<PAGE>

                                                                   EXHIBIT 10.26

                                                              FROM THE OFFICE OF


                         STANDARD FORM COMMERCIAL LEASE


1. PARTIES
   (fill in)        LESSOR, which expression shall include 114 Realty Trust
                                                           ----------------
                    heirs, successors, and assigns where the context so admits,
                    does hereby lease to


                    LESSEE, which expression shall include Unicore Software,
                                                           ----------------
                    Inc. successors, executors, administrators, and assigns
                    ---
                    where the context so admits, and the LESSEE hereby leases
                    the following described premises:

                    2 units on 4th floor and 1 unit on 3rd floor at 1538
                    ----------------------------------------------------
                    Turnpike St., N. Andover, MA, 01845
                    -----------------------------------


2. PREMISES
(fill in and
include, if
applicable,
suite number,
floor number,
and square
feet)



                    together with the right to use in common, with others
                    entitled thereto, the hallways, stairways, and elevators,
                    necessary for access to said leased premises, and lavatories
                    nearest thereto.

3. TERM
   (fill in)        The term of this lease shall be for 5 years commencing on
                                                        --------
                    1/1/96 and ending on 12/31/00
                    ------               --------

4. RENT
                    (fill in) The LESSEE shall pay to the LESSOR fixed rent at
                    the rate of Year 1 - $39,000.00; Year 2 - $60,000.00; Year
                                ----------------------------------------------
                    3 -$72,000.00; Year 4 - $78,000.00; Year 5 - $78,000.00
                    -------------------------------------------------------
                    dollars per year, payable in advance in monthly
                    installments of,

5. SECURITY
   DEPOSIT
   (fill in)        Upon the execution of this lease, the LESSEE shall pay to
                    the LESSOR the amount of       N/A          dollars, which
                                            -------------------
                    shall be held as a security for the LESSEE's performance as
                    herein provided and refunded to the LESSEE at the end of
                    this lease, without interest, subject to the LESSEE's
                    satisfactory compliance with the conditions hereof.


6. RENT
   ADJUSTMENT       If in any tax year commencing with the fiscal year     , the
                    real estate taxes on the land and buildings, of which the
                    leased premises are a part, are in excess of the amount of
                    the real estate taxes thereon for the fiscal year
                    (hereinafter called the "Base Year"), LESSEE will pay to
                    LESSOR as additional rent hereunder, when and as designated
A. TAX              by notice in writing by LESSOR, per cent of such excess that
   ESCALATION       may occur in each year of the term of this lease or any
   (fill in or      extension or renewal thereof and proportionately for any
   delete)          part of a fiscal year. If the LESSOR obtains an abatement
                    of any such excess real estate tax, a proportionate share of
                    such abatement, less the reasonable fees and costs incurred
                    in obtaining the same, if any, shall be refunded to the
                    LESSEE.

B. OPERATING        The LESSEE shall pay to the LESSOR as additional rent
   COST             hereunder when and as designated by notice in writing by
                    LESSOR, per cent of any increase in
<PAGE>

   ESCALATION       operating expenses over those incurred during the calendar
   (fill in         year
    or delete)      Operating expenses are defined for the purposes of this
                    agreement as:  Any cost increase from operations in 1996
                                   -----------------------------------------
                    prorated.
                    --------

                    This increase shall be prorated should this lease be in
                    effect with respect to only a portion of any calendar year.

C. CONSUMER         INTENTIONALLY OMITTED
   PRICE            ---------------------
   ESCALATION
(fill in or delete)




7. UTILITIES        The LESSEE shall pay, as they become due, all bills for
                    electricity and other utilities (whether they are used for
                    furnishing heat or other purposes) that are furnished to the
                    leased premises and presently separately metered, and all
                    bills for fuel furnished to a separate tank servicing the
* delete "air       leased premises exclusively. The LESSOR agrees to provide
conditioning"       all other utility service and to furnish reasonably hot and
if not              cold water and reasonable heat and air conditioning* (except
applicable          to the extent that the same are furnished through separately
                    metered utilities or separate fuel tanks as set forth above)
                    to the leased premises, the hallways, stairways, elevators,.
                    and lavatories during normal business hours on regular
                    business days of the heating and air conditioning* seasons
                    of each year, to furnish elevator service and to light
                    passageways and stairways during business hours, and to
                    furnish such cleaning service as is customary in similar
                    buildings in said city or town, all subject to interruption
                    due to any accident, to the making of repairs, alterations,
                    or improvements to labor difficulties, to trouble in
                    obtaining fuel, electricity, service, or supplies from the
                    sources from which they are usually obtained for said
                    building, or to any cause beyond the LESSOR's control.
<PAGE>

                    LESSOR shall have no obligation to provide utilities or
                    equipment other than the utilities and equipment within the
                    premises as of the commencement date of this lease. In the
                    event LESSEE requires additional utilities or equipment, the
                    installation and maintenance thereof shall be the LESSEE's
                    sole obligation, provided that such installation shall be
                    subject to the written consent of the LESSOR.

8. USE OF           The LESSEE shall use the leased premises only for the
   LEASED           purpose of computer software, development and sales.
   PREMISES                    ----------------------------------------
   (fill in)

9. COMPLIANCE       The LESSEE acknowledges that no trade or occupation shall be
   WITH LAWS        conducted in the leased premises or use made thereof which
                    will be unlawful, improper, noisy or offensive, or contrary
                    to any law or any municipal by-law or ordinance in force in
                    the city or town in which the premises are situated.

10. FIRE            The LESSEE shall not permit any use of the leased premises
    INSURANCE       which will 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 New England
                    Fire Insurance Rating Association, or any similar body
                    succeeding to its powers. The LESSEE shall on demand
                    reimburse the LESSOR, and all other tenants, all extra
                    insurance premiums caused by the LESSEE's use of the
                    premises.

11. MAINTENANCE     The LESSEE agrees to maintain the leased premises in good
                    condition, damage by fire and other casualty only excepted,
                    and whenever necessary, to replace plate glass and other
                    glass therein, acknowledging that the leased premises are
 A. LESSEE'S        now in good order and the glass whole. The LESSEE shall not
    OBLIGATIONS     permit the leased premises to be overloaded, damaged,
                    stripped, or defaced, nor suffer any waste. LESSEE shall
                    obtain written consent of LESSOR before erecting any sign on
                    the premises.

 B. LESSOR'S        The LESSOR agrees to maintain the structure of the building
    OBLIGATIONS     of which the leased premises are a part in the same
                    condition as it is at the commencement of the term or as it
                    may be put in during the term of this lease, reasonable wear
                    and tear, damage by fire and other casualty only   excepted,
                    unless such maintenance is required because of the LESSEE or
                    those for whose conduct the LESSEE is legally responsible.

12. ALTERATIONS--   The LESSEE shall not make structural alterations or
    ADDITIONS       additions to the leased premises, but may make non-
                    structural alterations provided the LESSOR consents thereto
                    in writing, which consent shall not be unreasonably withheld
                    or delayed. All such allowed alterations shall be at
                    LESSEE's expense and shall be in quality at least equal to
                    the present construction. LESSEE shall not permit any
                    mechanics' liens, or similar liens, to remain upon the
                    leased premises for labor and material furnished to LESSEE
                    or claimed to have been furnished to LESSEE 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 of record forthwith without cost to
                    LESSOR. Any alterations or improvements made by the LESSEE
                    shall become the property of the LESSOR at the termination
                    of occupancy as provided herein.

13. ASSIGNMENT--    The LESSEE shall not assign or sublet the whole or any part
    SUBLEASING      of the leased premises without LESSOR's prior written
                    consent. Notwithstanding such consent, LESSEE shall remain
                    liable to LESSOR for the payment of all rent and for the
                    full performance of the covenants and conditions of this
                    lease.

14. SUBORDINATION   This lease shall be subject and subordinate to any and all
                    mortgages, deeds of trust and other instruments in the
                    nature of a mortgage, now or at any time hereafter, a lien
                    or liens on the property of which the leased premises are a
                    part
<PAGE>

                    and the 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,
                    deeds of trust or other such instruments in the nature of a
                    mortgage.

15. LESSOR'S        The LESSOR or agents of the LESSOR may, at reasonable times,
    ACCESS          enter to view the leased premises and may remove placards
                    and signs not approved and affixed as herein provided, and
                    make repairs and alterations as LESSOR should elect to do
                    and may show the leased premises to others, and at any time
                    within three (3) months before the expiration of the term,
                    may affix to any suitable part of the leased premises a
                    notice for letting or selling the leased premises or
                    property of which the leased premises are a part and keep
                    the same so affixed without hindrance or molestation.

16. INDEMNIFICATION The LESSEE shall save the LESSOR harmless from all loss and
    AND LIABILITY   damage occasioned by anything occurring on the leased
    (fill in)       premises unless caused by the negligence or misconduct of
                    the LESSOR, and from all loss and damage wherever occurring
                    occasioned by any omission, fault, neglect or other
                    misconduct of the LESSEE. The removal of snow and ice from
                    the sidewalks bordering upon the leased premises shall be
                             responsibility.

17. LESSEE'S        The LESSEE shall maintain with respect to the leased
    LIABILITY       premises and the property of which the leased premises are a
    INSURANCE       part comprehensive public liability insurance in the amount
    (fill in)       of   $300,000.00     with property damage insurance in
                      ------------------
                    limits of         in responsible companies qualified to do
                    business in Massachusetts and in good standing therein
                    insuring the LESSOR as well as LESSEE against injury to
                    persons or damage to property as provided. The LESSEE shall
                    deposit with the LESSOR certificates for such insurance at
                    or prior to the commencement of the term, and thereafter
                    within thirty (30) days prior to the expiration of any such
                    policies. All such insurance certificates shall provide that
                    such policies shall not be canceled without at least ten
                    (10) days prior written notice to each assured named
                    therein.

18. FIRE,           Should a substantial portion of the leased premises, or of
    CASUALTY -      the property of which they are a part, be substantially
    EMINENT         damaged by fire or other casualty, or be taken by eminent
    DOMAIN          domain, the 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 the
                    LESSEE may elect to terminate this lease if:

                        (a) The LESSOR fails to give written notice within
                        thirty (30) days of intention to restore leased
                        premises, or
                        (b) The 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.

                    The LESSOR reserves. and the LESSEE grants to the LESSOR,
                    all rights which the LESSEE may have for damages or injury
                    to the leased premises for any taking by eminent domain,
                    except for damage to the LESSEE's fixtures, property, or
                    equipment.

19.  DEFAULT        In the event that:
     AND                (a) The LESSEE shall default in the payment of any
     BANKRUPTCY         installment of rent or other sum herein specified and
     (fill in)          such default shall continue for ten (10) days after
                        written notice thereof; or
                        (b) The LESSEE shall default in the observance or
                        performance of any other of the LESSEE's covenants,
                        agreements, or obligations hereunder and such default
                        shall not be corrected within thirty (30) days after
                        written notice thereof; or
<PAGE>

                        (c) The LESSEE shall be declared bankrupt or insolvent
                        according to law, or, if any assignment shall be made of
                        LESSEE's property for the benefit of creditors,

                    then the LESSOR shall have the right thereafter, while such
                    default continues, to re-enter and take complete possession
                    of the leased premises. to declare the term of this lease
                    ended, and remove the LESSEE's effects, without prejudice to
                    any remedies which might be otherwise used for arrears of
                    rent or other default. The LESSEE shall indemnify the LESSOR
                    against all loss of rent and other payments which the LESSOR
                    may incur by reason of such termination during the residue
                    of the term. If the LESSEE shall default, after reasonable
                    notice thereof, in the observance or performance of any
                    conditions or covenants on LESSEE's part to be observed or
                    performed under or by virtue of any of the provisions in any
                    article of this lease, the LESSOR, without being under any
                    obligation to do so and without thereby waiving such
                    default, may remedy such default for the account and at the
                    expense of the LESSEE. If the LESSOR makes any expenditures
                    or incurs any obligations for the payment of money in
                    connection therewith, including but not limited to,
                    reasonable attorney's fees in instituting, prosecuting or
                    defending any action or proceeding, such sums paid or
                    obligations insured, with interest at the rate of per cent
                    per annum and costs, shall be paid to the LESSOR by the
                    LESSEE as additional rent.

20.  NOTICE         Any notice from the LESSOR to the LESSEE relating to the
   (fill in)        leased premises or to the occupancy thereof, shall be deemed
                    duly served, if left at the leased premises addressed to the
                    LESSEE, or if mailed to the leased premises, registered or
                    certified mail, return receipt requested, postage prepaid,
                    addressed to the LESSEE. Any notice from the LESSEE to the
                    LESSOR relating to the leased premises or to the occupancy
                    thereof, shall be deemed duly served, if mailed to the
                    LESSOR by registered or certified mail, return receipt
                    requested, postage prepaid, addressed to the LESSOR at such
                    address as the LESSOR may from time to time advise in
                    writing. All rent notices shall be paid and sent to the
                    LESSOR at

21. SURRENDER       The LESSEE shall at the expiration or other termination of
                    this lease remove all LESSEE's goods and effects from the
                    leased premises, (including, without hereby limiting the
                    generality of the foregoing, all signs and lettering affixed
                    or painted by the LESSEE, either inside or outside the
                    leased premises). LESSEE shall deliver to the LESSOR the
                    leased premises and all keys, locks thereto, and other
                    fixtures connected therewith and all alterations and
                    additions made to or upon the leased premises, in good
                    condition, damage by fire or other casualty only excepted.
                    In the event of the LESSEE's failure to remove any of
                    LESSEE's property from the premises, 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 of the 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 property.

22. BROKERAGE       INTENTIONALLY OMITTED
                    ---------------------
(fill in or delete)

23. OTHER           It is also understood and agreed that Unicore Software,
    PROVISIONS                                            -----------------
                    Inc. has  option to renew lease for another five year term
                    ----------------------------------------------------------
                    at no more than a 50% increase in rent.
                    --------------------------------------








IN WITNESS WHEREOF, the said parties hereunto set their hands and seals this
  5th         day of    January      , 1996.
-----------           --------------     --
<PAGE>

Unicore Software, Inc.                   114 Realty Trust
--------------------------------         ----------------------------------
LESSEE                                   LESSOR



--------------------------------         ----------------------------------
by Pierre Narath, President              by Pierre Narath,  Trustee


--------------------------------
  BROKER(S)
<PAGE>

                         AMENDMENT TO COMMERCIAL LEASE

     THIS AMENDMENT is made this   30th   day of         May       , 1997 (the
                                 --------          ----------------
"Amendment"), by and between UNICORE SOFTWARE, INC., a Massachusetts corporation
with a principal place of business of 1538 Turnpike Street, North Andover,
Massachusetts ("Lessee") and Pierre A. Narath, Trustee of 114 REALTY TRUST
("Lessor").

     WHEREAS, Lessor and Lessee are parties to a certain Commercial Lease dated
January 5, 1996 ("Lease"), for the property known and identified as 1538
Turnpike Street, North Andover, Massachusetts, such leasehold interest
consisting of two (2) units on the fourth (4th) floor and one (1) unit on the
third (3rd) floor (the "Premises").

     WHEREAS, the parties to the Lease wish to amend the terms, conditions and
provisions of said Lease.

     NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained, and the mutual modification of rights, the parties hereto
agree as follows:

     1.  Ratification and Confirmation. The Lease is hereby ratified and
         -----------------------------
confirmed, except as amended, as set forth in this Amendment.

     2.  Increase in Taxes and Operating Expense. Notwithstanding anything to
         ---------------------------------------
the contrary contained therein, Paragraphs 6(a) and 6(b) of the Lease are hereby
amended, such that the Base Year (as such term is defined in the Lease) shall be
1996, and Lessee shall pay to Lessor, as additional rent, when and as designated
by notice in writing by Lessor, one hundred (100%) percent of any tax escalation
or any increase in operating expenses that may occur in each year of the term of
the Lease, or any extension or renewal thereof, and proportionally for any part
of a fiscal year for taxes and any part of a calendar year for operating
expenses.

     3.   Use of Premises. Paragraph 8 of the Lease is hereby ratified,
          ---------------
confirmed and amended as follows: The Lessor shall use the Leased Premises only
for the purposes of operating a computer software development and sales
business, and to conduct all business operations ancillary or related thereto.
Notwithstanding anything to the contrary contained herein, in the event that the
Lessee wishes to sublet or assign its leasehold interest in the Premises, and
such sublessee's or assignee's business operations do not conform with such
stated and allowed use of the Premises, Lessor may, at its option, grant its
consent to such alternate use of the Premises, in accordance with the terms of
Paragraph 13 of the Lease, as amended. Lessor's consent shall not be
unreasonably withheld or delayed.

     4.   Fire Insurance. Notwithstanding anything to the contrary contained in
          --------------
Paragraph 10 of the Lease, Lessor, at its sole cost and expense, shall cause
fire and casualty insurance to be maintained on the Premises in such amounts as
may be determined by Lessor.
<PAGE>

     5.   Assignment and Subletting. Notwithstanding anything to the contrary
          -------------------------
contained in Paragraph 13 of the Lease, the Lessor consents to the merger of
near or even date by and between Lessee and Award Acquisition Sub Corp., a
wholly owned subsidiary of Award Software International, Inc. This Amendment
shall in no way be deemed to affect Lessee's requirement to obtain Lessor's
consent to any assignment or sublet of its leasehold interest in the Premises,
not otherwise provided for in this Paragraph, nor shall it affect Lessee's full
responsibility to Lessor for the payment of all rent and for the full
performance of the covenants and conditions of the Lease.

     6.   Lessee's Insurance. Notwithstanding anything to the contrary contained
          --------------------
in Paragraph 17 of the Lease, Lessee shall maintain with respect to the Premises
and the property which the Premises are a part, comprehensive public liability
insurance in the amount of One Million and 00/100 ($1,000,000.00) Dollars for
injury or death to one person and Two Million and 00/100 ($2,000,000.00) Dollars
for injury or death to more than one person in the same accident with property
damage insurance in limits of Five Hundred Thousand and 00/100 ($500,000.00)
Dollars.

     7.   Option To Extend.
          ----------------

        a.  Option. So long as Lessee (or permitted successors or assigns) is
            ------
     not in default at or after the time of exercise of the option to extend as
     set forth herein, and is still the Lessee on the date of exercise, Lessee
     may extend this Lease for one (1) additional five (5) year term ("Extended
     Term"). In order to exercise said option, Lessee shall, no later than six
     (6) months prior to the expiration of the initial term, give Lessor written
     notice to its intention to so extend. Rent for the Extended Term shall be
     as hereinafter provided in Subparagraph (b) below.

        b.  Rent During Extended Term. Rent shall be payable during the Extended
            -------------------------
     Term in the same manner as during the initial term, except that for such
     Extended Term, the annual (monthly) rate at which base rent is payable
     shall be as follows:

     Year     Base Annual (Monthly) Rent
     ----     --------------------------
     6        $85,800.00 ($7,150.00)
     7        $93,600.00 ($7,800.00)
     8        $101,400.00 ($8,450.00)
     9        $109,200.00 ($9,100.00)
     10       $117,000.00 ($9,750.00)
<PAGE>

        c.  Assignment of Option. Lessee may assign its option to extend the
            --------------------
     term of the Lease, as provided in Subparagraph (a), provided that on or
     before such time Lessee notifies Lessor of its exercise of its option to
     extend, Lessee requests from, and receives, Lessor's consent to such
     assignment. Lessor's consent to such assignment shall not be unreasonably
     withheld or delayed. In the event that such consent is granted, Lessee
     shall remain liable to Lessor for the payment of all rent and for the full
     performance of the covenants and conditio ns under the Lease, as extended.

     IN WITNESS WHEREOF, the parties hereunto have set their hands and seals
this 30th day of       May       , 1997.
     -----       ----------------

                                        LESSEE:
                                        UNICORE SOFTWARE, INC.


                                        By:
                                           ----------------------------------
                                           Pierre A. Narath, President



                                        LESSEE:
                                        114 REALTY TRUST


                                        By:
                                           ----------------------------------
                                           Pierre A. Narath, Trustee
<PAGE>

                       2nd AMENDMENT TO COMMERCIAL LEASE


     THIS 2nd AMENDMENT to COMMERCIAL LEASE is made as of the first 1st day of
September, 1997 (the "Amendment"), by and between UNICORE SOFTWARE, INC., a
Massachusetts corporation with a principal place of business of 1538 Turnpike
Street, North Andover, Massachusetts ("Lessee") and Pierre A. Narath, Trustee of
114 REALTY TRUST ("Lessor").

     WHEREAS, Lessor and Lessee are parties to a certain Commercial Lease dated
January 5, 1996 ("Lease"), for the property known and identified as 1538
Turnpike Street, North Andover, Massachusetts, such leasehold interest
consisting of two (2) units on the fourth (4th) floor and one (1) unit on the
third (3rd) floor (the "Original Premises").

     WHEREAS, Lessee has requested that Lessor rent additional space to the
Lessee consisting of the other third (3rd) floor unit, which Lessor is willing
to do on the terms and conditions herein appearing:

     WHEREAS, the parties to the Lease enter into that certain Amendment to
Commercial Lease dated May 30, 1997 (the "First Amendment");

     WHEREAS, the parties to the Lease wish to further amend the terms,
conditions and provisions of said Lease so as to add the additional third (3rd)
floor unit to the Lease.

     NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained, and the mutual modification of rights, the parties hereto
agree as follows:

     1.  Ratification and Confirmation.  The Lease as affected by the First
         -----------------------------
Amendment is hereby ratified and confirmed, except as amended as set forth in
this Amendment.

     2.  Expansion of Leasehold Premises.
         -------------------------------

     Lessor and Lessee hereby agree that additional third (3rd) floor unit shall
be added to the Original Premises such that the total leasehold premises shall
now consist of two units on the fourth (4th) floor and two units on the third
(3rd) floor, which taken together are sometimes hereinafter referred to as the
"Amended Premises".

     3.  Increase in Rent.  In consideration of Lessor making available to
         ----------------
Lessee the additional third (3rd) floor unit, the parties agree that Paragraph 4
of the Lease is hereby amended to read as follows:

     The Lessee shall pay the Lessor rent at the rate set forth below:
<PAGE>

<TABLE>
<CAPTION>

     Annual Amount                                          Monthly Amount
     -------------                                          --------------
<S>                                     <C>            <C>
     (in advance, on the first of
     each month)

     September 1 - December 31, 1997      $ 26,666.66       $6,666.66
     January 1 - December 31, 1998        $ 96,000.00       $8,000.00
     January 1 - December 31, 1999        $104,000.00       $8,666.66
     January 1 - December 31, 2000        $104,000.00       $8,666.66
</TABLE>

     3.  Rent During Extended Term.  Lessor and Lessee agree that Paragraph 7(b)
         -------------------------
     of the First Amendment is hereby amended to read as follows:

     Year                       Base Annual (Monthly) Rent
     ----                       --------------------------
     6     (1-1 to 12-31-01)    $114,400.00  ($9,533.33)
     7     (1-1 to 12-31-02)    $124,800.00  ($10,400.00)
     8     (1-1 to 12-31-03)    $135,200.00  ($11,266.66)
     9     (1-1 to 12-31-04)    $145,600.00  ($12,133.33)
     10    (1-1 to 12-31-05)    $156,000.00  ($13,000.00)

     IN WITNESS WHEREOF, the parties hereunto have set their hands and seals as
of the 1st day of September, 1997.

                                LESSEE:
                                UNICORE SOFTWARE, INC.

                                By: ________________________
                                   Pierre A. Narath, President

                                LESSOR:
                                114 REALTY TRUST


                                By: ________________________
                                   Pierre A. Narath, Trustee



                                      -2-