Exhibit 10.1
 LEASE AGREEMENT
 LANDLORD TENANT
 DATE OF LEASE:       January 9, 2008LANDLORD:
    
    1101 ASSOCIATES, LPc/o:
    
    Needleman Management Company, Inc.1060 North Kings Highway; Suite 250Cherry Hill, NJ 08034TENANT:
    
    TRM CORPORATION1521 Locust Street, Suite 200Philadelphia, PA 19102BUILDING:
    
    1101 North Kings Highway; Cherry Hill, NJ; 08034LEASED PREMISES:
    
    SUITE: G100       SIZE: 3000 SF
 TERM: Thirty-eight (38) months
    
    SECURITY DEPOSIT:
    
    $
    3750Proposed commencement: 03/01/2008
    
    % OF BUILDING:
    
    
    07.00Proposed termination: 04/30/2011
    
    BASE YEAR:
    
    
    2008
 RENT FOR THE TERM IS
  03/01/2008-04/30/2008:
    
    No rent due05/01/2008-04/30/2009:
    
    $45,000/year; $3750/month05/01/2009-04/30/2010:
    
    $47,256/year; $3938/month05/01/2010-04/30/2011:
    
    $49,500/year; $4125/month
 JANITORIAL SERVICES ARE INCLUDED IN BASE RENT.
UTILITY USE CHARGES ARE INCLUDED IN BASE RENT.
SEE SECTION 32 FOR OPTION TERMS.
 PLEASE MAKE CHECKS PAYABLE TO:
    
    1101 ASSOCIATES, LPFORWARD TO:
    
    Needleman Management Company, Inc.1060 North Kings Highway; Suite 250Cherry Hill, NJ 08034
 LIABILITY INSURANCE:
    
    Minimum amount for each person injured:
    
    $
    1,000,000Minimum amount for any accident:
    
    $
    1,000,000Minimum amount for property damage:
    
    $
    1,000,000




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BROKER:
    
    Landlord and Tenant recognize MARKEIM-CHALMERS, INC.
as the Broker who brought about this Lease.USE OF RENTAL SPACE:
    
    Business office with ancillary use.
 1. ADDITIONAL RENT . 2008
 2010 2009 2008
   2. LATE CHARGE .
 3. INSURANCE .




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4. WAIVER OF SUBROGATION .
 5. BUILDING SERVICES; MAINTENANCE .
       (B)
    
    Landlord does not warrant the services and facilities provided for in subparagraph (A) above
will be free from slowdown, interruption or stoppage pursuant to voluntary agreement by and
between Landlord and governmental bodies and regulatory agencies, or caused by the
maintenance, repair, substitution, renewal, replacement or improvements of any of the
equipment, involved in the furnishing of any such services or facilities, or caused by changes
of services, alterations, strikes, lockouts, labor controversies, fuel shortages, accidents, acts




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of God or the elements or any other cause beyond the reasonable control of Landlord;
and specifically, no such slowdown, interruption or stoppage will cause any abatement of
Rent or Additional Rent payable hereunder or in any manner or for any purpose relieves
Tenant from any of its obligations hereunder, except if such slowdown or interruption
extends beyond ten (10) consecutive business days, and in no event will Landlord be liable
for damage to persons or property or be in default hereunder as a result of such slowdown,
interruption or stoppage. Landlord agrees to use reasonable diligence to resume the
affected service upon any cessation of such slowdowns, interruption or stoppage.
 (C)
    
    Except to the extent Landlord is obligated to undertake repairs as provided hereinabove,
Tenant will keep the Leased Premises and the fixtures contained therein in good, neat and
orderly condition, reasonable wear and tear excepted.
 (D)
    
    Landlord will not be liable by reason of any injury to or interference with Tenants business
arising from the making of any repairs, alterations, additions or improvements to the Leased
Premises or the Building or to any appurtenances or equipment therein. It being understood,
though, Landlord will cooperate with Tenant and interfere as little as reasonably practicable
with the conduct of Tenants business. There will be no abatement of Rent because of such
repairs, alterations, additions or improvements, until after the completion of fourteen (14)
business days from the original problem.
 6. ALTERATIONS AFTER COMMENCEMENT OF LEASE . ,




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7. COMPLIANCE WITH LAWS; PERMITTED ACTIVITIES .
  8. LANDLORDS RIGHT TO ENTRY .
 9. DAMAGE BY FIRE OR OTHER CASUALTY .




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10. INDEMNIFICATION .
  11. CONDEMNATION .




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12. MECHANICS LIENS .
 13. LANDLORDS RIGHT TO PERFORM TENANTS COVENANTS . Wall Street Journal
 14. SUBORDINATION; RIGHTS OF MORTGAGEE .




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15. TENANTS CERTIFICATE .
 16. DEFAULT BY TENANT .
 (A)
    
    Does not pay in full within ten (10) days after notice is given of all Minimum Rent,
Additional Rent, expenses and charges under this Lease; or,
 (B)
    
    Violates, fails to perform, or otherwise breaches any term, covenant or condition of this
Lease and same is not cured after notice thereof; or,
 (C)
    
    Permits leasehold estate or any property of Tenant to be exposed for sale or judgment or
execution process by sheriff, marshal, or constable; or,
 (D)
    
    Becomes insolvent, makes an assignment for the benefit of creditors, is adjudicated, files a
bill in equity, otherwise initiates proceedings for the appointment of a receiver of its
assets, files a voluntary petition under the provisions of the United States Bankruptcy Court
or under the insolvency laws of any state, which involuntary petition is not discharged within
sixty (60) days of filing. In such instances, Landlord may immediately have the rights set
forth in Section 17 below, without any further notice; or,
 (E)
    
    Records or attempts to record this Lease in any office of public recording; or,(F)
    
    Assigns or sublets this Lease, except as permitted herein; or,(G)
    
    Fails to move into or take possession of the Leased Premises upon commencement of the Term and
does not pay rent.
 17. REMEDIES OF LANDLORD .
 (A)
    
    Acceleration of Rent: Minimum Rent for the entire balance of the Term hereof and any
Additional Rent, expenses and charges payable under the Lease, together with all costs and




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expenses, will become immediately due and payable as if by the terms and provisions of this
Lease said balance of Minimum Rent, Additional Rent and other expense and charges and every
part thereof were on that date payable in advance; and,
 (B)
    
    Termination: Whether or not Landlord has accelerated Minimum Rent and Additional
Rent, this Lease and the Term hereby created will, at the sole option of Landlord and without
waiver of any other rights of Landlord contained herein, terminate and become absolutely void
without any right on the part of Tenant to save the forfeiture by payment of any sum due or by
the performance of any provisions of this Lease. Tenant will thereupon quit and surrender
possession of the Leased Premises to Landlord in the condition required herein and Tenant will
remain liable to Landlord as herein required; and,
 (C)
    
    Suit for Possession/Reletting of Leased Premises: In any case in which this Lease
will have been terminated, or in any case in which Landlord will have elected to accelerate
the Minimum Rent and/or Additional Rent and any portion of such sums will remain unpaid,
Landlord may, without further notice, enter upon and repossess the Leased Premises, by due
process of law, by summary proceedings, ejectment or otherwise, and may dispossess Tenant and
remove Tenant and all other persons and property from the Leased Premises and may have, hold
and enjoy the Leased Premises and rents and profits therefrom. Landlord may, in its own name,
as agent for Tenant, if this Lease has not been terminated, or in its own behalf, if this
Lease has been terminated, relet the Leased Premises, or any part thereof, for such term or
terms (which may be greater or less than the period which would otherwise have constituted the
balance of the Term) and on such terms (which may include concessions or free Minimum Rent) as
Landlord in its sole discretion and good faith may determine. In with any such reletting,
Landlord may cause the Leased Premises to be decorated, altered, divided, consolidated with
other space or otherwise changed or prepared for reletting. No reletting will be deemed a
surrender or acceptance of the Leased Premises.
 (D)
    
    Measure of Damages: Tenant will, with respect to all periods of time up to and
including the expiration of the Term (or what would have been the expiration date in the
absence of default or breach) remain liable to Landlord as follows:
 (1)
    
    In the event of termination of this Lease on account of Tenants default or
breach, Tenant will remain liable to Landlord as agreed for liquidated damages (and not
as a penalty) an amount equal to the Minimum Rent, Additional Rent and other charges
payable under this Lease by Tenant as if this Lease were still in effect, less the net
proceeds of any reletting actually collected, after deducting all costs incident
thereto (including, without limitation, all repossession costs, brokerage and
management commissions, operating and legal expenses and fees, alteration costs and
expenses of preparation for reletting), and to the extent such liquidated damages will
not have been recovered by Landlord by virtue of payment by Tenant of any accelerated
Minimum Rent and/or Additional Rent (but without prejudice to the right of Landlord to
demand and receive such Minimum Rent and/or Additional Rent), such liquidated damages
will be payable to Landlord monthly upon presentation to Tenant of a bill for the
amount due.




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(2)
    
    In the event and so long as this Lease will not have been terminated after
default or breach by Tenant, Minimum Rent, Additional Rent and all other charges
payable
under this Lease will be reduced by the net proceeds of any reletting by Landlord
(after deducting all costs incident thereto as above set forth) and by any portion
of the accelerated Minimum Rent, Additional Rent and other charges paid by Tenant to
Landlord, and any amount due to Landlord will be payable monthly upon presentation
to Tenant of a bill for the amount due.
 (E)
    
    Responsibility to Relet: Landlord agrees to use best efforts to relet the Leased
Premises and to mitigate any losses. However, Landlord will in no event be responsible or
liable for any failure to relet the Leased Premises, or any part thereof, or for any failure
to collect any Minimum Rent, Additional Rent or other sum due upon a reletting.
 (F)
    
    Remedies Cumulative: All of the remedies herein given to Landlord and all rights and
remedies given to Landlord by law and equity will be cumulative and concurrent. It is
understood and agreed that termination of this Lease or the taking or recovering of the Leased
Premises will not deprive Landlord of any of Landlords remedies or actions against Tenant for
Minimum Rent and Additional Rent due at the time or which, under terms hereof, would in the
future become due as if there had been no termination, nor will the bringing of any action for
Minimum Rent, Additional Rent, or other charges, or breach of covenant, or resorting to any
other remedy herein provided the recovery of Minimum Rent or Additional Rent be construed as a
waiver of the right to obtain possession of the Leased Premises.
 18. DEFAULT BY LANDLORD .
 19. LIMITED LIABILITY OF LANDLORD .
 20. SECURITY DEPOSIT .




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21. ASSIGNMENT OR SUBLEASE BY TENANT .
 22. SUCCESSORS .
 23. WAIVER .
 24. ENTIRE AGREEMENT .




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25. LANDLORDS COVENANT OF QUIET ENJOYMENT .
 26. NO RECORDATION
 27. ENVIRONMENTAL CONCERNS .
  28. SIGNS .
 29. HOLDOVER .




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30. UTILITIES & SERVICES .
 31. TENANT IMPROVEMENTS .
 32. OPTION TO RENEW .
 05/01/2011-04/30/2012:
    
    $51,756 per year; $4313 per month05/01/2012-04/30/2013:
    
    $54,000 per year; $4500 per month05/01/2013-04/30/2014:
    
    $56,256 per year; $4688 per month
 NOT
 33. NO SMOKING POLICY .
 34. RULES AND REGULATIONS .
  LANDLORD: 1101 ASSOCIATES, LP
    
    
    
    TENANT: TRM CORPORATIONBY:
    
    /s/ Howard E. Needleman
    
    
    
    BY:
    
    /s/ Richard SternHoward E. Needleman, GP
    
    
    
    
    
    Richard Stern, President & CEO




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EXHIBIT 1
RULES AND REGULATIONS




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(a)
    
    mark or defile elevators, water-closets, toilet rooms, walls, windows, doors or any other
part of the Building and/or Premises;
 (b)
    
    place anything on the outside of the Building, including roof setbacks, window ledges and
other projections, or drop anything from the windows, stairways or parapets, or place trash or
other matter in the halls, stairways, elevators or light wells of the Building;
 (c)
    
    cover or obstruct any window, skylight, door or transom that admits light;(d)
    
    interfere with the heating or cooling apparatus;(e)
    
    leave rooms without locking doors, stopping all office machines and extinguishing all lights;(f)
    
    use any electric heating device without prior written permission by Landlord;
 (g)
    
    install call boxes, or any kind of wire in or on the Building without Landlords prior
written consent and direction;
 (h)
    
    manufacture any commodity or prepare or dispense any foods or beverages, tobacco, drugs,
flowers or other commodities or articles without the prior written consent of Landlord;
  (j)
    
    place any weights in any portion of the Building beyond the safe carrying capacity of the
structure;




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