Tenant's agents,      contractors, employees, invitees or licensees. Tenant's liability under      this lease extends to the acts and omissions of any sub-tenant, and any      agent, contractor; employee, invitee or licensee of any sub-tenant In case      any action or proceeding is brought against Owner by reason of any such      claim, Tenant, upon written notice from Owner, will, at Tenant's expense,      resist or defend such action or proceeding by counsel approved by Owner in      writing, such approval not to be unreasonably withheld. Destruction,      Fire and Other Casualty: 9. (a) If the demised premises or any part      thereof shall be damaged by fire or other casualty, Tenant shall give      immediate notice thereof to Owner, and this lease shall continue in full      force and effect except as hereinafter set forth. (b) If the demised      premises are partially damaged or rendered partially unusable by fire or      other casualty, the damages thereto shall be repaired by, and at the      expense of, Owner, and the rent and other items of additional rent, until      such repair shall be substantially completed, shall be apportioned from      the day following the casualty, according to the part of the demised      premises which is usable. (c) If the demised premises are totally damaged      or rendered wholly unusable by fire or other casualty, then the rent and      other items of additional rent, as hereinafter expressly provided, shall      be proportionately paid up to the time of the casualty, and thenceforth      shall cease until the date when the demised premises shall have been      repaired and restored by Owner (or if sooner reoccupied in part by Tenant      then rent shall be apportioned as provided in subsection (b) above),      subject to Owner's right to elect not to restore the same as hereinafter      provided. (d) If the demised premises are rendered wholly unusable or      (whether or not the demised premises are damaged in whole or in part) if      the building shall be so damaged that Owner shall decide to demolish it or      to rebuild it, then, in any of such events, Owner may elect to terminate      this lease by written notice to Tenant, given within ninety (90) days      after such fire or casualty, or thirty (30) days after adjustment of the      insurance claim for such fire or casualty, whichever is sooner, specifying      a date for the expiration of the lease, which date shall not be more than      sixty (60) days after the giving of such notice, and upon the date      specified in such notice the term of this lease |   | shall      expire as fully and completely as if such date were the date set forth      above for the termination of this lease, and Tenant shall forthwith quit,      surrender and vacate the demised premises without prejudice however, to      Landlord's rights and remedies against Tenant under the lease provisions      in effect prior to such termination, and any rent owing shall be paid up      to such date, and any payments of rent made by Tenant which were on      account of any period subsequent to such date shall be returned to Tenant.      Unless Owner shall serve a termination notice as provided for herein,      Owner shall make the repairs and restorations under the conditions of (b)      and (c) hereof, with all reasonable expedition, subject to delays due to      adjustment of insurance claims, labor troubles and causes beyond Owner's      control. After any such casualty, Tenant shall cooperate with Owner's      restoration by removing from the demised premises as promptly as      reasonably possible, all of Tenant's salvageable inventory and movable      equipment, furniture, and other property. Tenant's liability for rent      shall resume five (5) days after written notice from Owner that the      demised premises are substantially ready for Tenant's occupancy (e)      Nothing contained hereinabove shall relieve Tenant from liability that may      exist as a result of damage from fire or other casualty. Notwithstanding      the foregoing, including Owner's obligation to restore under subparagraph      (b) above, each party shall look first to any insurance in its favor      before making any claim against the other party for recovery for loss or      damage resulting from fire or other casualty, and to the extent that such      insurance is in force and collectible, and to the extent permitted by law,      Owner and Tenant each hereby releases and waives all right of recovery      with respect to subparagraphs (b), (d), and (e) above, against the other,      or anyone claiming through or under each of them by way of subrogation or      otherwise. The release and waiver herein referred to shall be deemed to      include any loss or damage to the demised premises and/or to any personal      property, equipment, trade fixtures, goods and merchandise located      therein. The foregoing release and waiver shall be in force only if both      releasors' insurance policies contain a clause providing that such a      release or waiver shall not invalidate the insurance. If, and to the      extent, that such waiver can be obtained only by the payment of additional      premiums, then the party benefiting from the waiver shall pay such premium      within ten days after written demand or shall be deemed to have agreed      that the party obtaining insurance coverage shall be free of any further      obligation under the provisions hereof with respect to waiver of      subrogation. Tenant acknowledges that Owner will not carry insurance on      Tenant's furniture and/or furnishings or any fixtures or equipment,      improvements, or appurtenances removable by Tenant, and agrees that Owner      will not be obligated to repair any damage thereto or replace the same.      (f) Tenant hereby waives the provisions of section 227 of the Real      Property Law and agrees that the provisions of this article shall govern      and control in lieu thereof. Eminent      Domain: 10. If the whole or any part of the demised premises shall be      acquired or condemned by Eminent Domain for any public or quasi public use      or purpose, then, and in that event, the term of this lease shall cease      and terminate from the date of title vesting in such proceeding, and      Tenant shall have no claim for the value of any unexpired term of said      lease, and assigns to Owner, Tenant's entire interest in any such award.      Tenant shall have the right to make an independent claim to the condemning      authority for the value of Tenant's moving expenses and personal property,      trade fixtures and equipment, provided Tenant is entitled pursuant to the      terms of the lease to remove such property, trade fixtures and equipment      at the end of the term, and provided further such claim does not reduce      Owner's award. Assignment,      Mortgage, Etc.: 11. Tenant, for itself, its heirs, distributees,      executors, administrators, legal representatives, successors and assigns,      expressly covenants that it shall not assign, mortgage or encumber this      agreement, nor underlet, or suffer or permit the demised premises or any      part thereof to be used by others, without the prior written consent of      Owner in each instance. Transfer of the majority of the stock of a      corporate Tenant or the majority partnership interest of a partnership      Tenant shall be deemed an assignment. If this lease be assigned, or if the      demised premises or any part thereof be underlet or occupied by anybody      other than Tenant, Owner may, after default by Tenant, collect rent from      the assignee, under-tenant or occupant, and apply the net amount collected      to the rent herein reserved, but no such assignment, underletting,      occupancy or collection shall be deemed a waiver of this covenant, or the      acceptance of the assignee, undertenant or occupant as tenant, or a      release of Tenant from the further performance by Tenant of covenants on      the part of Tenant herein contained. The consent by Owner to an assignment      or underletting shall not in any way be construed to relieve Tenant from      obtaining the express consent in writing of Owner to any further      assignment or underletting. Electric      Current: 12.  Rates and conditions in respect to submetering or      rent inclusion, as the case may be, to be added in RIDER attached hereto.      Tenant covenants and agrees that at all times its use of electric current      shall not exceed the capacity of existing feeders to the building or the      risers or wiring installation, and Tenant may not use any electrical      equipment which, in Owner's opinion, reasonably exercised, will overload      such installations or interfere with the use thereof by other tenants of      the building. The change at any time of the character of electric service      shall in no way make Owner liable or responsible to Tenant, for any loss,      damages or expenses which Tenant may sustain. Access      to Premises: 13. Owner or Owner's agents shall have the right (but shall      not be obligated) to enter the demised premises in any emergency at any      time, and, at other reasonable times, to examine the same and to make such      repairs, replacements and improvements as Owner may deem necessary and      reasonably desirable to the demised premises or to any other portion of      the building or which Owner may elect to perform.  Tenant shall      permit Owner to use and maintain and replace pipes, ducts, and conduits in      and through the demised premises and to erect new pipes, ducts, and      conduits therein, provided they are concealed within the walls, floor; or      ceiling. Owner may, during the progress of any work in the demised      premises, take all necessary materials and equipment into said premises      without the same constituting an eviction, nor shall the Tenant be      entitled to any abatement of rent while such work is in progress, nor to      any damages by reason of loss or interruption of business or otherwise.      Throughout the term hereof, Owner shall have the right to enter the      demised premises at reasonable hours for the purpose of showing the same      to prospective purchasers ormortgagees |
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| of      the building, and during the last six months of the term, for the purpose      of showing the same to prospective tenants. If Tenant is not present to      open and permit an entry into the demised premises, Owner or Owner's      agents may enter the same whenever such entry may be necessary or      permissible by master key or forcibly, and provided reasonable care is      exercised to safeguard Tenant's property, such entry shall not render      Owner or its agents liable therefore, nor in any event shall the      obligations of Tenant hereunder be affected. If during the last month of      the term Tenant shall have removed all or substantially all of Tenant's      property therefrom, Owner may immediately enter, alter, renovate or      redecorate the demised premises without limitation or abatement of rent,      or incurring liability to Tenant for any compensation, and such act shall      have no effect on this lease or Tenant's obligations      hereunder. Vault,      Vault Space, Area: 14. No vaults, vault space or area, whether or not      enclosed or covered, not within the property line of the building, is      leased hereunder, anything contained in or indicated on any sketch, blue      print or plan, or anything contained elsewhere in this lease to the      contrary notwithstanding. Owner makes no representation as to the location      of the property line of the building. All vaults and vault space and all      such areas not within the property line of the building, which Tenant may      be permitted to use and/or occupy, is to be used and/or occupied under a      revocable license, and if any such license be revoked, or if the amount of      such space or area be diminished or required by any federal, state or      municipal authority or public utility, Owner shall not be subject to any      liability, nor shall Tenant be entitled to any compensation or diminution      or abatement of rent, nor shall such revocation, diminution or requisition      be deemed constructive or actual eviction. Any tax, fee, or charge of      municipal authorities for such vault or area shall be paid by      Tenant. Occupancy:  15.      Tenant will not at any time use or occupy the demised premises in      violation of the certificate of occupancy issued for the building of which      the demised premises are a part. Tenant has inspected the demised premises      and accepts them as is, subject to the riders annexed hereto with respect      to Owner's work, if any. In any event, Owner makes no representation as to      the condition of the demised premises, and Tenant agrees to accept the      same subject to violations, whether or not of record. Bankruptcy:      16. (a) Anything elsewhere in this lease to the contrary notwithstanding,      this lease may be cancelled by Owner by the sending of a written notice to      Tenant within a reasonable time after the happening of anyone or more of      the following events: (1) the commencement of a case in bankruptcy or      under the laws of any state naming Tenant as the debtor; or (2) the making      by Tenant of an assignment or any other arrangement for the benefit of      creditors under any state statute. Neither Tenant nor any person claiming      through or under Tenant, or by reason of any statute or order of court,      shall thereafter be entitled to possession of the premises demised but      shall forthwith quit and surrender the demised premises. If this lease      shall be assigned in accordance with its terms, the provisions of this      Article 16 shall be applicable only to the party then owning Tenant's      interest in this lease.(b)      It is stipulated and agreed that in the event of the termination of this      lease pursuant to (a) hereof, Owner shall forthwith, notwithstanding any      other provisions of this lease to the contrary, be entitled to recover      from Tenant as and for liquidated damages, an amount equal to the      difference between the rent reserved hereunder for the unexpired portion      of the term demised and the fair and reasonable rental value of the      demised premises for the same period. In the computation of such damages      the difference between any installment of rent becoming due hereunder      after the date of termination, and the fair and reasonable rental value of      the demised premises for the period for which such installment was      payable, shall be discounted to the date of termination at the rate of      four percent (4%) per annum. If such demised premises or any part      therefore re-let by the Owner for the unexpired term of said lease, or any      part thereof, before presentation of proof of such liquidated damages to      any court, commission or tribunal, the amount of rent reserved upon such      re-letting shall be deemed to be the fair and reasonable rental value for      the part or the whole of the demised premises so re-let during the term of      the re-letting. Nothing herein contained shall limit or prejudice the      right of the Owner to prove for and obtain as liquidated damages, by      reason of such termination, an amount equal to the maximum allowed by any      statute or rule of law in effect at the time when, and governing the      proceedings in which, such damages are to be proved, whether or not such      amount be greater, equal to, or less than, the amount of the difference      referred to above. Default:      17. (1) If Tenant defaults in fulfilling any of the covenants of this      lease other than the covenants for the payment of rent or additional rent,      or if the demised premises become vacant or deserted; or if any execution      or attachment shall be issued against Tenant or any of Tenant's property,      whereupon the demised premises shall be taken or occupied by someone ether      than Tenant; or if this lease be rejected under §365 of Title 11 of the US      Code (Bankruptcy Code); or if Tenant shall fail to move into or take      possession of the demised premises within thirty (30) days after the      commencement of the term of this lease, then, in anyone or more of such      events, upon Owner serving a written fifteen (15) days notice upon Tenant      specifying the nature of said default, and upon the expiration of said      fifteen (15) days, if Tenant shall have failed to comply with or remedy      such default, or if the said default or omission complained of shall be of      a nature that the same cannot be completely cured or remedied within said      fifteen (15) day period, and if Tenant shall not have diligently commenced      curing such default within such fifteen (15) day period, and shall not      thereafter with reasonable diligence and in good faith, proceed to remedy      or cure such default, then Owner may serve a written five (5) days notice      of cancellation of this lease upon Tenant, and upon the expiration of said      five (5) days this lease and the term thereunder shall end and expire as      fully and completely as if the expiration of such five (5) day period were      the day herein definitely fixed for the end and expiration of this lease      and the term thereof, and Tenant shall then quit and surrender the demised      premises to Owner, but Tenant shall remain liable as hereinafter      provided.(2)      If the notice provided for in (1) hereof shall have been given, and the      term shall expire as aforesaid; or if Tenant shall make default in the      payment of the rent reserved herein, or any item of additional rent herein      mentioned, or any part of either, or in making any other      payment |   | herein      required; then, and in any of such events, Owner may without notice,      re-enter the demised premises either by force or otherwise, and dispossess      Tenant by summary proceedings or otherwise, and the legal representative      of Tenant or other occupant of the demised premises, and remove their      effects and hold the demised premises as if this lease had not been made,      and Tenant hereby waives the service of notice of intention to re-enter or      to institute legal proceedings to that end. If Tenant shall make default      hereunder prior to the date fixed as the commencement of any renewal or      extension of this lease, Owner may cancel and terminate such renewal or      extension agreement by written notice. Remedies      of Owner and Waiver of Redemption: 18. In case of any such default,      re-entry, expiration and/or dispossess by summary proceedings or      otherwise, (a). the rent shall become due thereupon and be paid up to the      tune of such re-entry, dispossess and/or expiration, (b) Owner may re-let      the demised premises or any part or parts thereof, either in the name of      Owner or otherwise, for a term or terms, which may at Owner's option be      less than or exceed the period which would otherwise have constituted the      balance of the term of this lease, and may grant concessions or free rent      or charge a higher rental than that in this lease, and/or (c) Tenant or      the legal representatives of Tenant shall also pay to Owner as liquidated      damages for the failure of Tenant to observe and perform said Tenant's      covenants herein contained, any deficiency between the rent hereby      reserved and/or covenanted to be paid and the net amount, if any, of the      rents collected on account of the lease or leases of the demised premises      for each month of the period which would otherwise have constituted the      balance of the term of this lease. The failure of Owner to re­let the      demised premises, or any part or parts thereof, shall not release or      affect Tenant's liability for damages. In computing such liquidated      damages there shall be added to the said deficiency such expenses as Owner      may incur in connection with re-letting, such as legal expenses,      reasonable attorney's fees, brokerage, advertising and for keeping the      demised premises in good order or for preparing the same for re-letting.      Any such liquidated damages shall be paid in monthly installments by      Tenant on the rent day specified in this lease, and any suit brought to      collect the amount of the deficiency for any month shall not prejudice in      any way the rights of Owner to collect the deficiency for any subsequent      month by a similar proceeding. Owner, in putting the demised premises in      good order or preparing the same for re-rental may, at Owner's option,      make such alterations, repairs, replacements, and/or decorations in the      demised premises as Owner, in Owner's sole Judgment, considers advisable      and necessary for the purpose of re-letting the demised premises, and the      making of such alterations, repairs, replacements, and/or decorations      shall not operate or be construed to release Tenant from liability      hereunder as aforesaid. Owner shall in no event be liable in any way      whatsoever for failure to re-let the demised premises, or in the event      that the demised premises are re-let, for failure to collect the rent      thereof under such re­letting, and in no event shall Tenant be      entitled to receive any excess, if any, of such net rents collected over      the sums payable by Tenant to Owner hereunder. In the event of a breach or      threatened breach by Tenant of any of the covenants or provisions hereof,      Owner shall have the right of injunction and the right to invoke any      remedy allowed at law or in equity as if re-entry, summary proceedings and      other remedies were not herein provided for. Mention in this lease of any      particular remedy, shall not preclude Owner from any other remedy, in law      or in equity. Tenant hereby expressly waives any and all rights of      redemption granted by or under any present or future laws in the event of      Tenant being evicted or dispossessed for any cause, or in the event of      Owner obtaining possession of the demised premises, by reason of the      violation by Tenant of any of the covenants and conditions of this lease,      or otherwise. Fees      and Expenses: 19. If Tenant shall default in the observance or performance      of any term or covenant on Tenant's part to be observed or performed      under, or by virtue of, any of the terms or provisions in any article of      this lease, after notice, if required, and upon expiration of any      applicable grace period, if any, (except in an emergency), then, unless      otherwise provided elsewhere in this lease, Owner may immediately, or at      any time thereafter and without notice, perform the obligation of Tenant      thereunder. If Owner, in connection with the foregoing, or in connection      with any default by Tenant in the covenant to pay rent hereunder, makes      any expenditures or incurs any obligations for the payment of money,      including but not limited to reasonable attorneys' fees, in instituting,      prosecuting or defending any action or proceeding, and prevails in any      such action or proceeding, then Tenant will reimburse Owner for such sums      so paid, or obligations incurred, with interest and costs. The foregoing      expenses incurred by reason of Tenant's default shall be deemed to be      additional rent hereunder, and shall be paid by Tenant to Owner within ten      (10) days of rendition of any bill or statement to Tenant therefore. If      Tenant's lease term shall have expired at the time of making of such      expenditures or including of such obligations, such sums shall be      recoverable by Owner, as damages. Building      Alterations and Management: 20. Owner shall have the right at any time      without the same constituting an eviction and without incurring liability      to Tenant therefor, to change the arrangement and/or location of public      entrances, passageways, doors, doorways, corridors, elevators, stairs,      toilets or other public parts of the building, and to change the name,      number or designation by which the building may be known. There shall be      no allowance to Tenant for diminution of rental value and no liability on      the part of Owner by reason of inconvenience, annoyance or injury to      business arising from Owner or other Tenants making any repairs in the      building or any such alterations, additions and improvements. Furthermore,      Tenant shall not have any claim against Owner by reason of Owner's      imposition of such controls of the manner of access to the building by      Tenant's social or business visitors as the Owner may deem necessary for      the security of the building and its occupants. No      Representations Owner: 21. Neither Owner nor Owner's agents have made any      representations or promises with respect to the physical condition of the      building, the land upon which it is erected or the demised premises, the      rents, leases, expenses of operation or any other matter  or |
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| thing      affecting or related to the demised premises, except as herein expressly      set forth, and no rights, easements or licenses are acquired by Tenant by      implication or otherwise, except as expressly set forth in the provisions      of this lease. Tenant has inspected the building and the demised premises      and is thoroughly acquainted with their condition and agrees to take the      same "as-is", and acknowledges that the taking of possession of the      demised premises by Tenant sha11 be conclusive evidence that the said      premises and the building of which the same form a part were in good and      satisfactory condition at the time such possession was so taken, except as      to latent defects.  All understandings and agreements heretofore      made between the parties hereto are merged in this contract, which alone      fully and completely expresses the agreement between Owner and Tenant, and      any executory agreement hereafter made shall be ineffective to change,      modify, discharge or effect an abandonment of it in whole or in part,      unless such executory agreement is in writing and signed by the party      against whom enforcement of the change, modification, discharge or      abandonment is sought. End      of Term: 22. Upon the expiration or other termination of the term of this      lease, Tenant shall quit and surrender to Owner the demised premises,      "broom-clean", in good order and condition, ordinary wear and damages      which Tenant is not required to repair as provided elsewhere in this lease      excepted, and Tenant shall remove all its property. Tenant's obligation to      observe or perform this covenant shall survive the expiration or other      termination of this lease. If the last day of the term of this lease or      any renewal thereof, falls on Sunday, this lease shall expire at noon on      the preceding Saturday, unless it be a legal holiday, in which case it      shall expire at noon on the preceding business day. Quiet      Enjoyment: 23. Owner covenants and agrees with Tenant that upon      Tenant paying the rent and additional rent and observing and performing      all the terms, covenants and conditions, on Tenant's part to be observed      and performed, Tenant may peaceably and quietly enjoy the premises hereby      demised, subject, nevertheless, to the terms and conditions of this lease      including, but not limited to, Article 31 hereof, and to the ground      leases, underlying leases and mortgages hereinbefore      mentioned. Failure      to Give Possession: 24. If Owner is unable to give possession of the      demised premises on the date of the commencement of the term hereof      because of the holding-over or retention of possession of any tenant,      undertenant or occupants, or if the demised premises are located in a      building being constructed, because such building has not been      sufficiently completed to make the demised premises ready for occupancy,      or because of the fact that a certificate of occupancy has not been      procured, or for any other reason, Owner shall not be subject to any      liability for failure to give possession on said date and the validity of      the lease shall not be impaired under such circumstances, nor shall the      same be construed in any way to extend the term of this lease, but the      rent payable hereunder shall be abated (provided Tenant is not responsible      for Owner's inability to obtain possession or complete construction) until      after Owner shall have given Tenant written notice that the Owner is able      to deliver possession in condition required by this lease. If permission      is given to Tenant to enter into possession of the demises premises, prior      to the date specified as the commencement of the term of this lease,      Tenant covenants and agrees that such possession and/or occupancy shall be      deemed to be under all the terms, covenants, conditions and provisions of      this lease, except the obligation to pay the fixed annual rent set forth      in the preamble to this lease. The provisions of this article are intended      to constitute "an express provision to the contrary" within the meaning of      Section 223-a of the New York Real Property Law. No      Waiver: 25. The failure of Owner to seek redress for violation of, or to      insist upon the strict performance of, any covenant or condition of this      lease or of any of the Rules or Regulations, set forth or hereafter      adopted by Owner, shall not prevent a subsequent act which would have      originally constituted a violation from having all the force and effect of      an original violation. The receipt by Owner of rent and/or additional rent      with knowledge of the breach of any covenant of this lease shall not be      deemed a waiver of such breach, and no provision of this lease shall be      deemed to have been waived by Owner unless such waiver be in writing      signed by Owner. No payment by Tenant or receipt by Owner of a lesser      amount than the monthly rent herein stipulated shall be deemed to be other      than on account of the earliest stipulated rent, nor shall any endorsement      or statement of any check or any letter accompanying any check or payment      as rent be deemed an accord and satisfaction, and Owner may accept such      check or payment without prejudice to Owner's right to recover the balance      of such rent or pursue any other remedy in this lease provided. No act or      thing done by Owner or Owner's agents during the term hereby demised shall      be deemed an acceptance of a surrender of the demised premises, and no      agreement to accept such surrender shall be valid unless in writing signed      by Owner. No employee of Owner or Owner's agent shall have any power to      accept the keys of said premises prior to the termination of the lease,      and the delivery of keys to any such agent or employee shall not operate      as a termination of the lease or a surrender of the demised      premises. Waiver      of Trial by Jury: 26. It is mutually agreed by and between Owner and      Tenant that the respective parties hereto shall, and they hereby do, waive      trial by jury in any action proceeding or counterclaim brought by either      of the parties hereto against the other (except for personal injury or      property damage) on any matters whatsoever arising out of, or in any      way connected with, this lease, the relationship of Owner and Tenant,      Tenant's use of, or occupancy of, the demised premises, and any emergency      statutory or any other statutory      remedy. It is further mutually agreed that in the event Owner commences      any proceeding or action for possession, including a summary proceeding      for possession of the demised premises, Tenant will not interpose any      counterclaim of whatever nature or description in any such proceeding,      including a counterclaim under Article 4, except for statutory mandatory      counterclaims. Inability      to Perform: 27. This lease and the obligation of Tenant to pay rent      hereunder and perform all of the other |   | covenants      and agreements hereunder on part of Tenant to be performed shall in no way      be affected, impaired or excused because Owner is unable to fulfill any of      its obligations under this lease, or to supply, or is delayed in      supplying, any service expressly or impliedly to be supplied, or is unable      to make, or is delayed in making, any repair, additions, alterations, or      decorations, or is unable to supply, or is delayed in supplying, any      equipment, fixtures, or other materials, if Owner is prevented or delayed      from so doing by reason of strike or labor troubles or any cause      whatsoever including, but not limited to, government preemption or      restrictions, or by reason of any rule, order or regulation of any      department or subdivision thereof of any government agency, or by      reason  of the conditions which have been or are affected,      either directly or indirectly, by war or other emergency Bills      and Notices: 28. Except as otherwise in this lease provided, a bill,      statement, notice, or communication which Owner may desire or be required      to give to Tenant, shall be deemed sufficiently given or rendered if, in      writing,      delivered to Tenant personally or sent by registered or certified mail      addressed to Tenant at the building of which the demised premises form a      part, or at the last known residence address or business address of      Tenant, or left at any of the aforesaid premises addressed to Tenant, and      the time of the rendition of such bill or statement and of the giving of      such notice or communication shall be deemed to be the time when the same      is delivered to Tenant, mailed, or left at the premises as herein      provided.  Any notice by Tenant to Owner must be served by      registered or certified mail addressed to Owner at the address first      hereinabove given or at such other address as Owner shall designate by      written notice. Services      Provided by Owners: 29. As long as Tenant is not in default under any of      the covenants of this lease beyond the applicable grace period provided in      this lease for the curing of such defaults, Owner shall provide: (a)      necessary elevator facilities on business days from 8 a.m. to 6 p.m. and      have one elevator subject to call at all other times; (b) heat to the      demised premises when and as required by law, on business days from 8 am.      to 6 p.m.; (c) water for ordinary lavatory purposes, but if Tenant uses or      consumes water for any other purposes or in unusual quantities (of which      fact Owner shall be the sole judge), Owner may install a water meter at      Tenant's expense, which Tenant shall thereafter maintain at Tenant's      expense in good working order and repair, to register such water      consumption, and Tenant shall pay for water consumed as shown on said      meter as additional rent as and when bills are rendered; (d) cleaning      service for the demised premises on business days at Owner's expense      provided that the same are kept in order by Tenant. If, however, said      premises are to be kept clean by Tenant, it shall be done at Tenant's sole      expense, in a manner reasonably satisfactory to Owner, and no one other      than persons approved by Owner shall be permitted to enter said premises      or the building of which they are a part for such purpose. Tenant shall      pay Owner the cost of removal of any of Tenant's refuse and rubbish from      the building; (e)      if the demised premises are serviced by Owner's air      conditioning/cooling and ventilating system, air conditioning/cooling will      be furnished to Tenant from May 15th through September 30th on business      days (Mondays through Fridays, holidays excepted) from 8:00 am to 6:00      pm., and ventilation will be furnished on business days during the      aforesaid hours except when air conditioning/cooling is being furnished as      aforesaid. If Tenant requires air conditioning/cooling or ventilation for      more extended hours on Saturdays, Sundays or on holidays, as defined under      Owner's contract with the International Union of Operating Engineers Logal      94, 94A, 94B,, Owner will furnish the same at Tenant's expense. RIDER to      be added in respect to rates and conditions for such additional service;      (f) Owner reserves the right to stop services of the heating, elevators,      plumbing, air-conditioning, electric, power systems or cleaning or other      services, if any, when necessary by reason of accident, or for repairs,      alterations, replacements or improvements necessary or desirable in the      judgment of Owner, for as long as may be reasonably required by reason      thereof. If the building of which the demised premises are a part supplies      manually operated elevator service, Owner at any time may substitute      automatic control elevator service and proceed diligently with alterations      necessary therefor without in any way affecting this lease or the      obligations of Tenant hereunder. Captions:      30. The Captions are inserted only as a matter of convenience and for      reference, and in no way define, limit or describe the scope of this lease      nor the intent of any provisions thereof. Definitions:      31. The term "office", or" offices", wherever used in this lease, shall      not be construed to mean premises used as a store or stores, for the sale      or display, at any time, of goods, wares or merchandise, of any kind, or      as a restaurant, shop, booth, bootblack or other stand, barber shop, or      for other similar purposes, or for manufacturing. The term "Owner" means a      landlord or lessor, and as used in this lease means only the owner, or the      mortgagee in possession for the time being, of the land and building (or      the owner of a lease of the building or of the land and building) of which      the demised premises form a part, so that in the event of any sale or      sales of said land and building, or of said lease, or in the event of a      lease of said building, or of the land and building, the said Owner shall      be, and hereby is, entirely freed and relieved of all covenants and      obligations of Owner hereunder, and it shall be deemed and construed      without further agreement between the parties or their successors in      interest, or between the parties and the purchaser, at any such sale, or      the said lessee of the building, or of the land and building, that the      purchaser or the lessee of the building has assumed and agreed to carry      out any and all covenants and obligations of Owner, hereunder The words      "re-enter" and "re-entry" as used in this lease are not restricted to      their technical legal meaning. The term "business days" as used in this      lease shall exclude Saturdays, Sundays and all days as observed by the      State or Federal Government as legal holidays and those designated as      holidays by the applicable building service union employees service      contract, or by the applicable Operating Engineers contract with respect      to HVAC service. Wherever it is expressly provided in this lease that      consent shall not be unreasonably withheld, such consent shall not be      unreasonably delayed. |
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| Adjacent      Excavation-Shoring: 32. If an excavation shall be made upon land adjacent      to the demised premises, or shall be authorized to be made, Tenant shall      afford to the person causing or authorized to cause such excavation, a      license to enter upon the demised premises for the purpose of doing such      work as said person shall deem necessary to preserve the wall or the      building, of which demised premises form a part, from injury or damage,      and to support the same by proper foundations, without any claim for      damages or indemnity against Owner, or diminution or abatement of      rent. Rules      and Regulations: 33. Tenant and Tenant's servants, employees, agents,      visitors, and licensees shall observe faithfully, and comply strictly      with, the Rules and Regulations and such other and further reasonable      Rules and Regulations as Owner and Owner's agents may from time to time      adopt. Notice of any additional Rules or Regulations shall be given in      such manner as Owner may elect. In case Tenant disputes the reasonableness      of any additional Rules or Regulations hereafter made or adopted by Owner      or Owner's agents, the parties hereto agree to submit the question of the      reasonableness of such Rules or Regulations for decision to the New York      office of the American Arbitration Association, whose determination shall      be final and conclusive upon the parties hereto. The right to dispute the      reasonableness of any additional Rules or Regulations upon Tenant's part      shall be deemed waived unless the same shall be asserted by service of a      notice, in writing, upon Owner, within fifteen (15) days after the giving      of notice thereof. Nothing in this lease contained shall be construed to      impose upon Owner any duty or obligation to enforce the Rules and      Regulations or terms, covenants or conditions in any other lease, as      against any other tenant, and Owner shall not be liable to Tenant for      violation of the same by any other tenant, its servants, employees,      agents, visitors or licensees. Security:      34. Tenant has deposited with Owner the sum of $ 11,034.00 as      security for the faithful performance and observance by Tenant of the      terms, provisions and conditions of this lease; it is agreed that in the      event Tenant defaults in respect of any of the terms, provisions and      conditions of this lease, including, but not limited to, the payment of      rent and additional rent, Owner may use, apply or retain the whole or any      part of the security so deposited to the extent required for the payment      of any rent and additional rent, or any other sum as to which Tenant is in      default or for any sum which Owner may expend or may be required to expend      by reason of Tenant's default in respect of any of the terms, covenants      and conditions of this |   | lease,      including but not limited to, any damages or deficiency in the re- letting      of the demised premises, whether such damages or deficiency accrued before      or after summary proceedings or other re-entry by Owner. In the event that      Tenant shall fully and faithfully comply with all of the terms,      provisions, covenants and conditions of this lease, the security shall be      returned to Tenant after the date fixed as the end of the lease and after      delivery of entire possession of the demised premises to Owner. In the      event of a sale of the land and building, or leasing of the building, of      which the demised premises form a part, Owner shall have the right to      transfer the security to the vendee or lessee, and Owner shall thereupon      be released by Tenant from all liability for the return of such security;      and Tenant agrees to look to the new Owner solely for the return of said      security, and it is agreed that the provisions hereof shall apply to every      transfer or assignment made of the security to a new Owner. Tenant further      covenants that it will not assign or encumber, or attempt to assign or      encumber, the monies deposited herein as security, and that neither Owner      nor its successors or assigns shall be bound by any such assignment      encumbrance, attempted assignment or attempted encumbrance. Estoppel      Certificate: 35. Tenant at any time, and from time to time, upon at least      ten (10) days prior notice by Owner, shall execute, acknowledge and      deliver to Owner, and/or to any other person, firm or corporation      specified by Owner, a statement certifying that this lease is unmodified      and in full force and effect (or, if there have been modifications, that      the same is in full force and effect as modified and stating the      modifications), stating the dates to which the rent and additional rent      have been paid, and stating whether or not there exists any default by      Owner under this lease, and, if so, specifying each such      default. Successors      and Assigns: 36. The covenants, conditions and agreements contained in      this lease shall bind and inure to the benefit of Owner and Tenant and      their respective heirs, distributees, executors, administrators,      successors, and except as otherwise provided in this lease, their assigns.      Tenant shall look only to Owner's estate for the collection of a judgment      (or other judicial process) against Owner in the event of any default by      Owner hereunder, and no other property or assets of such Owner (or any      partner, member, officer or director thereof, disclosed or undisclosed),      shall be subject to levy, execution or other enforcement procedure for the      satisfaction of Tenant's remedies under, or with respect to, this lease,      the relationship of Owner and Tenant hereunder, or Tenant's use and      occupancy of the demisedpremises. |
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| Witness      for Owner:  |   | BRAUN      MANAGEMENT, INC. as agent for |                                |
|--------------------------|--------|------------------------------------------|-------------------------------------|
|                     |   | DAROR      ASSOCIATES LLC                |                                |
|                     |   | By:                                      | /s/      Naftali Braun              |   |
|                     |   | Date:                                    | September      25, 2009             |   |   |
|                     |   | Name:                                    | Naftali      Braun                  | Title: |
|                     |   |                                     |                                |   |   |
| Witness      for Tenant: |   | ACCOUNTABILITIES,      INC.              |                                |
|                     |   |                                     |                                |   |   |
|                     |   | By:      /s/ Jay H. Schecter             |                                |   |
|                     |   | Name:      Jay H. Schecter               | Title:      Chief Executive Officer |
|                     |   | Date:                                    | September      25, 2009             |   |   |

| /s/ Pauline P. Padilla                |
|---------------------------------------|
| Notary      Public                    |
|                                  |
| Pauline      P. Padilla               |
| Notary      Public, State of New York |
| No.      01PA6041230                  |
| Qualified      in Queens County       |
| Commission      Expires May 1, 2010   |

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| FOR      VALUE RECEIVED, and in consideration for, and as an inducement to Owner      making the within lease with Tenant, the undersigned guarantees to Owner,      Owner's successors and assigns, the full performance and observance of all      the covenants, conditions and. agreements, therein provided to be      performed and observed by Tenant, including the "Rules and Regu1ations" as      therein provided, Without requiring any notice of non-payment,      non-performance, or non-observance, or proof; or notice, or demand,      whereby to charge the undersigned therefor, all of which the undersigned      hereby expressly waives and expressly agrees that the validity of this      agreement and the obligations of the guarantor hereunder shall in no way      be terminated, affected or impaired by reason of the assertion by Owner      against Tenant of any of the rights or remedies reserved to Owner pursuant      to the provisions of the within lease. The undersigned further covenants      and agrees that this guaranty shall remain and continue in full force and      effect as to any renewal, modification or extension of this lease and      during any period when Tenant is occupying the demised premises as a      "statutory tenant." As a further inducement to Owner to make this lease,      and in consideration thereof, Owner and the undersigned covenant and agree      that in any action or proceeding brought by either Owner or the      undersigned against the other on any matters whatsoever arising out      of, under, or      by virtue of; the terms of this lease or of this guarantee, that Owner and      the undersigned shall and do hereby waive trial by jury. |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
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| RULES      AND REGULATIONS ATTACHED TO ANDMADE      A PART OF THIS LEASEIN      ACCORDANCE WITH ARTICLE 36. 1. The sidewalks,      entrances, driveways, passages, courts, elevators, vestibules, stairways,      corridors or halls shall not be obstructed or encumbered      by Tenant or used for any purposes other than for ingress or egress      from the demised premises, and for delivery of merchandise and      equipment in a prompt and efficient manner using elevators and passageways      designated fur such delivery by Owner. There shall not be used in any      space, or in the public hall of the building. Either by any tenant or by      jobbers or others in the delivery or receipt of merchandise, any hand      trucks, except those equipped with rubber tires and sideguards. If said      premises are situated on the ground floor of the building, Tenant shall      further at Tenant's expense, keep the sidewalk and curb in front of said      premises clean and free from ice, snow, dirt, and rubbish.2.  The      water and wash closets and plumbing fixtures shall not be used for any      purposes other than those for which      they were designed or constructed, and no sweepings, rubbish, rags, acids      or other substances shall be deposited therein, and the expense of any      breakage, stoppage, or damage resulting from the violation of this rule      shall be borne by Tenant, whether or not caused by the Tenant, its clerks,      agents, employees or visitors.3. No      carpet, rug or other article shall be hung or shaken out of any window of      the building; and Tenant shall not sweep or throw, or permit to be swept      or thrown, from the demised premises any dirt or other substances into any      of the corridors or halls, elevators, or out of the doors or windows or      stairways of the building, and Tenant shall not use, keep or permit to be      used or kept, any foul or noxious gas or substance in the demised      premises, or permit or suffer the demised premises to be occupied or      used in a manner offensive or objectionable to Owner or other a occupants      of the building by reason of noise, odors, and/or vibrations, or interfere      in any way with other tenants or those having business therein, nor shall      any bicycles, vehicles, animals, fish, or birds be kept in or about the      building. Smoking or carrying lighted cigars or cigarettes in the      elevators of the building is prohibited.4.      No awnings or other projections shall be attached to the outside walls of      the building without the prior written consent of Owner.5.      No sign, advertisement, notice or other lettering shall be exhibited,      inscribed, painted or affixed by Tenant in any part of the outside of the      demised premises or the building or on the inside of the demised      premise if the same is visible from the outside of the demised      premises, without the prior written consent of Owner, except that the name      of Tenant may appear on the entrance door of the demised premises. In the      event of the violation of the foregoing by Tenant, Owner may remove same      without any liability, and may charge the expense incurred by such removal      to Tenant. Interior signs on door and directory tablet shall be inscribed,      painted or affixed for Tenant by Owner at the expense of Tenant, and shall      be of a size, color and style acceptable to Owner.6.      Tenant shall not mark, paint, drill into, or in any way deface any part of      the demised premises or the building of which they form a part. No boring,      cutting, or stringing of wires shall be permitted, except with the prior      written consent of Owner, and as Owner may direct. Tenant shall not      lay linoleum or other      similar floor covering so      that the same shall come in direct contact with the floor of the demised      premises, and, if linoleum or other similar floor covering is desired to      be used, an interlining of builder's deadening felt shall be first affixed      to the floor, by a paste or other material, soluble in water, the use of      cement or other similar adhesive material being expressly      prohibited.7..      No additional locks or bolts of any kind shall be placed upon any of the      doors or windows by Tenant, nor shall any changes be made in existing      locks or mechanism thereof. Tenant must, upon the termination of his      tenancy, restore to Owner all keys of stores, offices and toilet rooms,      either furnished to, or otherwise procured by, Tenant, and in the event of      the loss of any keys so furnished, Tenant shall pay to Owner the cost      thereof.8.      Freight, furniture, Business, equipment, merchandise and bulky matter      of any description shall be delivered to and removed from the demised      premises only on the freight elevators and through the service entrances      and corridors, and only during hours |   | and      in a manner approved by Owner. Owner reserves the right to inspect all      freight to be brought into the building and to exclude from the building      all freight which violates any of these Rules and Regulations of the      lease, or which these Rules and Regulations are a part.9.      Tenant shall not obtain for use upon the demised premises ice, drinking      water, towel or other similar services, or accept barbering or      bootblacking services in the demised premises, except from persons      authorized by Owner, and at hours and under regulations fixed by      Owner.  Canvassing, soliciting and peddling in the building is      prohibited and Tenant shall cooperate to prevent the same.10.      Owner reserves the right to exclude from the building all persons who do      not present a pass to the building signed by Owner. Owner will furnish      passes to persons for whom Tenant requests same in writing. Tenant shall      be responsible for all persons for whom he requests such pass, and shall      be liable to Owner for all acts of such persons. Notwithstanding the      foregoing, Owner shall not be required to allow Tenant or any person to      enter or remain in the building, except on business days from 8:00 a.m. to      6:00 p.m. and on Saturdays from 8:00 a.m. to 1:00 p.m. Tenant shall not      have a claim against Owner by reason of Owner excluding from the building      any person who does not present such pass.11.      Owner shall have the right to prohibit any advertising by Tenant which in      Owner's opinion, tends to impair the reputation of the building or its      desirability as a loft building,  and upon written notice from      Owner, Tenant shall refrain from or discontinue such      advertising.12.      Tenant shall not bring or permit to be brought or kept in or on the      demised premises, any inflammable, combustible, explosive, or hazardous      fluid, material, chemical or substance, or cause or permit any odors      of cooking or other processes, or any unusual or other objectionable      odors, to permeate in, or emanate from the demised      premises.13.      Tenant shall not use the demised premises in a manner which disturbs or      interferes with other tenants in the beneficial use of their      premises. 14. Refuse and Trash. (1) Compliance by Tenant. Tenant      covenants and agrees, at its sole cost and expense, to comply with all      present and future laws, orders, and regulations, of all state, federal,      municipal, and local governments, departments, commissions and boards      regarding the collection, sorting, separation and recycling of waste      products, garbage, refuse and trash. Tenant shall sort and separate      such waste products, garbage, refuse and trash into such categories as      provided by law. Each separately sorted category of waste products,      garbage, refuse and trash shall be placed in separate receptacles      reasonably approved by Owner. Tenant shall remove, or cause to be removed      by a contractor acceptable to Owner, at Owner's sole discretion, such      items as Owner may expressly designate. (2) Owner's Rights in Event of      Noncompliance. Owner has the option to refuse to collect or accept from      Tenant waste products, garbage, refuse or trash (a) that is not separated      and sorted as required by law or (b) which consists of such items as Owner      may expressly designate for Tenant's removal, and to require Tenant to      arrange for such collection at Tenant's sole cost and expense,      utilizing a contractor satisfactory to Owner.  Tenant shall      pay all costs, expenses, fines, penalties, or damages that may be imposed      on Owner or Tenant by reason of Tenant's failure to comply with the      provisions of this Building Rule 15, and, at Tenant's sole cost and      expense, shall indemnity, defend and hold Owner harmless (including      reasonable legal fees and expenses) from and against any actions, claims      and suits arising from such noncompliance, utilizing counsel reasonably      satisfactory to Owner. |
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| Lease Year or Period     |   | Annual Base Rent. |      |   | Monthly Base Rent. |   |
|-----------------------------------------|--------|-----------------------------|-----------|--------|------------------------------|--------|
| November      1, 2009-October 31, 2010  |   | $                           | 66,204.00 |   |                         | $      | 5,517.00 |   |
| November      1, 2010-October 31, 2011  |   | $                           | 67,859.10 |   |                         | $      | 5,654.93 |   |
| November      1, 2011-October 31, 2012  |   | $                           | 69,555.58 |   |                         | $      | 5,796.30 |   |
| November      1, 2012-October 31, 2013  |   | $                           | 71,294.47 |   |                         | $      | 5,941.21 |   |
| November      1, 2013-October 31, 2014  |   | $                           | 73,076.83 |   |                         | $      | 6,089.74 |   |
| November      1, 2014-October 31, 2015  |   | $                           | 74,903.75 |   |                         | $      | 6,241.98 |   |
| November      1, 2015-October 31, 2016  |   | $                           | 76,776.34 |   |                         | $      | 6,398.03 |   |
| November      1, 2016-December 31, 2016 |   | $                           | 78,695.75 |   |                         | $      | 6,557.98 |   |

|  | 1. | Paint      walls and trim in color to be selected by Tenant from Landlord’s building      standard paint chart. |
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|  | 2. | Carpet      floors in color and style to be selected by Tenant from Landlord’s      building standard carpet samples. |
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|  | 3. | Build      as per Plan annexed hereto as Exhibit“C”. |
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|  | (i) | Landlord      shall not be required to consent to any sublease which provides for a Base      Rent per square foot per annum that is less than the quotient derived from      adding Tenant's Base Rent per annum plus additional rent per annum being      paid by Tenant pursuant to Article 38 at the time in question and dividing      such sum by the Area of the demisedpremises; |
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|  | (ii) | nor      shall Landlord be required to consent to a sublease which provides for a      rental that is less than the highest rental which Landlord could obtain      for the space which Tenant proposes to sublet if Landlord put such space      on the market at the time inquestion. |
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|  | (ii) | A      corporation or other entity acquiring this Lease and the term hereby      demised and a substantial portion or all of the property and assets of      Tenant, provided that such corporation shall have a positive (as opposed      to a negative) net worth immediately after such acquisition and such net      worth is not less than Tenant's net worth immediately prior to such      acquisition. |
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|  | (a) | The      Trustee or Tenant shall also deposit with Landlord, as security for the      timely payment of rent, an additional amount equal to three (3)      installments of Base Rent and other monetary charges accruing under this      Lease; and |
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|  | (b) | If      not otherwise required by the terms of this Lease, the Trustee or Tenant      shall also pay in advance on the date Base Rent is payable 1/12th of      Tenant's annual obligations under this Lease for additional rents (i.e.,      real estate tax, porters wage escalations, electricity) and similar      charges. |
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|  | (c) | From      and after the date of the assumption of this Lease, the Trustee or Tenant      shall pay as rent an amount equal to the sum of the Base Rent otherwise      payable hereunder, which amount shall be payable in advance in equal      monthly installments on the date Base Rent is  payable. |
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|  | (d) | The      obligations imposed upon the Trustee or Tenant shall continue with respect      to Tenant and/or any assignee of the Lease after the completion of      bankruptcy proceeding. |
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|  | (a) | Breach      any provision in any other lease, mortgage, financing agreement or other      agreement by which Tenant is bound relating to the demised      premises. |
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|  | (b) | Disrupt,      in Landlord’s reasonable judgment, the tenant mix of the Building or any      other attempt by Landlord to provide a specific variety of tenants in the      Building, in Landlord’s judgment, would be most beneficial to all of the      tenants at property where the Building is located and would enhance the      image, reputation and profitability of the  Building. |
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|  | A. | The      term "building standard" or “Building Standard” means work performed in      the manner and with the materials selected by Landlord as the standard for      the Building subject to availability and Landlord's right to select      equivalent alternative types, models, brands, grades, designs,      manufacturers and suppliers from time to time as the building      standard.  “Landlord’s Work” (defined above) shall be done in a      building standard manner using building standard labor and      materials.  Landlord’s Work shall be deemed to have been      substantially completed despite the existence of incomplete minor or      so-called punchlist items and incomplete items which can be finished      without material unreasonable interference with Tenant, or any items which      cannot, consistent with the dictates of sound construction practices, be      completed until performance of work permitted or required to be done by      Tenant. If Tenant wants Landlord to perform or supply any additional or      non-Building Standard work or installations (“Extra Work”) over and above,      or in lieu of Landlord’s Work to be done by Landlord described above,      Landlord may refuse such request for Extra Work.  Any and all      costs incurred by Tenant (or by Landlord, at Tenant's request) for the      preparation, filing or approval of plans and specifications relating to      Extra Work shall be paid for by Tenant without regard to whether or not      Landlord agrees to do Extra Work.  If Tenant fails to make any      agreed payment for Extra Work within five (5) days after it is due,      Landlord shall have the same remedies for such non-payment as it has for      non-payment of rent in addition to whatever other remedies are available      to Landlord. Anything contained herein or elsewhere in this Lease to the      contrary notwithstanding, if Landlord is delayed in substantial completion      of Landlord’s Work or there is any increase in Landlord’s cost for      Landlord’s Work as a result of:  (i) Landlord's performance of      Extra Work, Tenant's request for materials, finishes, or installations      other than Landlord's Building Standard or Tenant’s failure to make its      selection from Landlord’s Building Standard selection; or (ii) the      performance or completion of any work or installations by a party employed      by Tenant, then, in such event, (a) Tenant shall be responsible for the      increase in Landlord’s cost for Landlord’s Work, and (b) if the term      and/or rent commencement dates of this Lease have been postponed by delays      caused by Tenant, the obligations of Tenant to pay Annual (Monthly) Base      Rent shall be advanced by the number of days of such      delays.  Nothing contained herein shall relieve Tenant of its      obligations to repair, replace and maintain as necessary anything altered      or installed by or for Tenant as necessary to keep the same in good      working order and condition and in compliance with laws at Tenant’s      expense. |
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|  | B. | "Extra      Work" as defined in paragraph A of this Article includes items that are an      "Upgrade" and items that are "Additional Work" as defined      below.  The cost to be charged for Extra Work shall be      determined as follows: |
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|   | A. | "Upgrades"      are items which represent a substitution for a Building Standard item, the      price of which shall be based on the difference between the "Landlord's      Cost" (defined below) for the Building Standard item and the Landlord's      Cost for the upgrade item, when the latter exceeds the      former.  If the Landlord's Cost for an Upgrade is less than the      Landlord's Cost for the Building Standard item that it is being      substituted for, there will be no charge and no credit for the      Upgrade. |
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|   | B. | "Additional      Work" are items representing additional items in excess of the scope of      Landlord's Work and the Landlord's Cost for the Additional Work shall be      the price for the Additional Work. |
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|   | C. | As      used herein, "Landlord's Cost" means the total cost to Landlord for labor      and materials plus 10% thereof (for Landlord's overhead) and 10% of the      total cost plus overhead (for Landlord's  profit). |
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