<PAGE>

                                                                   EXHIBIT 10.34
 
                     CUMMINGS PROPERTIES MANAGEMENT, INC.
                                 STANDARD FORM
                               COMMERCIAL LEASE

     In consideration of the covenants herein contained, Cummings Properties
Management, Inc., hereinafter called LESSOR, does hereby lease to Boston
Communications Group, Inc. (a MA corp.)
--------------------------------------------------------------------------------
hereinafter called LESSEE, the following described premises, hereinafter called 
the leased premises:  approximately 4,793 square feet (including 3.25% common 
                      ----------------------------------------------------------
area) at 100 Sylvan Road, Suite G300, Woburn, MA 01801
--------------------------------------------------------------------------------
TO HAVE AND HOLD the leased premises for a term of  five (5) years  commencing 
                                                  ------------------
at noon on  April 1, 1997  and ending at noon on  March 30, 2002  unless sooner
          -----------------                     ------------------
terminated as herein provided.  LESSOR and LESSEE now covenant and agree that 
the following terms and conditions shall govern this lease during the term 
hereof and for such further time as LESSEE shall hold the leased premises.

     1.  RENT. LESSEE shall pay to LESSOR base rent at the rate of fifty eight 
                                                                   ------------
thousand six hundred sixty six (58,666.00) U.S. dollars per year drawn on a U.S.
------------------------------------------
bank, payable in advance in monthly installments of $4,888.83 on the first day
                                                    ---------
in each calendar month in advance, the first monthly payment to be made upon
LESSEE's execution of this lease, including payment in advance of appropriate
fractions of a monthly payment for any portion of a month at the commencement or
end of said lease term. All payments shall be made to LESSOR or agent at 200
West Cummings Park, Woburn, Massachusetts 01801, or at such other place as
LESSOR shall from time to time in writing designate. If the "Cost of Living" has
increased as shown by the Consumer Price Index (Boston, Massachusetts, all
items, all urban consumers), U.S. Bureau of Labor Statistics, the amount of base
rent due during each calendar year of this lease and any extensions thereof
shall be annually adjusted in proportion to any increase in the Index. All such
adjustments shall take place with the rent due on January 1 of each year during
the lease term. The base month from which to determine the amount of each
increase in the Index shall be January 1997, which figure shall be compared with
                                       ---- 
the figure for November 1997, and each November thereafter to determine the
                        ---- 
percentage increase (if any) in the base rent to be paid during the following
calendar year. In the event that the Consumer Price Index as presently computed
is discontinued as a measure of "Cost of Living" changes, any adjustment shall
then be made on the basis of a comparable index then in general use.

     2.  SECURITY DEPOSIT.  LESSEE shall pay to LESSOR a security deposit in the
amount of nine thousand eight hundred (9,800.00) dollars upon the execution of 
          --------------------------------------
this lease by LESSEE, which shall be held as security for LESSEE's performance 
as herein provided and refunded to LESSEE without interest at the end of this 
lease, subject to LESSEE's satisfactory compliance with the conditions hereof.  
LESSEE may not apply the security deposit to payment of the last month's rent.  
In the event of any default or breach of this lease by LESSEE, LESSOR shall 
immediately apply the security deposit first to any unamortized improvements 
completed for LESSEE's occupancy, then to offset any outstanding invoice or 
other payment due to LESSOR, with the balance applied to outstanding rent.  If 
all or any portion of the security deposit is applied to cure a default or 
breach during the term of the lease, LESSEE shall be responsible for restoring 
said deposit forthwith, and failure to do so shall be considered a substantial 
default under the lease.  LESSEE's failure to remit the full security deposit or
any portion thereof when due shall also constitute a substantial lease default.

     3.  USE OF PREMISES.  LESSEE shall use the leased premises only for the 
purpose of executive and administrative offices.
           ---------------------------------------------------------------------

     4.  ADDITIONAL RENT.  LESSEE shall pay to LESSOR as additional rent a 
proportionate share (based on square footage leased by LESSEE as compared with 
the total leaseable square footage of the building of which the leased premises 
are a part) of any increase in the real estate taxes levied against the land and
building of which the leased premises are a part (hereinafter called the 
building), whether such increase is caused by an increase in the tax rate, or 
the assessment on the property, or a change in the method of determining real 
estate taxes.  LESSEE shall make payment within thirty (30) days of written 
notice from LESSOR that such increased taxes are payable, and any additional 
rent shall be prorated should the lease terminate before the end of any tax 
year.  The base from which to determine the amount of any increase in taxes 
shall be the rate and the assessment in effect as of July 1, 1996.  In the event
                                                             ----
that the building was not assessed as a completed structure as of the 
aforementioned date, then the base assessment shall be as of the first date when
the building is assessed as a completed structure.

     5.  UTILITIES.  LESSOR shall provide equipment per LESSOR'S building 
standard specifications to heat the leased premises in season and to cool all 
office areas between May 1 and November 1.  LESSEE shall pay all charges for 
utilities used on the leased premises, including electricity, gas, oil, water
and sewer. LESSEE shall pay the utility provider or LESSOR, as applicable, for
all such utility charges as determined either by separate meters serving the
leased premises or as a proportionate share of the utility charges for the
building if not separately metered. LESSEE shall also pay LESSOR a proportionate
share of any other fees and charges relating in any way to utility use at the
building. No plumbing, construction or electrical work of any type shall be done
without LESSOR's prior written approval and LESSEE obtaining the appropriate
municipal permit.

     6.  COMPLIANCE WITH LAWS.  LESSEE acknowledges that no trade, occupation, 
activity or work shall be conducted in the leased premises or use made thereof 
which may be unlawful, improper, noisy, offensive, or contrary to any applicable
statute, regulation, ordinance or bylaw.  LESSEE shall keep all employees 
working in the leased premises covered by Worker's Compensation Insurance and 
shall obtain any licenses and permits necessary for LESSEE's occupancy.  LESSEE 
shall be responsible for causing the leased premises and any alterations by 
LESSEE which are allowed hereunder to be in full compliance with any applicable 
statute, regulation, ordinance or bylaw.

     7.  FIRE, CASUALTY, EMINENT DOMAIN.  Should a substantial portion of the 
leased premises, or of the property of which they are a part, be substantially 
damaged by fire or other casualty, or be taken by eminent domain, LESSOR may 
elect to terminate this lease.  When such fire, casualty, or taking renders the 
leased premises substantially unsuitable for their intended use, a just and 
proportionate abatement of rent shall be made, and LESSEE may elect to 
terminate this lease if: (a) LESSOR fails to give written notice within thirty 
(30) days of intention to restore the leased premises, or (b) LESSOR fails to 
restore the leased premises to a condition substantially suitable for their 
intended use within ninety (90) days of said fire, casualty or taking.  LESSOR 
reserves all rights for damages or injury to the leased premises for any taking 
by eminent domain, except for damage to LESSEE's property or equipment.

     8.  FIRE INSURANCE.  LESSEE shall not permit any use of the leased premises
which will adversely affect or make voidable any insurance on the property of 
which the leased premises are a part, or on the contents of said property, or 
which shall be contrary to any law or regulation from time to time established 
by the Insurance Services Office (or successor), local Fire Department, LESSOR's
insurer, or any similar body.  LESSEE shall on demand reimburse LESSOR, and all 
other tenants, all extra Insurance premiums caused by LESSEE's use of the leased
premises. LESSEE shall not vacate the leased premises or permit same to be
unoccupied other than during LESSEE's customary non-business days or hours.

<PAGE>
 
  9.  MAINTENANCE OF PREMISES.  LESSOR will be responsible for all structural
maintenance of the leased premises and for the normal daytime maintenance of all
space heating and cooling equipment, sprinklers, doors, locks, plumbing, and
electrical wiring, but specifically excluding damage caused by the careless,
malicious, willful, or negligent acts of LESSEE or others, chemical, water or
corrosion damage from any source, and maintenance of any non "building standard"
leasehold improvements. LESSEE agrees to maintain at its expense all other
aspects of the leased premises in the same condition as they are at the
commencement of the term or as they may be put in during the term of this lease,
normal wear and tear and damage by fire or other casualty only excepted, and
whenever necessary, to replace light bulbs, plate glass and other glass therein,
acknowledging that the leased premises are now in good order and the light bulbs
and glass whole. LESSEE will properly control or vent all solvents, degreasers,
smoke, odors, etc. and shall not cause the area surrounding the leased premises
to be in anything other than a neat and clean condition, depositing all waste in
appropriate receptacles. LESSEE shall be solely responsible for any damage to
plumbing equipment, sanitary lines, or any other portion of the building which
results from the discharge or use of any acid or corrosive substance by LESSEE.
LESSEE shall not permit the leased premises to be overloaded, damaged, stripped
or defaced, nor suffer any waste, and will not keep animals within the leased
premises. If the leased premises include any wooden mezzanine type space, the
floor capacity of such space is suitable only for office use, light storage or
assembly work. LESSEE shall protect any carpet with plastic or masonite chair
pads under any rolling chairs. Unless heat is provided at LESSOR's expense,
LESSEE shall maintain sufficient heat to prevent freezing of pipes or other
damage. Any increase in air conditioning equipment or electrical capacity, or
any installation and/or maintenance of equipment which is necessitated by some
specific aspect of LESSEE's use of the leased premises shall be at LESSEE's
expense. All maintenance provided by LESSOR shall be during LESSOR's normal
business hours.

  10. ALTERATIONS.  LESSEE shall not make structural alterations or additions of
any kind to the leased premises, but may make nonstructural alterations provided
LESSOR consents thereto in writing. All such allowed alterations shall be at
LESSEE's expense and shall conform with LESSOR's construction specifications. If
LESSOR or LESSOR's agent provides any services or maintenance for LESSEE in
connection with such alterations or otherwise under this lease, any just invoice
will be promptly paid. LESSEE shall not permit any mechanics' liens, or similar
liens, to remain upon the leased premises in connection with work of any
character performed or claimed to have been performed at the direction of LESSEE
and shall cause any such lien to be released or removed forthwith without cost
to LESSOR. Any alterations or additions shall become part of the leased premises
and the property of LESSOR. Any alterations completed by LESSOR shall be
LESSOR's "building standard" unless noted otherwise. LESSOR shall have the right
at any time to change the arrangement of parking areas, stairs, walkways or
other common areas of the building.

  11. ASSIGNMENT OR SUBLEASING.  LESSEE shall not assign this lease or sublet or
allow any other firm or individual to occupy the whole or any part of the leased
premises without LESSOR's prior written consent. Notwithstanding such assignment
or subleasing, LESSEE and GUARANTOR shall remain liable to LESSOR for the
payment of all rent and for the full performance of the covenants and conditions
of this lease. LESSEE shall pay LESSOR promptly for legal and administrative
expenses incurred by LESSOR in connection with any consent requested hereunder
by LESSEE.

  12. SUBORDINATION.  This lease shall be subject and subordinate to any and all
mortgages and other instruments in the nature of a mortgage, now or at any time 
hereafter, and LESSEE shall, when requested, promptly execute and deliver such 
written instruments as shall be necessary to show the subordination of this 
lease to said mortgages or other such instruments in the nature of a mortgage.

  13. LESSOR'S ACCESS. LESSOR or agents of LESSOR may at any reasonable time 
enter to view the leased premises, to make repairs and alterations as LESSOR 
should elect to do for the leased premises, the common areas or any other 
portions of the building, to make repairs which LESSEE is required but has 
failed to do, and to show the leased premises to others.

  14. SNOW REMOVAL.  The plowing of snow from all roadways and unobstructed 
parking areas shall be at the sole expense of LESSOR. The control of snow and 
ice on all walkways, steps and loading areas serving the leased premises and all
other areas not readily accessible to plows shall be the sole responsibility of 
LESSEE. Notwithstanding the foregoing, however, LESSEE shall hold LESSOR and 
OWNER harmless from any and all claims by LESSEE's agents, representatives, 
employees, callers or invitees for damage or personal injury resulting in any
way from snow or ice on any area serving the leased premises.

  15. ACCESS AND PARKING.  LESSEE shall have the right without additional charge
to use parking facilities provided for the leased premises in common with others
entitled to the use thereof. Said parking areas plus any stairs, walkways, 
elevators or other common areas shall in all cases be considered a part of the 
leased premises when they are used by LESSEE or LESSEE's employees, agents, 
callers or invitees. LESSEE will not obstruct in any manner any portion of the 
building or the walkways or approaches to the building, and will conform to all 
rules and regulations now or hereafter made by LESSOR for parking, and for the 
care, use, or alteration of the building, its facilities and approaches. LESSEE 
further warrants that LESSEE will not permit any employee or visitor to violate 
this or any covenant or obligation of LESSEE. No unattended parking will be 
permitted between 7:00 PM and 7:00 AM without LESSOR's prior written approval, 
and from December 1 through March 31 annually, such parking shall be permitted 
only in those areas specifically designated for assigned overnight parking. 
Unregistered or disabled vehicles, or storage trailers of any type, may not be 
parked at any time. LESSOR may tow, at LESSEE's sole risk and expense, any 
misparked vehicle belonging to LESSEE or LESSEE's agents, employees, invitees or
callers, at any time. LESSOR shall not be responsible for providing any security
services for the leased premises.

  16. LIABILITY.  LESSEE shall be solely responsible as between LESSOR and 
LESSEE for deaths or personal injuries to all persons whomsoever occurring in or
on the leased premises (including any common areas that are considered part of 
the leased premises hereunder) from whatever cause arising, and damage to 
property to whomsoever belonging arising out of the use, control, condition or 
occupation of the leased premises by LESSEE; and LESSEE agrees to indemnify and 
save harmless LESSOR and OWNER from any and all liability, including but not 
limited to costs, expenses, damages, causes of action, claims, judgments and 
attorney's fees caused by or in any way growing out of any matters aforesaid, 
except for death, personal injuries or property damage directly resulting from 
the sole negligence of LESSOR.

  17. INSURANCE.  LESSEE will secure and carry at its own expense a commercial
general liability policy insuring LESSEE, LESSOR and OWNER against any claims
based on bodily injury (including death) or property damage arising out of the
condition of the leased premises (including any common areas that are considered
part of the leased premises hereunder) or their use by LESSEE, such policy to
insure LESSEE, LESSOR and OWNER against any claim up to One Million (1,000,000)
Dollars in the case of any one accident involving bodily injury (including
death), and up to One Million (1,000,000) Dollars against any claim for damage
to property. LESSOR and OWNER shall be included in each such policy as
additional insureds using ISO Form CG 20 11 85 or some other form approved by
LESSOR. LESSEE will file with LESSOR prior to occupancy certificates and any
applicable riders or endorsements showing that such insurance is in force, and
thereafter will file renewal certificates prior to the expiration of any such
policies. All such insurance certificates shall provide that such policies shall
not be cancelled without at least ten (10) days prior written notice to each
insured. In the event LESSEE shall fail to provide or maintain such insurance at
any time during the term of this lease, then LESSOR may elect to contract for
such insurance at LESSEE's expense.

  18. SIGNS.  LESSOR authorizes, and LESSEE at LESSEE's expense agrees to erect,
signage for the leased premises in accordance with LESSOR's building standards 
for style, size, location, etc. LESSEE shall obtain the prior written consent of
LESSOR before erecting any sign on the leased premises, which consent shall 
include approval as to size, wording, design and location. LESSOR may remove and
dispose of any sign not approved, erected or displayed in conformance with this 
lease.

  19. BROKERAGE.  LESSEE warrants and represents to LESSOR that LESSEE has dealt
with no broker or third person with respect to this lease, and LESSEE agrees to
indemnify LESSOR against any brokerage claims arising by virtue of this lease.
LESSOR warrants and represents to LESSEE that LESSOR has employed no exclusive
broker or agent in connection with the letting of the leased premises.

<PAGE>
 
  20. DEFAULT AND ACCELERATION OF RENT. In the event that; (a) any assignment
for the benefit of creditors, trust mortgage, receivership or other insolvency
proceeding shall be made or instituted with respect to LESSEE or LESSEE's
property; (b) LESSEE shall default in the observance or performance of any of
LESSEE's covenants, agreements, or obligations hereunder, other than substantial
monetary payments as provided below, and such default shall not be corrected
within ten (10) days after written notice thereof; or (c) LESSEE vacates the
leased premises, them LESSOR shall have the right thereafter, while such default
continues and without demand or further notice, to re-enter and take possession
of the leased premises, to declare the term of this lease ended, and to remove
LESSEE's effects, without being guilty of any manner of trespass, and without
prejudice to any remedies which might be otherwise used for arrears of rent or
other default or breach of the lease. If LESSEE shall default in the payment of
the security deposit, rent, taxes, substantial invoice from LESSOR or LESSOR's
agent for goods and/or services or other sum herein specified, and such default
shall continue for ten (10) days after written notice thereof, and, because both
parties agree that nonpayment of said sums when due is a substantial breach of
the lease, and, because the payment of rent in monthly installments is for the
sole benefit and convenience of LESSEE, then in addition to the foregoing
remedies the entire balance of rent which is due hereunder shall become
immediately due and payable as liquidated damages. LESSOR, without being under
any obligation to do so and without thereby waiving any default, may remedy same
for the account and at the expense of LESSEE. If LESSOR pays or incurs any
obligations for the payment of money in connection therewith, such sums paid or
obligations incurred plus interest and costs, shall be paid to LESSOR by LESSEE
as additional rent. Any sums received by LESSOR from or on behalf of LESSEE at
any time shall be applied first to any unamortized improvements completed for
LESSEE's occupancy, then to offset any outstanding invoice or other payment due
to LESSOR, with the balance applied to outstanding rent. LESSEE agrees to pay
reasonable attorney's fees and/or administrative costs incurred by LESSOR in
enforcing any or all obligations of LESSEE under this lease at any time. LESSEE
shall pay LESSOR interest at the rate of eighteen (18) percent per annum on any
payment from LESSEE to LESSOR which is past due.

  21. NOTICE. Any notice from LESSOR to LESSEE relating to the leased premises 
or to the occupancy thereof shall be deemed duly served when left at the leased 
premises addressed to LESSEE, or served by constable, or sent to the leased 
premises by certified mail, return receipt requested, postage prepaid, addressed
to LESSEE. Any notice from LESSEE to LESSOR relating to the leased premises or 
to the occupancy thereof shall be deemed duly served when served by constable, 
or delivered to LESSOR by certified mail, return receipt requested, postage 
prepaid, addressed to LESSOR at 200 West Cummings Park, Woburn, MA 01801 or at 
LESSOR's last designated address. No oral notice or representation shall have 
any force or effect. Time is of the essence in service of any notice.

  22. OCCUPANCY. In the event that LESSEE takes possession of said leased 
premises prior to the start of said term, LESSEE will perform and observe all of
LESSEE's covenants from the date upon which LESSEE takes possession except the 
obligation for the payment of extra rent for any period of less than one month. 
LESSEE shall not remove LESSEE's goods or property from the leased premises 
other than in the ordinary and usual course of business, without having first 
paid and satisfied LESSOR for all rent which may become due during the entire 
term of this lease. LESSOR shall have the right to relocate LESSEE to another 
facility upon prior written notice to LESSEE and on terms comparable to those 
herein. In the event that LESSEE continues to occupy or control all or any part 
of the leased premises after the agreed termination of this lease without the 
written permission of LESSOR, then LESSEE shall be liable to LESSOR for any and 
all loss, damages or expenses incurred by LESSOR, and all other terms of this 
lease shall continue to apply except that rent shall be due in full monthly 
installments at a rate of one hundred fifty (150) percent of that which would 
otherwise be due under this lease, it being understood between the parties that 
such extended occupancy is as a tenant st sufferance and is solely for the 
benefit and convenience of LESSEE and as such has greater rental value. LESSEE's
control or occupancy of all or any part of the leased premises beyond noon on
the last day of any monthly rental period shall constitute LESSEE's occupancy
for an entire additional month, and increased rent as provided in this section
shall be due and payable immediately in advance. LESSOR's acceptance of any
payments from LESSEE during such extended occupancy shall not alter LESSEE's
status as a tenant at sufferance.

  23. FIRE PREVENTION. LESSEE agrees to use every reasonable precaution against 
fire and agrees to provide and maintain approved, labeled fire extinguishers, 
emergency lighting equipment, and exit signs and complete any other 
modifications within the leased premises as required or recommended by the 
Insurance Services Office (or successor organization), OSHA, the local Fire 
Department, or any similar body.

  24. OUTSIDE AREA. No goods, equipment, or things of any type or description 
shall be held or stored outside the leased premises at any time without prior 
written consent from LESSOR. Any goods, equipment or things left outside the 
leased premises without LESSOR's prior written consent shall be deemed abandoned
and may be removed at LESSEE's expense without notice by LESSOR. LESSEE shall 
have a building standard size dumpster, in a location approved by LESSOR, 
provided and serviced at LESSEE's expense by whichever disposal firm may from 
time to time be designated by LESSOR, unless a shared dumpster or compactor is 
provided by LESSOR, in which case LESSEE shall pay its proportionate share of 
any costs associated therewith.

  25. ENVIRONMENT. LESSEE will so conduct and operate the leased premises as not
to interfere in any way with the use and enjoyment of other portions of the same
or neighboring buildings by others by reason of odors, smoke, smells, noise, 
pets, accumulation of garbage or trash, vermin or other pests, or otherwise, and
will at its expense employ a professional pest control service if necessary. 
LESSEE agrees to maintain efficient and effective devices for preventing damage 
to heating equipment from solvents, degreasers, cutting oils, propellants, etc. 
which may be present at the leased premises. No hazardous materials or wastes 
shall be stored, disposed of, or allowed to remain at the leased premises at any
time, and LESSEE shall be solely responsible for any and all corrosion or other 
damage associated with the use, storage and/or disposal of same by LESSEE.

  26. RESPONSIBILITY. Neither LESSOR nor OWNER shall be held liable to anyone 
for loss or damage caused in any way by the use, leakage, seepage or escape of 
water from any source, or for the cessation of any service rendered customarily 
to said premises or buildings, or agreed to by the terms of this lease, due to 
any accident, the making of repairs, alterations or improvements, labor 
difficulties, weather conditions, mechanical breakdowns, trouble or scarcity in 
obtaining fuel, electricity, service or supplies from the sources from which 
they are usually obtained for said building, or any cause beyond LESSOR's 
immediate control.

  27. SURRENDER. LESSEE shall at the termination of this lease remove all of 
LESSEE's goods and effects from the leased premises. LESSEE shall deliver to 
LESSOR the leased premises and all keys and locks thereto, all fixtures and 
equipment connected therewith, and all alterations, additions and improvements 
made to or upon the leased premises, whether completed by LESSEE, LESSOR or 
others, including but not limited to any offices, partitions, window blinds, 
floor coverings (including computer floors), plumbing fixtures, air conditioning
equipment and ductwork of any type, exhaust fans or heaters, water coolers, 
burglar alarms, telephone wiring, telephone equipment, air or gas distribution 
piping, compressors, overhead cranes, hoists, trolleys or conveyors, counters, 
shelving or signs attached to walls or floors, all electrical work, including
but not limited to lighting fixtures of any type, wiring, conduit, EMT,
transformers, distribution panels, bus ducts, raceways, outlets and disconnects,
and furnishings or equipment which have been bolted, welded, nailed, screwed,
glued or otherwise attached to any wall, floor or ceiling, or which have been
directly wired to any portion of the electrical system or which have been
plumbed to the water supply, drainage or venting systems serving the leased
premises. LESSEE shall deliver the leased premises sanitized from any chemicals
or other contaminants, and broom clean and in the same condition as they were at
the commencement of this lease or any prior lease between the parties for the
leased premises, or as they were modified during said term with LESSOR's written
consent, reasonable wear and tear and damage by fire or other casualty only
excepted. In the event of LESSEE's failure to remove any of LESSEE's property
from the leased premises upon termination of the lease, LESSOR is hereby
authorized, without liability to LESSEE for loss or damage thereto, and at the
sole risk of LESSEE, to remove and store any such property at LESSEE's expense,
or to retain same under LESSOR's control, or to sell at public or private sale
(without notice), any or all of the property not so removed and to apply the net
proceeds of such sale to the payment of any sum due hereunder, or to destroy
such abandoned property. In no case shall the leased premises be deemed
surrendered to LESSOR until the termination date provided herein or such other
date as may be specified in a written agreement between the parties,
notwithstanding the delivery of any keys to LESSOR.
<PAGE>
 

  28. GENERAL. (a) The invalidity or unenforceability of any provision of this 
lease shall not affect or render invalid or unenforceable any other provision 
hereof. (b) The obligations of this lease shall run with the land, and this 
lease shall be binding upon and inure to the benefit of the parties hereto and 
their respective successors and assigns, except that LESSOR and OWNER shall be 
liable only for obligations occurring while lessor, owner, or master lessee of 
the premises. (c) Any action or proceeding arising out of the subject matter of 
this lease shall be brought by LESSEE within one year after the cause of action 
has occurred and only in a court of the Commonwealth of Massachusetts. (d) If 
LESSOR is acting under or as agent for any trust or corporation, the obligations
of LESSOR shall be binding upon the trust or corporation, but not upon any 
trustee, officer, director, shareholder, or beneficiary of the trust or 
corporation individually. (e) If LESSOR is not the owner (OWNER) of the leased 
premises, LESSOR represents that said OWNER has agreed to be bound by the terms 
of this lease unless LESSEE is in default hereof. (f) This lease is made and 
delivered in the Commonwealth of Massachusetts, and shall be interpreted, 
construed, and enforced in accordance with the laws thereof. (g) This lease was 
the result of negotiations between parties of equal bargaining strength, and 
when executed by both parties shall constitute the entire agreement between said
parties. No other oral or written representation shall have any effect hereon, 
and this agreement may not be altered, extended or amended except by written 
agreement attached hereto or as otherwise provided herein. (h) Notwithstanding 
any other statements herein, LESSOR makes no warranty, express or implied, 
concerning the suitability of the leased premises for LESSEE's intended use. (i)
LESSEE agrees that if LESSOR does not deliver possession of the leased premises 
as herein provided for any reason, LESSOR shall not be liable for any damages to
LESSEE for such failure, but LESSOR agrees to use reasonable efforts to deliver 
possession to LESSEE at the earliest possible date, and a proportionate 
abatement of rent for such time as LESSEE may be deprived of possession of said 
leased premises shall be LESSEE's sole remedy. (j) Neither the submission of 
this lease form, not the prospective acceptance of the security deposit and/or 
rent shall constitute a reservation of or option for the leased premises, or an 
offer to lease, it being expressly understood and agreed that this lease shall 
not bind either party in any manner whatsoever until it has been executed by 
both parties. (k) LESSEE shall not be entitled to exercise any option contained 
herein, if LESSEE is in default of any terms or conditions hereof. (l) The 
headings in this lease are for convenience only and shall not be considered part
of the terms hereof. (m) No endorsement by LESSEE on any check shall bind LESSOR
in any way.

  29. SECURITY AGREEMENT. LESSEE hereby grants LESSOR a continuing security 
interest in all existing or hereafter acquired property of LESSEE which is in 
the lease premises to secure the payment of rent, the cost of leasehold 
improvements, and the performance of any other obligations of LESSEE under this 
lease. Default in the payment or performance of any of LESSEE's obligations 
hereunder is a default under this security agreement, and shall entitle LESSOR 
to immediately exercise all of the rights and remedies of a secured party under 
the Uniform Commercial Code. LESSEE also agrees to execute a UCC-1 Financing 
Statement and any other financing agreement required by LESSOR in connection 
with this security interest.

  30. WAIVERS, ETC. No consent or waiver, express or implied, by LESSOR, to or 
of any breach of any covenant, condition or duty of LESSEE shall be construed as
a consent or waiver to or of any other breach of the same or any other covenant,
condition or duty. If LESSEE is several persons, several corporations or a
partnership, LESSEE's obligations are joint or partnership and also several.
Unless repugnant to the context, "LESSOR" and "LESSEE" mean the person or
persons, natural or corporate, named above as LESSOR and as LESSEE respectively,
and their respective heirs, executors, administrators, successors and assigns.

  31. AUTOMATIC FIVE-YEAR EXTENSIONS. This lease, including all terms, 
conditions, escalations, etc. shall be automatically extended for additional 
successive periods of five (5) years each unless LESSOR or LESSEE shall serve 
written notice, either party to the other, of either party's desire not to so 
extend the lease. The time for serving such written notice shall be not more 
than twelve (12) months or less than six (6) months prior to the expiration of 
the then current lease period. Time is of the essence.

  32. ADDITIONAL PROVISIONS. (Continued on attached rider(s) if necessary.)



                            - See Attached Rider -


IN WITNESS WHEREOF, LESSOR and LESSEE have hereunto set their hands and common 
seals and intend to be legally bound hereby this 8th day of April, 1997.

<TABLE> 

LESSOR: CUMMINGS PROPERTIES MANAGEMENT, INC.           LESSEE: BOSTON COMMUNICATIONS GROUP, INC.
<S>                                                    <C> 
  BY:  /s/ William S. Cummings                          By:          /s/ Robert Sullivan
      --------------------------------------                ----------------------------------------------- 
                                   President                             Robert Sullivan
</TABLE> 

                                   GUARANTY

IN CONSIDERATION of the making of the above lease by Cummings Properties 
                                                     
Management, Inc. with Boston Communications Group, Inc. 
                      ----------------------------------------------------------
at the request of the undersigned and in reliance on this guaranty, the 
undersigned (GUARANTOR) hereby personally guarantees the prompt payment of rent 
by LESSEE and the performance by LESSEE of all terms, conditions, covenants and 
agreements of the lease, any amendments thereto and any extensions or
assignments thereof, and the undersigned promises to pay all expenses, including
reasonable attorney's fees, incurred by LESSOR in enforcing all obligations of
LESSEE under the lease or incurred by LESSOR in enforcing this guaranty.
LESSOR's consent to any assignments, subleases, amendments and extensions by
LESSEE or to any compromise or release of LESSEE's liability hereunder, with or
without notice to the undersigned, or LESSOR's failure to notify the undersigned
of any default and/or reinstatement of the lease by LESSEE, shall not relieve
the undersigned from liability as GUARANTOR.

  IN WITNESS WHEREOF, the undersigned GUARANTOR has hereunto set his/her/its 
hand and common seal intending to be legally bound hereby this _____ day 
of ______________, ______.
<PAGE>
 
                     CUMMINGS PROPERTIES MANAGEMENT, INC.
                                 STANDARD FORM
                                RIDER TO LEASE


The following additional provisions are incorporated into and made a part of the
attached lease:

A.   *LESSOR, at an expense incorporated entirely into the base rent and at no
     further cost to LESSEE, shall construct standard office space according to
     a mutually agreed upon plan attached hereto before or about the time LESSEE
     takes possession of the leased premises. Said space shall be air
     conditioned, carpeted and completed with painted drywall partitions,
     acoustical tile ceilings, recessed lighting, chrome pendent fire protection
     sprinklers, and 110V convenience electrical wall outlets at regular
     intervals.

B.   LESSOR, at LESSEE's expense of $15,000.00 to be paid by LESSEE upon
     execution of this lease, shall construct an internal stairway at the
     approximate location shown on the attached plan.

C.   *LESSOR and LESSEE hereby waive any and all rights to a jury trial in any 
     summary process or eviction proceeding in any way arising out of the lease.

D.   *LESSOR agrees to accept, and LESSEE agrees to make, payment of the monthly
     rent as provided herein by way of an electronic fund transfer. The
     provisions of Section 1 of the lease shall apply to such transfers in all
     respects.

E.   *LESSEE shall have access to the leased premises seven (7) days per week,
     twenty-four (24) hours per day. LESSEE acknowledges and agrees that LESSOR
     has no responsibility for providing any security services for the leased
     premises, and LESSEE assumes any and all risks arising out of this
     unlimited access provision.

F.   *LESSEE shall have the right to assign this lease or sublet the leased
     premises to an affiliated corporation, namely a corporation in which LESSEE
     owns at least a fifty percent interest in LESSEE, which is under common
     control with LESSEE, with which LESSEE merges, or which is formed as a
     result of a merger or consolidation involving LESSEE, without further
     consent from LESSOR, provided LESSEE serves LESSOR with prior written
     notice to that effect. The provisions of Section 11 shall govern said
     assignment in all other respects.







LESSOR: CUMMINGS PROPERTIES MANAGEMENT, INC.    LESSEE: BOSTON COMMUNICATIONS
                                                        GROUP, INC.



By: /s/ W. S. Cummings                          By: /s/ ROBERT J. SULLIVAN
   ------------------------------------------      -----------------------------
                                    President

Date:  4/8/97
     ----------------------------------------

5/93