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EXHIBIT 10.19
 Fontanoso Lease Agreement
 Basic Lease Information
 Lease Date:
    
    November 15, 2005Landlord:
    
    Legacy Partners I SJ Fontanoso, LLC, a Delaware limited liability companyLandlords Address:
    
    c/o Legacy Partners Commercial, Inc.4000 East Third Avenue, Suite 600Foster City, California 94404-4805Tenant:
    
    VNUS Medical Technologies, Inc., a Delaware corporationTenants Address:
    
    Until Tenant occupies the Premisesc/o VNUS Medical Technologies, Inc.2200 Zanker Road, Suite FSan Jose, California 95131Attn: Mr. Timothy Marcotte, CFOThereafter, to Tenant at the Premises, Attn: Mr. Timothy Marcotte, CFOPremises:
    
    Approximately 93,650 rentable
square feet as shown on Exhibit APremises Address:
    
    5799 Fontanoso WaySan Jose, California 95138Building:
    
    Approximately 93,650 rentable square feetLot:
    
    APN 679-001-007
 Term: Exhibit B Exhibit B
 
 Months of Term
    
    Base Rent Per Month0  15
    
    $
    0.0016  24
    
    $
    60,872.5025  36
    
    $
    77,261.2537  48
    
    $
    91,777.00
 th
 Advance Rent (¶3):
    
    Eighty Thousand Nine Hundred Ninety-Eight and 63/100 Dollars ($80,998.63)Security Deposit (¶4):
    
    One Hundred Twenty-Six Thousand Seven Hundred Thirty-Nine and 04/100 Dollars ($126,739.04)Permitted Uses (¶9):
    
    General office, research and development and light manufacturing, but only to
the extent permitted by the City of San Jose and all agencies and governmental authorities having
jurisdiction thereofParking Spaces:
    
    Three Hundred thirteen (313) non-designated spaces
 Brokers (¶33):
    
    CB Richard Ellis for TenantCommercial Property Services for Landlord




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Exhibits:
    
    Exhibit A -
    
    Premises, Building and/or LotExhibit B -
    
    Tenant ImprovementsExhibit C -
    
    Rules and RegulationsExhibit D -
    
    Intentionally OmittedExhibit E -
    
    Tenants Initial Hazardous Materials Disclosure CertificateExhibit F -
    
    Change of Commencement Date  ExampleExhibit G -
    
    N/AExhibit H -
    
    Furniture, Fixtures and EquipmentExhibit I -
    
    Subordination Non-Disturbance and Attornment AgreementAddenda:
    
    Addendum 1 -
    
    Option to Extend the Term




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Section
    
    
    Page1.
    
    Premises
    
    
    42.
    
    Occupancy; Adjustment of Commencement Date
    
    
    43.
    
    Rent
    
    
    44.
    
    Security Deposit
    
    
    55.
    
    Condition of Premises; Tenant Improvements
    
    
    56.
    
    Additional Rent
    
    
    57.
    
    Utilities and Services
    
    
    78.
    
    Late Charges
    
    
    79.
    
    Use of Premises
    
    
    710.
    
    Alterations; and Surrender of Premises
    
    
    811.
    
    Repairs and Maintenance
    
    
    1012.
    
    Insurance
    
    
    1113.
    
    Limitation of Liability and Indemnity
    
    
    1214.
    
    Assignment and Subleasing
    
    
    1215.
    
    Subordination
    
    
    1416.
    
    Right of Entry
    
    
    1517.
    
    Estoppel Certificate
    
    
    1518.
    
    Tenants Default
    
    
    1519.
    
    Remedies for Tenants Default
    
    
    1620.
    
    Holding Over
    
    
    1621.
    
    Landlords Default
    
    
    1722.
    
    Parking
    
    
    1723.
    
    Transfer of Landlords Interest
    
    
    1724.
    
    Waiver
    
    
    1725.
    
    Casualty Damage
    
    
    1726.
    
    Condemnation
    
    
    1927.
    
    Environmental Matters/Hazardous Materials
    
    
    1928.
    
    Financial Statements
    
    
    2029.
    
    General Provisions
    
    
    2130.
    
    Signs
    
    
    2231.
    
    Mortgagee Protection
    
    
    2232.
    
    Warranties of Tenant
    
    
    2233.
    
    Brokerage Commission
    
    
    2334.
    
    Quiet Enjoyment
    
    
    2335.
    
    Existing Furniture, Systems and Equipment
    
    
    23




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NNN (Single Tenant) Tenant Improvements
Lease Agreement
  1. Premises
  2. Occupancy; Adjustment of Commencement Date
 2.1 Exhibit F Exhibit B Exhibit B
 2.2
 3. Rent
 Exhibit B th st st




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4. Security Deposit
  5. Condition of Premises; Tenant Improvements
 Exhibit B Exhibit B Exhibit B
 6. Additional Rent
  6.1    Operating Expenses
 6.1.1 Definition of Operating Expenses.




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6.1.2 Operating Expense Exclusions.
 6.2
     Tax Expenses.
 6.3      Payment of Expenses.
 6.4      Annual Reconciliation.




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6.5    Audit.
 7. Utilities and Services
  8. Late Charges
  9. Use of Premises
 9.1    Compliance with Laws, Recorded Matters, and Rules and Regulations.




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Exhibit C
 9.2    Prohibition on Use.
 10. Alterations; and Surrender of Premises
 10.1    Alterations:




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10.1.1 Wi-Fi Network:
 10.2    Surrender of Premises:




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11. Repairs and Maintenance
 11.1    Tenants Repairs and Maintenance Obligations.
 11.2    Maintenance by Landlord.
 11.3    Landlords Repairs and Maintenance Obligations.
 11.4    Tenants Failure to Perform Repairs and Maintenance Obligations.
 11.5    Tenants Ability to Perform Landlords Unperformed Obligations.




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12. Insurance
 12.1    Types of Insurance.
 12.2    Insurance Policies.
 12.3    Additional Insureds and Coverage.
 12.4    Failure of Tenant to Purchase and Maintain Insurance.
 12.5    Waiver of Subrogation.
 12.6    Landlords Insurance.




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13. Limitation of Liability and Indemnity
   14. Assignment and Subleasing
 14.1    Prohibition.
 14.2    Request for Consent.




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14.3    Criteria for Consent.
 14.4    Effectiveness of Transfer and Continuing Obligations. Exhibit E
 14.5    Recapture. ;
 14.6    Transfer Premium.




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14.7    Waiver.
 14.8    Affiliated Companies/Restructuring of Business Organization.
 14.8.1
 14.8.2
 14.8.3
 14.8.4
 14.8.5
 15. Subordination
 Exhibit I Exhibit I




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16. Right of Entry
  17. Estoppel Certificate
  18. Tenants Default
  18.1
 18.2
 18.3
 18.4




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19. Remedies for Tenants Default
 19.1    Landlords Rights.
 19.2    Damages Recoverable. Exhibit B
 19.3    Rights and Remedies Cumulative.
 20. Holding Over




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21. Landlords Default
  22. Parking
  23. Transfer of Landlords Interest
  24. Waiver
  25. Casualty Damage
 25.1    Casualty.
 25.1.1 Minor Insured Damage.




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25.1.2 Insured Damage Requiring More Than 90 Days To Repair.
 25.1.3 Major Insured Damage.
 25.1.4 Damage Near End of Term.
 25.2    Deductible and Uninsured Casualty.
 25.3    Tenants Fault and Lenders Rights.




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25.4    Tenants Waiver.
 26. Condemnation
  27. Environmental Matters/Hazardous Materials
 27.1    Hazardous Materials Disclosure Certificate. Exhibit E Exhibit E
 27.2    Definition of Hazardous Materials.
 27.3    Prohibition; Environmental Laws.




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27.4    Tenants Environmental Obligations.
 27.5    Environmental Indemnity.
 27.6    Survival.
 28. Financial Statements




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29. General Provisions
 29.1    Time.
 29.2    Successors and Assigns.
 29.3    Recordation.
 29.4    Landlord Exculpation.
 29.5    Severability and Governing Law.
 29.6    Attorneys Fees.
 29.7    Entire Agreement.
 29.8    Warranty of Authority.
 29.9    Notices.
 29.10    Joint and Several; Covenants and Conditions.
 29.11    Confidentiality.




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29.12    Landlord Renovations.
 29.13    Waiver of Jury Trial:
 29.14    Submission of Lease.
 30. Signs
  31. Mortgagee Protection
  32. Warranties of Tenant




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33. Brokerage Commission
  34. Quiet Enjoyment
  35. Existing Furniture, Systems and Equipment
 Exhibit H FF&E AS IS AND WITH ALL FAULTS Exhibit H
  Tenant:
 VNUS Medical Technologies, Inc.,
a Delaware corporationBy: /s/ Brian E. Farley
    
    /s/ Timothy A. MarcotteIts: President and CEO
    
    11/15/05Date: 11-15-05
 By:
    
    /s/ Charlene A. FriedmanIts: SecretaryDate: 11-15-05




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Landlord:
 LEGACY PARTNERS I SJ FONTANOSO, LLC,a Delaware limited liability company,OwnerBy:
    
    LEGACY PARTNERS COMMERCIAL, L.P.,a California limited partnership,as Property Manager and Agent for OwnerBy:
    
    LEGACY PARTNERS COMMERCIAL, INC.,General PartnerBy:
    
    /s/ Debra SmithIts:
    
    Debra Smith
Executive Vice PresidentDate:
    
    November 17, 2005




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Exhibit A  Premises
 Exhibit A
  Exhibit A, Page 1




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Exhibit B  Tenant Improvements
 Exhibit B Exhibit B
 1. Tenant Improvements. Exhibit B
 2. Definition
 3. Tenants Initial Plans; the Work
 4. Final Drawings and Approved Final Drawings
 Exhibit B, Page 1




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Exhibit B-1 Exhibit B-1
 5. Performance of Work Exhibit B-1 Exhibit
B
 6. Substantial Completion Exhibit B Exhibit F
 7. Tenant Delays
 Exhibit B, Page 2




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8. Tenant Improvement Allowance
 9. Tenant Improvement Costs
       10. Excess Tenant Improvement Costs
 11. Change Requests
 Exhibit B, Page 3




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12. Termination
 13. Tenant Access
     14. Lease Provisions; Conflict Exhibit B Exhibit B Exhibit B
 Exhibit B, Page 4




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Exhibit C  Rules & Regulations
 Exhibit C  Exhibit C
 1.
 2.
 3.
 4.
 5.
 6.
 7.
 8.
 9.
 10.
 11.
 12.
 13.
 14.
 Exhibit C, Page 1




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Exhibit E  Hazardous Materials Disclosure Certificate
  Landlord: Legacy Partners I SJ Fontanoso, LLC, a Delaware limited liability companyc/o Legacy Partners Commercial, Inc.4000 East Third Avenue, Suite 600Foster City, California 94404-4805Attn:Phone: (650) 571-2200
    
   General Information:
  Use, Storage and Disposal of Hazardous Materials
 2.1
 Wastes
    
    
    
    Yes o
    
    
    
    No oChemical Products
    
    Yes o
    
    
    
    No oOther
    
    
    
    Yes o
    
    
    
    No oIf Yes is marked, please explain:
 2.2
 Storage Tanks and Sumps
 3.1
 o o
 Exhibit E, Page 1




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If yes, please explain:
 Waste Management
 4.1
 o o
 4.2
 o o
  Wastewater Treatment and Discharge
 5.1
 storm drain?
    
    
    
    
    sewer?surface water?
    
    
    
    
    no wastewater or other wastes discharged.
  5.2
 o o
  Air Discharges
 6.1
 o o
 If yes, please describe:
 6.2
 Spray booth(s)
    
    
    
    
    Incinerator(s)Dip tank(s)
    
    
    
    
    Other (Please describe)Drying oven(s)
    
    
    
    
    No Equipment Requiring Air Permits
 If yes, please describe:
 Hazardous Materials Disclosures
 7.1
 o o
  Exhibit E, Page 2




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7.2
 o o
 If yes, please explain:
 Enforcement Actions and Complaints
 8.1
 o o
  8.2
 o o
  8.3
 o o
  Permits and Licenses
 9.1
  Exhibit E, Page 3




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(Prospective) Tenant:By:Title:Date:
 Exhibit E, Page 4




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Exhibit F  First Amendment to Lease Agreement
Change of Commencement Date
 
 Recitals
     
 
  for the period  to  the monthly Base Rent shall be $;for the period  to  the monthly Base Rent shall be $;andfor the period  to  the monthly Base Rent shall be $.
      Tenant:
 
 By:Its:Date:By:Its:Date:
 Exhibit F, Page 1




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Landlord:
 
 By:
    
    LEGACY PARTNERS COMMERCIAL, L.P.,a California limited partnership,as Property Manager and Agent for OwnerBy:
    
    LEGACY PARTNERS COMMERCIAL, INC.,General PartnerBy:Debra SmithIts: Executive Vice PresidentDate:
  Exhibit F, Page 2




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Exhibit G
 N/A
 Exhibit G, Page 1




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Exhibit H  Furniture, Fixtures and Equipment
 Exhibit H, Page 1




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Exhibit I  Subordination, Non-Disturbance and Attornment Agreement
 RECORDING REQUESTED BY  AND WHEN RECORDED MAIL TO:
 
 Space above this line for Recorders use.
 SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT
 
 RECITALS:
 
 Exhibit A
 
  NOW, THEREFORE, for valuable consideration, Tenant and Lender agree as follows:
 SUBORDINATION
     Exhibit I, Page 1




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NONDISTURBANCE
 ATTORNMENT
   Exhibit I, Page 2




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NOTICE TO TENANT
 NOTICE TO LENDER AND RIGHT TO CURE
 NOTICES
 TENANT:LENDER:
    
    
    
    REDWOOD     CAPITAL     FINANCE     COMPANY,     LLC1960 East Grand Avenue, Suite 400El Segundo, California 90245Attention: William R. Lindsay
 Any such notice shall be effective upon delivery or attempted delivery.
 Exhibit I, Page 3




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MISCELLANEOUS
 Exhibit I, Page 4




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LENDER:
    
    REDWOOD CAPITAL FINANCE COMPANY, LLCa Delaware limited liability companyByName:Title
 STATE OF COLORADO
    
    
    ))
    ss.COUNTY OF
    
    
    
    
    )
 
  Notary PublicMy commission expires:
 TENANT:
 ByName:Title
 STATE OF
    
    
    ))
    ss.COUNTY OF
    
    
    
    
    )
 
  Notary PublicMy commission expires:
 Exhibit I, Page 5




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EXHIBIT A
 To Subordination, Non-Disturbance and Attornment Agreement
 LEGAL DESCRIPTION OF PROPERTY
 Exhibit I, Page 6




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Addendum One
Option to Extend the Term
  1.    Grant of Extension Option.
 2.    Tenants Option Notice.
 3.    Establishing the Initial Monthly Base Rent for the Extended Term.
 1 2
  4.    Condition of Premises and Brokerage Commissions for the Extended Term.
 5.    Limitations On, and Conditions To, Extension Option.
 Addendum One, Page 1




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6.    Time is of the Essence.
 Addendum One, Page 2