----

**VIRGINIA      TECH CORPORATE RESEARCH CENTER**

**LEASE**

**FUNDAMENTAL      LEASE PROVISIONS**

| Date:                                    |   | June                19, 2006                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|------------------------------------------|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Landlord:                                |   | Virginia                Tech Foundation, Inc.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Tenant:                                  |   | New                River Pharmaceuticals Inc.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Lease                Term:               |   | Commencing                6/1/06                and expiring 5/31/07.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Demised                Premises:         |   | Area                described in Exhibit A attached hereto, in Suite 2050,                VT                KnowledgeWorks I, 2200 Kraft Drive, Blacksburg, VA 24060,                consisting of approximately 18242                Rentable Square Feet. Rentable Square Feet is defined as the Useable                Area                of the Demised Premises plus 16                percent of the Useable Area as set forth in Article 49.                                                                                                                                                                                                                                                                                                                                                                              |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Basic                Rent:               |   | Basic                Rent for months 1-12 is Two                Hundred, Eighty Four Thousand, Twenty Eight and 00/100 Dollars                ($284028.00)                payable in twelve (12) equal monthly installments of Twenty                Three Thousand, Six Hundred, Sixty Nine and 00/100 Dollars                ($23669.00)                in advance, on the first day of each calendar month of the Lease                Year,                during the lease term. Basic Rent is based on a rate of $                15.57                per rentable square foot per year. By                modification to this lease, rent will commence for the laboratory                space                upon commencement of construction and in the balance of the demised                premises upon move-in. |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Rent                Payment:             |   | The                following address shall be used for payments:Corporate                Research Centerc/o                First National Bank1872                Pratt Drive, Suite 1125Blacksburg,                VA 24060                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Rent                Escalations:         |   | For                a multi-year lease, rent will be escalated annually, on the lease                anniversary date, by the change in the Consumer Price Index as set                forth                in Article 3.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Security                Deposit:         |   | Twenty                Three Thousand, Six Hundred, Sixty Nine and 00/100 Dollars                ($23669.00)                to be paid two weeks prior to occupancy.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Landlord's                Address:       |   | 1872                Pratt Drive, Suite 1000Blacksburg,                VA 24060                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Tenant's                Address:         |   | 2200                Kraft Drive, Suite 2050,                Blacksburg,                VA 24060                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Improvements                by Landlord: |   | As                outlined in Lease Rider 1 attached and made a part                hereto                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|                                     |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| Permitted                Use:            |   | Manages                and develops novel pharmaceutical delivery                systems.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |

----

**TABLE      OF CONTENTS**

| **ARTICLE                  1 - DEMISED PREMISES**                                                  | **                   1** |
|----------------------------------------------------------------------------------------------------|-------------------------------|
| **ARTICLE                  2 - TERM**                                                              | **                   1** |
| **ARTICLE                  3 - RENT**                                                              | **                   1** |
| **ARTICLE                  4 - DUTY OF CARE FOR DEMISED PREMISES**                                 | **                   2** |
| **ARTICLE                  5 - ALTERATIONS**                                                       | **                   4** |
| **ARTICLE                  6 - NUISANCE**                                                          | **                   5** |
| **ARTICLE                  7 - ENTRY FOR REPAIRS AND INSPECTION**                                  | **                   6** |
| **ARTICLE                  8 - ENDORSEMENTS**                                                      | **                   6** |
| **ARTICLE                  9 - PERMITTED USE**                                                     | **                   7** |
| **ARTICLE                  10 - ADDRESS**                                                          | **                   7** |
| **ARTICLE                  11 - EQUIPMENT**                                                        | **                   7** |
| **ARTICLE                  12 - QUIET POSSESSION**                                                 | **                   7** |
| **ARTICLE                  13 - CONDITION OF PREMISES**                                            | **                   7** |
| **ARTICLE                  14 - SERVICES**                                                         | **                   7** |
| **ARTICLE                  15 - OTHER AMENITIES AND BENEFITS**                                     | **                   8** |
| **ARTICLE                  16 - TELECOMMUNICATIONS SERVICES**                                      | **                   9** |
| **ARTICLE                  17 - INABILITY TO PERFORM SERVICES**                                    | **                   9** |
| **ARTICLE                  18 - ASSIGNMENT OR SUBLETTING**                                         | **                   9** |
| **ARTICLE                  19 - TRANSFER OF LANDLORD'S RIGHTS**                                    | **10**                        |
| **ARTICLE                  20 - EMINENT DOMAIN AND FORCE MAJEURE**                                 | **10**                        |
| **ARTICLE                  21 - BINDING EFFECT**                                                   | **11**                        |
| **ARTICLE                  22 - DAMAGE OR DESTRUCTION**                                            | **12**                        |
| **ARTICLE                  23 - RELOCATION**                                                       | **12**                        |
| **ARTICLE                  24 - SUBORDINATION**                                                    | **13**                        |
| **ARTICLE                  25 - LAWS AND REGULATIONS**                                             | **13**                        |
| **ARTICLE                  26 - USES OF DEMISED PREMISES**                                         | **13**                        |
| **ARTICLE                  27 - BUILDING RULES AND REGULATIONS**                                   | **14**                        |
| **ARTICLE                  28 - ENVIRONMENTAL PROVISIONS**                                         | **14**                        |
| **ARTICLE                  29 - PERSONAL PROPERTY TAXES**                                          | **15**                        |
| **ARTILCE                  30 - REAL PROPERTY TAXES**                                              | **15**                        |
| **ARTICLE                  31 - BUSINESS, PROFESSIONAL AND OCCUPATIONAL                  LICENSE** | **16**                        |
| **ARTICLE                  32 - DECLARATION OF USES AND RESTRICTIONS**                             | **16**                        |

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| **ARTICLE                  33 - PARKING AREAS**                            | **16**       |
|----------------------------------------------------------------------------|--------------|
| **ARTICLE                  34 - INDEMNITY, LIABILITY AND LOSS OR DAMAGES** | **16**       |
| **ARTICLE                  35 - INSURANCE**                                | **16**       |
| **ARTICLE                  36 - WAIVER OF SUBROGATION**                    | **17**       |
| **ARTICLE                  37 - DEFAULT**                                  | **18**       |
| **ARTICLE                  38 - LIEN FOR RENT**                            | ** 21** |
| **ARTICLE                  39 - DEFAULTS BY TENANT ON THIRD PARTY**        | ** 21** |
| **ARTICLE                  40 - WAIVER OF DEFAULT**                        | ** 21** |
| **ARTICLE                  41 - WAIVER OF TRIAL BY JURY**                  | ** 21** |
| **ARTICLE                  42 - CROSS DEFAULTS**                           | ** 21** |
| **ARTICLE                  43 - ABANDONMENT**                              | ** 21** |
| **ARTICLE                  44 - HOLDING OVER**                             | **22**       |
| **ARTICLE                  45 - ATTORNEY'S FEES**                          | **22**       |
| **ARTICLE                  46 - INTEREST ON PAST DUE OBLIGATIONS**         | **22**       |
| **ARTICLE                  47 - SECURITY DEPOSIT**                         | **22**       |
| **ARTICLE                  48 - APPLICATION**                              | **23**       |
| **ARTICLE                  49 - MEASUREMENT OF SPACE**                     | **23**       |
| **ARTICLE                  50 - LEASE EFFECTIVE UPON EXECUTION**           | **23**       |
| **ARTICLE                  51 - AUTHORITY**                                | **23**       |
| **ARTICLE                  52 - INCORPORATION OF PRIOR AGREEMENTS**        | **24**       |
| **ARTICLE                  53 - AMENDMENTS**                               | **24**       |
| **ARTICLE                  54 - SEVERABILITY CLAUSE**                      | **24**       |
| **ARTICLE                  55 - GENDER**                                   | **24**       |
| **ARTICLE                  56 - TIME OF THE ESSENCE**                      | **24**       |
| **ARTICLE                  57 - BUILDING NAME**                            | **24**       |
| **ARTICLE                  58 - BROKERS**                                  | **24**       |
| **ARTICLE                  59 - ESTOPPEL CERTIFICATE**                     | **24**       |
| **ARTICLE                  60 - NOTICES**                                  | **25**       |
| **ARTICLE                  61 - RECORDING OF LEASE**                       | **25**       |
| **ARTICLE                  62 - HEADINGS AND TABLE OF CONTENTS**           | **25**       |

----

**LEASE      AGREEMENT**

**ARTICLE      1 - DEMISED PREMISES**
** **

**ARTICLE      2 - TERM**

| A. | The                term “Rent Commencement Date” means the earlier of the date on which the                Demised Premises are deemed suitable for occupancy by the project                architect or the date on which Tenant takes possession of the Demised                Premises. In no event shall the Rent Commencement Date be prior to                the                Lease Commencement Date. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | The                term “Lease Year” means a period of twelve (12) consecutive calendar                months. The first Lease Year of this Lease shall begin on the Rent                Commencement Date unless such date is other than the first day of                a                calendar month, in which event the first Lease Year shall commence                on the                first day of the calendar month immediately preceding the Rent                Commencement Date. Each succeeding Lease Year of this Lease shall                commence                upon the anniversary of the beginning of the first Lease                Year. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE      3 - RENT**

| A. | Beginning                with the Rent Commencement Date and continuing through the first                Lease                Year, Tenant shall pay to Landlord annual rent of Two                Hundred, Eighty Four Thousand, Twenty Eight and 00/100 Dollars                ($284028.00)                (“Basic Rent”). |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | Basic                Rent shall be adjusted for each Lease Year after the first Lease                Year in                an amount equal to the Basic Rent due during the previous Lease Year                plus                an amount representing the percentage increase, if any, in the Consumer                Price Index for All Urban Consumers (“CPI-U”) issued by the United States                Department of Labor, Bureau of Labor Statistics (or a properly adjusted                substitute index if hereafter changed) for the period beginning January                1                and ending December 31 of the previous year. Until the CPI-U becomes                available for such period, Landlord shall be entitled to use an estimate                of the change in the CPI-U. Adjustments shall be made to reflect                the                actual increase when it becomes available. Failure by Landlord to                notify                Tenant of the amount of a scheduled increase shall not absolve Tenant’s                obligation to pay such increase. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C. | Tenant                shall pay Basic Rent in equal monthly installments of Twenty                Three Thousand, Six Hundred, Sixty Nine and 00/100 Dollars                ($23669.00)                on the first day of each calendar month to the order of Corporate                Research                Center, c/o FIRST                NATIONAL BANK, 1872 PRATT DRIVE, SUITE                1125, BLACKSBURG, VA 24060, or at such other place as Landlord may                hereafter specify, without notice, offset, reduction or abatement,                except                for adjustments expressly permitted by this                Lease. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| D. | If                the Rent Commencement Date is on a day other than the first day of                a                calendar month, then Tenant shall pay, upon the Rent Commencement                Date,                the monthly rent described above. At the commencement of the second                month                of the term, Tenant shall pay the monthly rent described above prorated                on                a per diem basis with respect to the preceding fractional calendar                month                beginning on the Rent Commencement Date. All rental payments thereafter                will be for a full calendar month and will be in the amount as specified                above. By                modification to this lease, rent will commence in the laboratory                suites                upon commencement of construction and in the balance of the suite                upon                move-in. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| E. | The                obligation of Tenant to pay Basic Rent is an independent covenant,                and no                act or circumstance, whether constituting a breach of this Lease                by                Landlord or not, shall relieve Tenant of the obligation to pay Basic                Rent. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| F. | Basic                Rent due from Tenant to Landlord hereunder which is not paid within                fifteen days after the same is due shall bear interest at the rate                of                twelve percent (12%) per annum from the due date until paid, but                the                payment of such interest shall not excuse or cure any default by                Tenant                under this Lease. Such interest is separate and cumulative and is                in                addition to and shall not diminish or represent a substitute for                any or                all of Landlord's rights or remedies under any other provision of                this                Lease. In addition to such interest, if the monthly rental provided                herein                is not paid within fifteen (15) days after the same is due, a late                charge                equal to five percent (5%) of the amount so overdue shall become                immediately due and payable by Tenant to                Landlord. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| G. | No                payment by Tenant or receipt by Landlord of a lesser amount than                that                stipulated herein for rent, additional rent or any other charge shall                be                deemed to be other than on account of the earliest stipulated rent,                additional rent or other charge then due, nor shall any endorsement                or                statement on a check or letter accompanying any check or payment                be deemed                an accord and satisfaction and Landlord may accept such check or                payment                without prejudice to Landlord's rights to recover the balance of                such                rent, additional rent or other charges or pursue any other remedy                in this                Lease, at law or in equity. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| H. | Monthly                payments from leases that are defined under Article 2 as having a                term                less than one year (including month-to-month leases) shall be collected                from the tenant via automatic payment drafting (ACH Debits) provided                by                First National Bank. An authorization agreement to initiate debit                entries                can be found in Attachment 1, attached                hereto |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**PART      I - OTHER TENANT RESPONSIBILITIES**

**ARTICLE      4 - DUTY OF CARE FOR DEMISED PREMISES**

| A. | Tenant                will, at Tenant's own cost and expense, maintain the Demised Premises                and                all other improvements to the extent covered by this Lease in sound                condition and good repair, and shall repair or replace any damage                or                injury done to the Demised Premises or any part thereof by Tenant                or                Tenant's agents, employees, invitees and visitors. If Tenant fails                to make                such repair or replacements promptly, or within fifteen (15) days                of                occurrence, to the satisfaction of Landlord, Landlord may, at its                option,                make such repairs or replacements, and Tenant shall reimburse Landlord                for                the cost thereof on demand. Tenant waives all right to make repairs                at the                expense of Landlord, or to deduct the cost thereof from Basic Rent.                Further, Tenant agrees: |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|   | i. | that                it will not commit or allow any waste or damage to be committed on                any                portion of the Demised Premises, and shall, at the termination of                this                Lease by lapse of time or otherwise, return the Demised Premises                to                Landlord in as good condition as such Demised Premises were in on                the Rent                Commencement Date, ordinary wear and tear excepted, and upon termination                of this Lease, Landlord shall have the right to re-enter and resume                possession of the Demised Premises; |
|--------|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | ii. | that                any special wiring installed for or by Tenant, including, but not                limited                to, cable and conduits, shall be removed at Tenant’s expense within seven                (7) days of the expiration of this Lease, but only if such removal                is                requested by Landlord; |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | iii. | that                any improvements, including, but not limited to wall coverings, floor                coverings or carpet, paneling, doors and hardware or cabinetry are                made to                the Demised Premises at Tenant's expense or under any agreement with                Tenant whereby Tenant is given an allowance or rent reduction in                exchange                for Landlord's agreement to install or allow to be installed lease                improvements shall become the property of Landlord and shall not                be                removed by Tenant; |
|--------|------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | iv. | that                Tenant shall not lay linoleum, tile, carpet or any other floor covering                without Landlord’s prior written approval. The expense of repairing any                damage resulting from a violation of this rule or the removal of                any floor                covering shall be borne by Tenant. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | v. | that                all wallpaper or vinyl fabric materials which Tenant may install                on                painted walls shall be applied with a strippable adhesive. The use                of                non-strippable adhesives will cause damage to the walls when materials                are                removed, and repairs made necessary thereby shall be made by Landlord                at                Tenant's expense. |
|--------|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | vi. | if                Tenant requires telegraphic, telephonic, burglar alarm or similar                services, it shall first obtain, and comply with, Landlord's instruction                with respect to their installation. |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | vii. | that                Tenant will be responsible for any damage to the Demised Premises,                including carpeting and flooring, as a result of: rust or corrosion                of                file cabinets, roller chairs, metal objects, or spills of any type                of                liquid. |
|--------|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | viii. | that                Tenant shall not alter any lock or access device or install a new                or                additional lock or access device or any bolt on any door of the Demised                Premises without the prior written consent of Landlord. If Landlord                consents to such installation, Tenant shall furnish Landlord with                a key                for any new or additional lock. |
|--------|-------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | Landlord                shall have the right to determine and prescribe the weight and proper                position of any unusually heavy equipment including safes, large                files,                etc., that are to be placed in the Demised Premises, and only those                which                Landlord believes will not damage the floors, structure and/or freight                elevator, may be moved into the Demised Premises. Any damage caused                by or                resulting from the moving or installing of such articles in the Building                or into the Demised Premises or the presence of such articles in                the                Demised Premises shall be paid for by Tenant, unless otherwise covered                by                insurance. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

**ARTICLE      5 - ALTERATIONS**

| A. | Tenant                will not make or allow to be made any alterations, additions and                improvements including, but not limited to, painting, in or to the                Demised                Premises without prior written consent of Landlord, which shall not                be                unreasonably withheld. Landlord may impose, as a condition to consent,                such requirements as Landlord in its sole discretion may deem reasonable                or desirable, including, without limiting the generality of the foregoing,                requirements as to the manner in which, the time or times at which,                and                the contractor by whom such work shall be done as well as requiring                Tenant                to provide a completion bond. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | Any                alterations, additions, or improvements made to the Demised Premises                by                Tenant shall be surrendered to Landlord and become the property of                Landlord upon termination of this Lease. If prior to termination                of this                Lease, or within fifteen (15) days thereafter, Landlord so directs                by                written notice to Tenant, Tenant shall promptly remove any alterations,                additions, or improvements, placed in or on the Demised Premises                by Tenant                that are designated in said notice and shall repair any damage caused                by                such removal and in default thereof Landlord may effect said removals                and                repairs at Tenant's expense. This clause shall not apply to movable                non-attached fixtures of Tenant. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C. | All                work with respect to alterations, additions, and improvements must                be done                in a good and workmanlike manner and diligently prosecuted to completion. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| D. | Any                alterations, additions and improvements shall be completed strictly                in                accordance with the laws and ordinances relating thereto, and with                the                requirements of all carriers of insurance on the Demised Premises                and the                Board of Underwriters, Fire Rating Bureau, or similar organization.                Tenant                shall obtain, at its sole cost and expense, all required licenses                and                permits. In performing the work of any such alterations, additions                or                improvements, Tenant shall have the work performed in such a manner                so as                not to obstruct the access to the Building of any other tenant. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| E. | Before                commencing any work or construction in or about the Demised Premises,                Tenant shall notify Landlord in writing of the expected date of                commencement and completion thereof. Landlord shall have the right                at any                time and from time to time to post and maintain on the Demised Premises                such notices as Landlord deems necessary to protect the Building,                the                Demised Premises and Landlord from the liens of mechanics, laborers,                materialmen, suppliers or vendors. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| F. | Tenant                has no authority to and shall not create any liens for labor or material                on or against the Building, the Demised Premises or any interest                therein.                Tenant agrees to notify any materialman, supplier, contractor, mechanic,                or laborer involved with work on the Demised Premises at Tenant's                request                that they must look only to Tenant or Tenant's other property interests.                All materialmen, suppliers, contractors, mechanics and laborers may                be put                on notice of this Section by the recordation, at Landlord's option,                of a                memorandum of this Lease in the Clerk’s Office of the Circuit Court of                Montgomery County, Virginia and Tenant shall promptly execute and                acknowledge such a memorandum if requested to do so by Landlord.                Tenant                shall require from any and all materialmen, suppliers, contractors,                mechanics, laborers and subcontractors that they deliver to Tenant                duly                executed waivers of lien with respect to Landlord's interest prior                to the                commencement of any work thereon or in the Demised                Premises. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| G. | Notwithstanding                  the foregoing, if by reason of any construction, alteration, repair,                  labor                  performed, or materials furnished to the Demised Premises for or                  on behalf                  of Tenant, any mechanic's or other lien shall be filed, claimed,                  perfected                  or otherwise established as provided by laws against the Building                  or the                  Demised Premises, Tenant shall discharge or remove the lien by                  bonding or                  otherwise within fifteen (15) days after Tenant receives notice                  of the                  filing of same. Nothing contained herein shall authorize Tenant                  to create                  any liens for labor or materials on or about Landlord's interest                  in the                  Building or the Demised Premises or any portion                  thereof. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

**ARTICLE        6 - NUISANCE**

| A. | Tenant                  will refer all contractors, contractor's representatives and installation                  technicians, rendering any service to Tenant, to Landlord for Landlord's                  supervision, approval, and control before performance of any contractual                  service. This provision shall apply to all work performed in the                  Demised                  Premises including installations of telephones, telegraph equipment,                  electrical devices and attachments, and installations of any nature                  affecting the floors, walls, woodwork, trim, windows, ceilings,                  equipment                  or any other physical portion of Demised Premises. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | Movement                  in or out of the Building of furniture or office equipment, or                  dispatch or                  receipt by Tenant of any merchandise or materials which require                  use of                  elevators or stairways, or movement through the Building entrances                  or                  lobby shall be restricted to hours designated by Landlord. All                  such                  movement shall be under supervision of Landlord and in the manner                  agreed                  between Tenant and Landlord by pre-arrangement before performance.                  Such                  pre-arrangement initiated by Tenant will include determination                  by Landlord                  as to time, method, and routing of movement and as to limitations                  imposed                  for safety or other concerns which may prohibit any article, equipment                  or                  any other item from being brought into the Building. Tenant shall                  assume                  all risks as to damage to articles moved and injury to persons                  or public                  engaged or not engaged in such movement, including equipment, property                  and                  personnel of Landlord if damaged or injured as a result of acts                  in                  connection with Landlord’s performance of this service for Tenant, and                  Landlord shall not be liable for acts of any person engaged in,                  or any                  damage or loss to any of said property or persons resulting from                  any act                  in connection with such service performed for Tenant. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C. | The                  entries, passages, doors, elevators, elevator doors, hallways or                  stairways                  shall not be blocked or obstructed. No rubbish, litter, trash,                  or material                  of any nature shall be placed, emptied, or thrown into these areas.                  Such                  areas shall not be used at any time except for ingress or egress                  by                  Tenant, Tenant's agents, employees, invitees or visitors to or                  from the                  Demised Premises. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| D. | Plumbing                  fixtures and appliances shall be used only for the purposes for                  which they                  were constructed, and no sweepings, rubbish, rags or other unsuitable                  material shall be thrown or placed therein. Damage resulting to                  any such                  fixtures or appliances from misuse by Tenant shall be repaired                  or replaced                  at Tenant's sole cost and expense, and Landlord shall not be responsible                  therefore. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| E. | Tenant                  shall not place, install or operate in the Demised Premises or                  in any part                  of the Building, any engine or machinery, or maintain, use or keep                  any                  flammable, explosive, or hazardous material without prior written                  consent                  of Landlord. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| F. | Tenant                  will not place or suffer to be placed or maintained on any exterior                  door,                  wall or window of the Demised Premises any sign, awnings or canopy,                  or                  advertising matter or other thing of any kind, and will not place                  or                  maintain any decoration, lettering or advertising matter on the                  glass of                  any window or door of the Demised Premises without first obtaining                  Landlord's prior written approval and consent in each instance.                  Tenant                  further agrees to maintain any permitted sign, awnings, canopy,                  decoration, lettering, advertising matter or other thing in good                  condition                  at all times. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| G. | No                  sign, poster, placard, picture, name, advertisement or notice,                  visible                  from the exterior of the Demised Premises shall be inscribed, painted,                  affixed, installed or otherwise displayed by Tenant either on the                  Demised                  Premises or any part of the Building without prior written consent                  of                  Landlord, and Landlord shall have the right to remove any such                  sign,                  placard, picture, name, advertisement, or notice without notice                  to and at                  the expense of Tenant. If Landlord shall have given such consent                  to Tenant                  at any time, whether before or after the execution of this Lease,                  such                  consent shall in no way operate as a waiver or release of any of                  the                  provisions hereof or of this Lease, and shall be deemed to relate                  only to                  the particular sign, placard, picture, name, advertisement or notice                  so                  consented to by Landlord and shall not be construed as dispensing                  with the                  necessity of obtaining the specific written consent of Landlord                  with                  respect to any other sign, placard, picture, name, advertisement                  or                  notice. All approved signs shall be printed, painted, affixed and                  inscribed at the expense of Tenant by a person approved by Landlord.                  All                  approved signs must be removed by Tenant upon vacating the Demised                  Premises. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| H | No                  Tenant shall use, keep or permit to be used or kept in the Demised                  Premises any foul or noxious gas or substance or permit or suffer                  such                  Demised Premises to be occupied or used in a manner offensive or                  objectionable to Landlord or interfere in any way with other tenants                  or                  those having business therein. Tenant shall not bring or permit                  to be kept                  in or about Demised Premises, animals, reptiles, or birds without                  the                  prior written consent of Landlord. Tenant shall not permit to be                  used in                  or about the Demised Premises or around the Building skateboards,                  roller-skates, roller-blades, or other such devices. Bicycles brought                  to                  the Building must be immediately secured in storage areas provided                  by                  Landlord. |
|---|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        7 - ENTRY FOR REPAIRS AND INSPECTION**

**ARTICLE        8 - ENDORSEMENTS**

----

**ARTICLE        9 - PERMITTED USE**

**ARTICLE        10 - ADDRESS**

**ARTICLE        11 - EQUIPMENT**

**PART        II - LANDLORD RESPONSIBILITIES**

**ARTICLE        12 - QUIET POSSESSION**

**ARTICLE        13 - CONDITION OF PREMISES**

**ARTICLE        14 - SERVICES**

| A. | Water                  and sewer access at designated common areas of the Building. This                  specifically excludes water used in any cooling or manufacturing                  process. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | Heating,                  ventilation, and air conditioning (“HVAC”) in such quantity and of such                  quality as Landlord determines in its sole discretion is reasonably                  necessary for Tenant's comfortable use and enjoyment of the Demised                  Premises. HVAC shall be operable from the hours of 7: 00 a.m. -                  6:00 p.m.                  on Monday - Friday and the hours of 7:00 a.m. - 1:00 p.m. on Saturdays.                  No                  HVAC will be provided on Sundays, on New Year’s Day, Memorial Day,                  Independence Day, Thanksgiving or Christmas. At all other times,                  Tenant                  shall have the capability of pressing an override button to temporarily                  (two hours in most cases) obtain HVAC services. If Tenant requires                  constant HVAC services for cooling of equipment, Tenant shall be                  responsible for installing equipment to achieve this level of service                  at                  Tenant’s cost. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| C. | Lighting                  and electric current for fractional horsepower equipment within                  the                  Demised Premises will be supplied by Landlord to Tenant at all                  times.                  Tenant shall not install any equipment or lights that generate                  undue                  amounts of heat or any high-power usage equipment without the prior                  written consent of Landlord. If Landlord has given its written                  consent                  Tenant shall advance on the first day of each month during the                  Term, the                  reasonable amount estimated by Landlord as the expense of furnishing                  electricity for the operation of any such heat generating or high-power                  usage equipment so installed and the costs (including costs of                  installation, operation and maintenance) of any supplementary air                  conditioning necessitated thereby. Further, Landlord may install                  and                  operate, at Tenant's expense, a monitoring/ metering system in                  the Demised                  Premises to measure the added demands on electricity, heating,                  ventilation                  and air conditioning system resulting from Tenant's heat generating                  and                  high-power equipment usage and after-hours service requirements. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| D. | Housekeeping                  services Landlord reasonably deems to be                  required. |
|----|---------------------------------------------------------------------------------------------------|

| E. | Electrical                  lighting for public areas and special service areas of the Building                  in the                  manner and to the extent deemed by Landlord to be                  standard. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| F. | Snow                  and ice removal for the parking lots and sidewalks as Landlord                  reasonably                  deems to be required and                  achievable. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        15 - OTHER AMENITIES AND BENEFITS**

| A. | KEYS                  - As of the Rent Commencement Date, Tenant shall be entitled to two keys                  to any locked door in the Demised Premises and two keys to the                  exterior                  door of the Building. For each 200 square feet of space leased,                  Tenant is                  entitled to one additional key to the exterior of the Building.                  Additional                  keys needed after the commencement of the lease will cost $2.00                  per key.                  Tenant is responsible for returning all keys to Landlord either                  upon                  termination of this Lease or at such time that Landlord should                  provide new                  door hardware. Failure to return a key will result in Tenant being                  financially responsible for re-keying all locks to which keys are                  not                  returned. If exterior door keys are not returned, this means that                  Tenant                  is financially responsible for re-keying all exterior doors and                  providing                  new keys to all individuals that have keys to the                  doors. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | VIRGINIA                  TECH ID CARDS - Because of its affiliation with Virginia Tech,                  Landlord is                  currently able to offer all employees who work at the Center a                  Virginia                  Tech ID Card, otherwise known as a Hokie Passport. These ID cards                  enable                  the holder to obtain free and reduced priced services at Virginia                  Tech                  affiliated locations. Applications for these ID cards can be obtained                  from                  the Center’s administrative offices. Tenant is responsible for assuring                  that ID cards are obtained only by employees who are physically                  located at                  the Center. Filing an application for an ID card for a person that                  is not                  actually employed by Tenant shall result in a default under this                  Lease.                  Tenant is also responsible for making sure that ID cards are collected                  from employees who leave Tenant’s employment. Audits will be conducted                  annually to assure that all individuals that have ID cards are                  still                  employed by Tenant. A $50 penalty will be assessed to Tenant for                  each ID                  card that is not returned upon an employee’s termination. Landlord makes                  no guarantees that this benefit will be maintained throughout the                  term of                  this Lease. Virginia Tech may cancel this program at any time. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C. | CONFERENCE                  ROOMS AND AUDIO-VISUAL EQUIPMENT - Conference rooms and assorted                  audio-visual equipment are available at the Center on a first-reserved,                  first-served basis. Reservations can be made by calling the Center’s                  administrative offices. Reservations will only be accepted for                  periodic                  meetings that occur more frequently than monthly only one week                  in advance.                  For instance, weekly staff meetings cannot be booked in a Center                  conference room without calling each week to reserve the room. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| D. | SIGNAGE                  - At its own expense, Landlord will place a directory, in a prominent                  place in the Building, listing Tenant as an occupant of the Building.                  Landlord will also place one standard sign in the corridor of the                  Building                  outside one of Tenant’s entrances. Landlord will also list Tenant on the                  outside directory sign to the extent that spaces are available                  on the                  sign. In cases where spaces are not available for every tenant,                  precedence                  will be given to tenants that rent the most                  space. |
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**ARTICLE        16 - TELECOMMUNICATIONS SERVICES**

**ARTICLE        17 - INABILITY TO PERFORM SERVICES**

**PART        III - TRANSFER OF OWNERSHIP RIGHTS OR CHANGE OF BUILDING        STATUS**

**ARTICLE        18 - ASSIGNMENT OR SUBLETTING**

| A. | Tenant                  will not sell, mortgage, transfer, or assign this Lease, or allow                  the same                  to be assigned by operation of law or otherwise, or sublet the                  Demised                  Premises, or any part thereof, or use or permit the same to be                  used for                  any other purpose than stated in the Permitted Use Clause hereof                  without                  the prior written consent of Landlord, which such consent will                  not be                  unreasonably withheld. Written consent of Landlord to sublease                  the Demised                  Premises shall be in the form of a consent line on the appropriate                  sub-lease agreement. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | If                  Landlord consents to an assignment or sublease of the Demised                  Premises: |
|----|--------------------------------------------------------------------------------------------------------------|

|   | i. | the                  agreement between Tenant and sub-Tenant shall be on a lease form                  prepared                  by or approved by Landlord. |
|--------|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | ii. | if                  the sub-lease or assignment results in rental payments in excess                  of the                  monthly payments due and owing under the terms of this Lease, such                  excess                  rental payments shall be deemed to be rental payments due and owing                  Landlord. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C. | As                  a further condition to Landlord's consent to any subleasing, assignment                  or                  other transfer of part or all of Tenant's interest in the Demised                  Premises |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | i. | Tenant                  shall be required to pay Landlord's reasonable attorney's fees                  and other                  costs incurred in connection with the review and execution of any                  documentation in connection                  therewith; |
|--------|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | ii. | any                  sub-Tenant of part or all of Tenant's interest in the Demised Premises                  shall agree that in the event Landlord gives such sub-Tenant notice                  that                  Tenant is in default under this Lease, such sub-Tenant shall thereafter                  make all sublease or other payments directly to Landlord, which                  payments                  will be received by Landlord without any liability whether to honor                  the                  sublease or otherwise (except to credit such payments against sums                  due                  under this Lease), and such sub-Tenant shall agree to attorn to                  Landlord,                  or its successors and assigns, at its request should this Lease                  be                  terminated for any reason. In no event shall Landlord or its successors                  or                  assigns be obligated to accept such attornment; and |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | iii. | Landlord                  may require that Tenant not then be in default under this Lease                  in any                  respect. If Tenant files any type of petition in bankruptcy or                  has the                  same filed against it and Landlord does not elect to terminate                  this Lease,                  and if the trustee or receiver appointed by the bankruptcy court                  attempts                  to assume this Lease and thereupon assign it to a third party,                  then                  Landlord shall have the right to terminate this Lease within thirty                  (30)                  days upon gaining knowledge of such attempted assumption and assignment,                  or upon being given written notice of same by Tenant, whichever                  is                  later. |
|--------|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| D. | Any                  sale, hypothecation, transfer, assignment or subletting which is                  not in                  compliance with the provisions of this Article shall be voidable                  by                  Landlord and shall, at the option of Landlord, constitute a default                  under                  this Lease. Landlord's acceptance of rent directly from any subtenant,                  assignee or other transferee shall not be construed as Landlord's                  approval                  or consent thereto nor Landlord's agreement to accept the attornment                  of                  any subtenant in the event of any termination of this Lease. In                  no event                  shall Landlord's consent to an assignment or subletting be construed                  as                  (i) relieving Tenant from the obligation to obtain Landlord's express                  written consent to any further assignment or subletting or (ii)                  releasing                  Tenant from any liability or obligation hereunder whether or not                  then                  accrued, and Tenant shall continue to be fully, jointly and severally                  liable hereunder. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        19 - TRANSFER OF LANDLORD'S RIGHTS**

**ARTICLE        20 - EMINENT DOMAIN AND FORCE MAJEURE**

| A. | If                  all of the Demised Premises are taken or condemned either permanently                  or                  temporarily for any public or quasi-public use or purpose by any                  competent                  authority in appropriation proceedings or by any right of                  eminent domain or by agreement or conveyance in lieu thereof (each                  being                  hereinafter referred to as "condemnation"), this Lease shall terminate                  as                  of the day possession shall be taken by such authority, and Tenant                  shall                  pay Basic Rent and perform all of its other obligations under this                  Lease                  up to that date with a proportionate refund by Landlord of any                  Basic Rent                  as shall have been paid in advance for a period subsequent to the                  date of                  the taking. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| B. | If                  less than all of the Demised Premises is taken by condemnation,                  Landlord                  and Tenant shall each have the right to terminate this Lease upon                  notice                  in writing to the other party within ninety (90) days after possession                  is                  taken by such condemnation. If this Lease is so terminated, it                  shall                  terminate as of the day possession shall be taken by such authority,                  and                  Tenant shall pay Basic Rent and perform all of its obligations                  under this                  Lease up to that date with a proportionate refund by Landlord of                  any Basic                  Rent as may have been paid in advance for a period subsequent to                  the date                  of the taking. If this Lease is not so terminated, it shall terminate                  only                  with respect to the part of the Demised Premises so taken as of                  the day                  possession shall be taken by such authority, and Tenant shall pay                  Basic                  Rent up to that day with a proportionate refund by Landlord of                  any Basic                  Rent as may have been paid for a period subsequent to the date                  of the                  taking and, thereafter, the Basic Rent shall be reduced in direct                  proportion to the amount of area of the Demised Premises taken. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C. | If                  any part of the Building is taken by condemnation so as to render,                  in                  Landlord's judgment, the remainder unsuitable for use as an office                  building, Landlord shall have the right to terminate this Lease                  upon                  notice in writing to Tenant within one hundred twenty (120) days                  after                  possession is taken by such condemnation without regard to whether                  such                  taking includes the Demised Premises or any part thereof. If Landlord                  so                  terminates this Lease, it shall terminate as of the day possession                  is                  taken by the condemning authority, and Tenant shall pay Basic Rent,                  and                  perform all of its other obligations under this Lease up to that                  date with                  a proportionate refund by Landlord of any Basic Rent as may have                  been paid                  in advance for a period subsequent to such                  possession. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| D. | As                  between Landlord and Tenant, any award for paid damages for any                  condemnation of all or any part of the Building, including, but                  not                  limited to, all damages as compensation for diminution in value                  of the                  leasehold, reversion and fee, and Tenant's leasehold improvements,                  shall                  belong to Landlord without any deduction therefrom for any present                  or                  future estate of Tenant, and Tenant hereby assigns to Landlord                  all its                  right, title and interest to any such award. Although all damages                  in the                  event of any condemnation belong to Landlord, whether such damages                  are                  awarded as compensation for diminution in value of the leasehold,                  reversion or fee of the Demised Premises, or Tenant's leasehold                  improvements, Tenant shall have the right to claim and recover                  from the                  condemning authority, but not from Landlord such compensation as                  may be                  separately awarded or recoverable by Tenant in Tenant's own right                  on                  account of any and all damage to Tenant's business by reason of                  the                  condemnation and for or on account of any cost or loss which Tenant                  might                  incur in removing Tenant's merchandise, furniture and                  fixture. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| E. | Landlord                  shall not be liable or responsible for any loss or damage to any                  property                  or person occasioned by theft, fire, act of God, public enemy,                  injunction,                  riot, strike, insurrection, war, court order, requisition or order                  of a                  government body or authority, or other matter beyond the control                  of                  Landlord or for any damage or inconvenience which may arise through                  repair                  or alteration of any part of the Building or failure to make any                  such                  repairs, or from any cause whatsoever, unless caused solely by                  Landlord's                  gross negligence. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        21 - BINDING EFFECT**
** **

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**ARTICLE        22 - DAMAGE OR DESTRUCTION**

**ARTICLE        23 - RELOCATION**

| A. | Landlord                  has the right to relocate the Demised Premises to another part                  of the                  Building, or to another building at the Center, in accordance with                  the                  following: |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | i. | The                  new Demised Premises will be substantially the same in size, dimensions,                  configuration, decor, and nature as the Premises described in this                  Lease                  and shall be placed in that condition by Landlord at its                  cost; |
|--------|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | ii. | The                  physical relocation of the Demised Premises will be accomplished                  by                  Landlord at its cost; |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------|

|   | iii. | Landlord                  will give Tenant at least thirty (30) days prior written notice                  of                  Landlord's intention to relocate the Demised                  Premises; |
|--------|------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | iv. | The                  physical relocation of the Demised Premises will take place on                  a weekend                  and will be completely accomplished before the Monday following                  the                  weekend in which the relocation takes place. If the physical relocation                  has not been completed in that time, Basic Rent will abate in full                  from                  Monday to the time it is completed; |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | v. | All                  reasonable costs incurred by Tenant as a result of the relocation,                  including, without limitation, costs incurred in changing addresses                  on                  stationery, business cards, directories, advertising, and such                  other items                  will be paid by Landlord. |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | If                  Tenant desires to vacate the Demised Premises and occupy the same                  amount                  or more space available in another facility owned by Landlord or                  its                  parent corporation, Landlord shall release Tenant from this Lease                  without                  penalty upon the express written approval of Landlord. Tenant shall                  give                  Landlord ninety (90) days written notice of its intention to exercise                  this                  option. Landlord shall not withhold such approval without reasonable                  cause. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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**ARTICLE        24 - SUBORDINATION**

**PART        IV - LAWS AND REGULATIONS**

**ARTICLE        25 - LAWS AND REGULATIONS**

**ARTICLE        26 - USES OF DEMISED PREMISES**

| A. | business                  machines and mechanical equipment belonging to Tenant which cause                  noise or                  vibration that may be transmitted to the structure of the Building                  or any                  space therein to such a degree as to be objectionable to Landlord                  or to                  any tenant in the Building shall be installed and maintained by                  Tenant, at                  Tenant's expense, on vibration eliminators or other devices sufficient                  to                  eliminate such noise and vibration. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | Tenant                  shall not interfere, nor cause interference with, any satellite                  or                  transmission or reception, nor shall Tenant interfere or cause                  interference with, the radio frequency being used by another tenant                  for                  scientific purposes. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| C. | If                  the Tenant elects to use the CRC shared network for telecommunications,                  the Tenant shall comply with the terms of the Tenant Data Services                  Agreement. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| D. | Tenant                  shall use the Demised Premises solely for the purpose specified                  in the                  Permitted Use section of this Lease. In addition, Tenant shall                  conduct                  business in and from the Demised Premises solely under the trade                  name                  specified in the Fundamental Lease Provisions. Tenant shall, at                  its                  expense, procure any and all governmental licenses and permits,                  including                  without limitation sign permits, required for the conduct of Tenant's                  business on the Demised Premises and shall, at all times, comply                  with the                  requirement of each such license and permit. Landlord is not required,                  and                  does not represent or warrant that it will obtain or endeavor to                  obtain                  for Tenant (or that Tenant will be able to obtain) any license                  or permit. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| E. | Tenant                  acknowledges and understands that the proper tenant mix of the                  Building is                  essential to the successful operation of the Building and that                  the                  restriction against the unauthorized use of the Demised Premises                  is not                  intended to act as a restraint of trade but to protect and insure                  the                  correct tenant mix. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        27 - BUILDING RULES AND REGULATIONS**

**ARTICLE        28 - ENVIRONMENTAL PROVISIONS**
** **

| A. | Tenant                  represents and warrants that all materials and chemicals used in                  the                  normal course of its business are classified as Generally Regarded                  as Safe                  ("GRAS") by the Food and Drug Administration ("FDA"). Tenant represents                  and warrants that it will not conduct any activities on the Demised                  Premises or in the Building which may constitute a violation of                  any                  environmental law, statute and/or regulation. Tenant agrees not                  to employ                  or utilize the Demised Premises or the Building for the purpose                  of                  disposing, treating, storing, handling or transporting any materials                  which                  may be deemed to constitute “Hazardous or Toxic Materials”. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | Tenant                  agrees to defend, indemnify and hold Landlord harmless against                  any and all                  Claims, as hereinafter defined, which Landlord may hereafter become                  liable                  for, suffer, incur or pay arising under any applicable laws and                  resulting                  from any activity, act or violation of this Article on the part                  of Tenant,                  its agents, employees, or assigns. In addition, Tenant agrees to                  defend,                  indemnify and hold Landlord harmless against any and all Claims                  which                  Landlord may hereafter be liable for, suffer, incur, or pay resulting                  from                  or arising out of any handling, storage, treatment, transportation,                  disposal, and/or release of GRAS, Hazardous or Toxic Materials                  from or on                  the Demised Premises or the Building. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C. | The                  term "Claims" shall mean and include all actions, causes of action,                  whether common law or statutory, demands, remedies, liability,                  suits,                  judgments, expenses, personal injuries, property damages, incidental                  and                  consequential damages resulting thereby, clean up costs, civil                  penalties,                  reasonable attorneys' fees, litigation expenses, abatement costs,                  abatement and corrective relief, injunctive relief requiring removal                  and/or remedial action, all costs of removal or remedial action,                  and                  damages to natural resources. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| D. | The                  Term "Hazardous or Toxic Materials" means any materials which may                  be                  deemed hazardous or toxic including, but no limited to, (i) materials                  defined as "hazardous waste" under the Federal Resource Conservation                  and                  Recovery Act and similar state laws; (ii) "hazardous substances"                  as                  identified under the Federal Comprehensive Environmental Response,                  Compensation and Liability Act and especially in CERCLA Section                  101(14)                  and as set forth in Title 40, Title of Federal Regulations, Part                  302;                  (iii) those elements or compounds which are contained in the list                  of                  hazardous substances adopted by the United States Environmental                  Protection                  Agency ("EPA") and the list of toxic pollutants designated by Congress or                  the EPA or defined by any other federal, state or local statute,                  law,                  ordinance, code, rule, regulation, order or decree regulating,                  relating                  to, or imposing liability or standards of conduct concerning, any                  hazardous, toxic, polluting, or dangerous waste substance or material,                  as                  such lists are now or any time hereafter in effect; (iv) petroleum                  products; and (v) such other materials, substances or waste which                  are                  otherwise dangerous, hazardous, harmful or deleterious to human,                  plant or                  animal health or well being. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| E. | The                  provisions set forth in this Article shall survive the termination                  of this                  Lease. If Tenant's transportation, storage, use or disposal of                  GRAS or                  Hazardous or Toxic Materials on the Demised Premises or Building                  results                  in (i) contamination of the soil or surface or ground water; or                  (ii) loss,                  damage or inconvenience to person(s) and/or property, then Tenant                  agrees                  to (i) notify Landlord immediately of any contamination, claim                  of                  contamination, loss or damage or inconvenience; (ii) after consultation                  and approval by Landlord, to clean up the contamination in full                  compliance                  with all applicable statutes, regulations and standards; and (iii)                  to                  indemnify, defend and hold harmless Landlord from and against any                  Claim                  arising from or connected with any such contamination, claim of                  contamination, loss, damage. Further, upon written notice from                  Landlord,                  Tenant shall immediately cease any activity that may cause any                  inconvenience to either Landlord or other tenants, or their agents,                  employees or invitees. In the event of a conflict of the provisions                  of                  this Section E with any other provision in this Article, the provision                  in                  this Section E shall prevail. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| F. | Tenant                  has the Landlord’s permission to use all of the chemicals shown in Exhibit                  F. |
|----|------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        29 - PERSONAL PROPERTY TAXES**

**ARTICLE        30 - REAL PROPERTY TAXES**

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**ARTICLE        31 - BUSINESS, PROFESSIONAL AND OCCUPATIONAL LICENSE**

**ARTICLE        32 - DECLARATION OF USES AND RESTRICTIONS**

**ARTICLE        33 - PARKING AREAS**

**PART        V - INDEMNITY AND INSURANCE**

**ARTICLE        34 - INDEMNITY, LIABILITY AND LOSS OR DAMAGES**

**ARTICLE        35 - INSURANCE**

| A. | Tenant                  covenants and agrees that from and after the date of delivery of                  the                  Demised Premises from Landlord to Tenant, Tenant will carry and                  maintain,                  at its sole cost and expense, the following types of insurance,                  in the                  amounts specified and in the form hereinafter                  provided: |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | i. | General                  Liability and Property Damage. Commercial General Liability Insurance                  covering the Demised Premises and Tenant's use thereof against                  claims for                  personal injury or death and property damage occurring upon, in                  or about                  the Demised Premises, such insurance to afford protection to the                  limit of                  not less than $1,000,000 in respect of injury or death to any number                  of                  persons arising out of any one occurrence and such insurance against                  property to afford protection to the limit of not less than $500,000                  in                  respect of any instance of property damage. The insurance coverage                  required under this Article, 35.A.i., shall, in addition, extend                  to any                  liability of Tenant arising out of the indemnities provided for                  in Article                  4. |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | ii. | Tenant                  Leasehold Improvements and Property. Insurance covering all of                  the items                  included in Tenant's leasehold improvements, heating, ventilating                  and air                  conditioning equipment, if any, trade fixtures, merchandise and                  personal                  property from time to time in, on or upon the Demised Premises,                  and                  alterations, additions or changes made by Tenant pursuant to Article                  4 in                  an amount not less than One Hundred Percent (100%) of their full                  replacement cost from time to time during the Lease Term, and which                  insurance shall provide protection against causes of loss commonly                  known                  as "all risks" or "special form". Any policy proceeds from such                  insurance                  shall constitute trust funds in the hands of Tenant to be used                  solely for                  the repair, reconstruction and restoration or replacement of the                  property                  damaged or destroyed. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | All                  policies of insurance provided for in this Article shall be issued                  in form                  acceptable to Landlord by insurance companies with a rating of                  not less                  than A- as rated in the most current available "Best Insurance                  Reports,"                  and qualified to do business in the Commonwealth of Virginia. Each                  and                  every such policy: |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | i. | shall                  be issued in the name of Tenant (with Landlord and any other parties                  in                  interest from time to time designated in writing named as additional                  insureds); |
|--------|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | ii. | shall                  be for the mutual and joint benefit and protection of Landlord                  and Tenant                  and any such other parties in                  interest; |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | iii. | shall                  be delivered to Landlord and such other parties in interest within                  ten                  (10) days after delivery of possession of the Demised Premises                  to Tenant                  and thereafter within thirty (30) days prior to the expiration                  of each                  such policy and as often as any such policy shall expire or terminate,                  renewal or additional policies shall be procured and maintained                  by Tenant                  in like manner and to like extent; |
|--------|------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | iv. | shall                  be written as a primary policy which does not contribute to and                  is not in                  excess of coverage which Landlord may carry;                  and |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | v. | shall                  contain a provision that Landlord and any such other parties in                  interest,                  although named as an insured, shall nevertheless be entitled to                  recover                  under said policies for any loss occasioned to it, its servants,                  agents                  and employees by reason of the negligence of                  Tenant. |
|--------|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C. | Tenant                  agrees that Landlord shall not be responsible for any damage to                  Tenant's                  stock in trade, furniture, equipment, contents, or other removable                  items                  situated in the Demised Premises, and Landlord shall not be required                  to                  carry insurance to cover any such                  items. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        36 - WAIVER OF SUBROGATION**

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**PART        VI - NON-COMPLIANCE WITH LEASE**

**ARTICLE        37 - DEFAULT**

| A. | If                  (i) Tenant fails to comply with any term, provision, condition,                  or                  covenant of this Lease or any of the Rules and Regulations now                  or                  hereafter established for government of the Building; (ii) Tenant                  deserts                  or vacates the Demised Premises; (iii) any petition is filed by                  or against                  Tenant under any section or chapter of the Bankruptcy Reform Act                  of 1978,                  as amended, or under any similar law or statute of the United States                  or of                  any state thereof; (iv) Tenant becomes insolvent or makes a transfer                  in                  fraud of creditors; (v) Tenant makes an assignment for benefit                  of                  creditors; (vi) a receiver is appointed for Tenant or any of the                  assets of                  Tenant: or (vii) tenant ceases to be a going concern; then Landlord                  may,                  after ten (10) days prior written notice to cure any non-monetary                  default                  and after five (5) days prior written notice to cure any monetary                  default                  in this Lease and thereafter, Landlord shall have the option to                  do any one                  or more of the following without any notice or demand, in addition                  to and                  not in limitation of any other remedy permitted by law or by this                  Lease: |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | i. | Terminate                  this lease, in which event Tenant shall immediately surrender the                  Demised                  Premises to Landlord and if Tenant fails so to do, Landlord may                  without                  prejudice to any other remedy which it may have for possession                  or                  arrearage in rent, enter upon and take possession of the Demised                  Premises                  and expel or remove Tenant and any other person who may be occupying                  such                  Demised Premises or any part thereof, by force if necessary, without                  being                  liable for prosecution or any claim of                  damages. |
|--------|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | ii. | Enter                  upon and take possession of the Demised Premises and expel or remove                  Tenant and any other person who may be occupying such Demised Premises                  or                  any part thereof, by force if necessary, without being liable for                  prosecution or any claim for damages therefor, and relet the Demised                  Premises and receive the rent                  therefor. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | iii. | Enter                  upon the Demised Premises, by force if necessary without being                  liable for                  prosecution or any claim for damages therefor, and do whatever                  Tenant is                  obligated to do under the terms of this lease and Tenant agrees                  to                  reimburse Landlord on demand for any expenses which Landlord may                  incur in                  thus effecting compliance with Tenant's obligations under this                  Lease and                  Tenant further agrees that Landlord shall not be liable for any                  damages                  resulting to Tenant from such action, whether caused by the negligence                  of                  Landlord or otherwise. |
|--------|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | iv. | Upon                  three (3) days written notice to Tenant, alter all locks and other                  security devices at the Demised Premises without terminating this                  Lease. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | Exercise                  by Landlord of any one or more remedies hereunder granted or otherwise                  available shall not be deemed to be an acceptance of surrender                  of the                  Demised Premises by Tenant whether by agreement or by operation                  of law, it                  being understood that such surrender can be effected only by the                  written                  agreement of Landlord and Tenant. No alteration of locks or other                  security                  devices and no removal or other exercise of dominion by Landlord                  over the                  property of Tenant or others at the Demised Premises shall be deemed                  unauthorized or constitute a conversion. All claims for damages                  by reason                  of re-entry, repossession and/or alteration of locks or other security                  devices are hereby waived, as are all claims for damages by reason                  of any                  distress warrant, forcible detainer proceedings, sequestration                  proceedings                  or other legal process. Tenant agrees that any re-entry by Landlord                  may be                  pursuant to judgment obtained in forcible detainer proceedings                  or other                  legal proceedings or without the necessity for any legal proceedings,                  as                  Landlord may elect, and Landlord shall not be liable in trespass                  or                  otherwise. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| C. | If                  Landlord elects to terminate this Lease by reason of an event of                  default,                  then, notwithstanding, such terminations, Tenant shall be liable                  for and                  pay to Landlord, at the address specified for notice to Landlord                  herein,                  the sum of all rental and other indebtedness accrued to date of                  such                  termination (minus any amounts collected from any guarantor of                  this Lease)                  plus as damages, an amount equal to the difference between (i)                  the total                  rental hereunder for the remaining portion of this Lease term (had                  such                  term not been terminated by Landlord prior to the date of expiration                  stated herein), and (ii) the present value of the then fair rental                  value                  of the Demised Premises for such                  period. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| D. | If                  Landlord elects to repossess the Demised Premises without terminating                  this                  Lease, then Tenant shall be liable for and shall pay to Landlord,                  at the                  address specified for notice to Landlord herein, all rental and                  other                  indebtedness accrued to the date of such repossession, plus rental                  required to be paid by Tenant to Landlord during the remainder                  of the                  Lease Term until the date of expiration of the Lease Term as stated                  in                  herein diminished by any net sums thereafter received by Landlord                  through                  reletting the Demised Premises during said period (after deducting                  expenses incurred by Landlord as provided in Sub-Article 36.E.                  below). In                  no event shall Tenant be entitled to any excess of any rental obtained                  by                  reletting over and above the rental herein reserved. Actions to                  collect                  amounts due by Tenant to Landlord under this subparagraph may be                  brought                  from time to time, on one or more occasions, without the necessity                  of                  Landlord's waiting until expiration of the Lease                  Term. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| E. | In                  case of any event of default or breach by Tenant , Tenant shall                  also be                  liable for and shall pay to Landlord at the address specified for                  notice                  to Landlord herein in addition to any sum provided to be paid above,                  brokers fees incurred by Landlord in connection with reletting                  the whole                  or any part of the Demised Premises; the costs of removing and                  storing                  Tenant's or other occupant's property; the costs of repairing,                  altering,                  remodeling or otherwise putting the Demised Premises into condition                  acceptable to a new tenant or tenants; and all reasonable expenses                  incurred by Landlord in enforcing or defending Landlord's right                  and/or                  remedies including reasonable attorney's fees. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| F. | In                  the event of termination or repossession of the Demised Premises                  for an                  event of default, Landlord shall make good faith, commercially                  reasonable                  efforts to relet or to attempt to relet the premises, or any portion                  thereof, or to collect rental after reletting and in the event                  of                  reletting, Landlord may relet the whole or any portion of the premises                  for                  any period to any tenant and for any use and purpose. Any sums                  received by                  Landlord as a result of any such reletting shall be credited against                  any                  damages due to Landlord because of Tenant’s default, but only to the                  extent that such monies are paid to Landlord for the use of the                  premises                  during what would have been the Lease                  Term. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| G. | If                  Tenant fails to make any payment or cure any default hereunder                  within the                  time herein permitted, Landlord, without being under any obligation                  to do                  so and without thereby waiving such default, may make such payment                  and/or                  remedy such other default for the account of Tenant (and enter                  the                  premises for such purpose), and thereupon Tenant shall be obligated                  to,                  and hereby agrees to pay Landlord, upon demand, all costs, expenses                  and                  disbursements (including reasonable attorney's fees) incurred by                  Landlord                  in taking such remedial action. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| H. | In                  the event of any default by Landlord, Tenant's exclusive remedy                  shall be                  an action for damages. Tenant hereby waives the benefit of any                  laws                  granting a lien upon the property of Landlord and/or upon rent                  due                  Landlord), but prior to any such action, Tenant will give Landlord                  written                  notice specifying such default with particularity, and Landlord                  shall                  thereupon have thirty (30) days in which to cure any such default.                  Unless                  and until Landlord fails to cure any default after such notice,                  Tenant                  shall not have any remedy or cause of action by reason thereof.                  All                  obligations of Landlord hereunder will be construed as covenants,                  not                  conditions; and all such obligations will be binding upon Landlord                  only                  during the period of its possession of the premises and not thereafter.                  The term "Landlord" shall mean only the owner, the Demised Premises,                  and                  in the event of the transfer by such owner of its interest in the                  Demised                  Premises, such owner shall thereupon be released and discharged                  from all                  covenants and obligation of Landlord thereafter accruing, but such                  covenants and obligations shall be binding during the Lease Term                  upon each                  new owner for the duration of such owner's ownership. Notwithstanding                  any                  other provision to the contrary herein, Landlord shall not have                  any                  personal liability hereunder. In the event of any breach or default                  by                  Landlord in any term or provision of this Lease, Tenant agrees                  to look                  solely to the equity or interest then owned by Landlord in the                  Demised                  Premises; however, in no event, shall any deficiency judgment or                  any money                  judgment of any kind be sought or obtained against                  Landlord. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| I. | If                  Landlord shall take possession of the Demised Premises pursuant                  to the                  authority herein granted, then Landlord shall have the right to                  keep in                  place and use all of the furniture, fixtures and equipment at the                  Demised                  Premises, including that which is owned by or leased to Tenant                  at all                  times prior to any foreclosure thereon by Landlord or repossession                  thereof                  by any Landlord thereof or third party having a lien thereon. Landlord                  shall also have the right to remove from the Demised Premises (without                  the                  necessity of obtaining a distress warrant, writ of sequestration                  or other                  legal process) all or any portion of such furniture, fixtures,                  equipment                  and other property located thereon and to place same in storage                  at any                  Demised Premises within the county in which the Demised Premises                  is                  located; and in such event, Tenant shall be liable to Landlord                  for costs                  incurred by Landlord in connection with such removal and storage.                  Landlord                  shall also have the right to relinquish possession of all or any                  portion                  of such furniture, fixtures, equipment and other property to any                  person                  ("Claimant") claiming to be entitled to possession thereof who                  present to                  Landlord a copy of any instrument represented to Landlord by Claimant                  to                  have been executed by Tenant (or any predecessor of Tenant) granting                  Claimant the right under various circumstances to take possession                  of such                  furniture, fixtures, equipment or other property, without the necessity                  on                  the part of Landlord to inquire into the authenticity of said instrument                  or Tenant's or Tenant's predecessor's signature thereon and without                  the                  necessity of Landlord making any investigation or inquiry as to                  the                  validity of the factual or legal basis upon which Claimant purports                  to                  act. Tenant agrees to indemnify and hold Landlord harmless from                  all costs,                  expense, loss damage and liability incident to Landlord's relinquishment                  of possession of all or any portion of such furniture, fixtures,                  equipment                  or other property to Claimant. The rights of Landlord herein stated                  shall                  be in addition to any and all other rights that Landlord has or                  may                  hereafter have at law or in equity. Tenant stipulates and agrees                  that the                  rights herein granted Landlord are commercially                  reasonable. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| J. | No                  act or thing done by Landlord or its agents during the term hereof                  shall                  be deemed an acceptance of a surrender of the Demised Premises,                  and no                  agreement to accept a surrender of the Demised Premises shall be                  valid                  unless made in writing and signed by Landlord. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| K. | The                  mention in this Lease of any particular remedy shall not preclude                  Landlord                  from any other remedy Landlord might have, either in law or in                  equity, nor                  shall the waiver of or redress for any violation of any covenant                  or                  condition contained in this Lease or any of the Rules and Regulations                  attached hereto or hereafter adopted by Landlord, prevent a subsequent                  act, which would have originally constituted a violation, from                  having all                  the force and effect of an original violation. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| L. | The                  receipt by Landlord of rent with knowledge of the breach of any                  covenant                  contained in this Lease shall not be deemed a waiver of such breach. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| M. | The                  failure of Landlord to enforce any of the Rules and Regulations                  attached                  hereto, or hereafter adopted, against Tenant and/or any other tenant                  in                  the Building shall not be deemed a waiver. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| N. | If                  it becomes necessary or proper for Landlord to bring any action                  under this                  Lease or to consult with an attorney concerning, or for the enforcement                  of, any of Landlord's rights under this Lease, Tenant agrees in                  each and                  any such case to pay to Landlord its attorney's fees. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        38 - LIEN FOR RENT**

**ARTICLE        39 - DEFAULTS BY TENANT ON THIRD PARTY**

**ARTICLE        40 - WAIVER OF DEFAULT**

**ARTICLE        41 - WAIVER OF TRIAL BY JURY**

**ARTICLE        42 - CROSS DEFAULTS**

**ARTICLE        43 - ABANDONMENT**

| A. | re-let                  the Demised Premises for the remainder of the period covered hereby;                  and                  if the rent received through such re-leasing is not at least equal                  to the                  rent provided hereunder, Tenant shall pay and satisfy any deficiencies                  between the amount of rent called for under this Lease and that                  received                  through reletting and all expenses incurred by any such reletting,                  including but not limited to, the cost of renovating, altering                  and                  decorating for a new occupancy; and/or |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| B. | provide                  for the storage of any personal property remaining in the Demised                  Premises                  without liability of any kind or nature for the cost of storage                  or the                  return of the personal property to Tenant or take title to the                  abandoned                  personal property which title shall pass to Landlord under this                  Lease as a                  Bill of Sale without additional payments or credit from Landlord                  to                  Tenant. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        44 - HOLDING OVER**

**ARTICLE        45 - ATTORNEY'S FEES**
** **

**ARTICLE        46 - INTEREST ON PAST DUE OBLIGATIONS**

**ARTICLE        47 - SECURITY DEPOSIT**

** **

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**PART        VII - LEASE ADMINISTRATION AND MISCELLANEOUS ARTICLES**

**ARTICLE        48 - APPLICATION**
** **

**ARTICLE        49 - MEASUREMENT OF SPACE**
** **

**ARTICLE        50 - LEASE EFFECTIVE UPON EXECUTION**

**ARTICLE        51 - AUTHORITY**

| A. | that                  Tenant has been duly organized, is validly existing and is in good                  standing in the Commonwealth of Virginia; |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------|

| B. | that                  the officers executing this Lease on Tenant's behalf have been                  duly                  authorized by all necessary corporate action to execute the same,                  and that                  upon the execution hereof, this Lease shall be the valid and binding                  obligation of Tenant; |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| C. | that                  the financial statements supplied by Tenant to Landlord on, before,                  or                  after the date hereof are true and accurate in all                  respects. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE        52 - INCORPORATION OF PRIOR AGREEMENTS**

**ARTICLE        53 - AMENDMENTS**

**ARTICLE        54 - SEVERABILITY CLAUSE**

**ARTICLE        55 - GENDER**

**ARTICLE        56 - TIME OF THE ESSENCE**

**ARTICLE        57 - BUILDING NAME**

**ARTICLE        58 - BROKERS**

**ARTICLE        59 - ESTOPPEL CERTIFICATE**

----

**ARTICLE        60 - NOTICES**

**ARTICLE        61 - RECORDING OF LEASE**

**ARTICLE        62 - HEADINGS AND TABLE OF CONTENTS**

|   | **LANDLORD:****Virginia                  Tech Foundation, Inc.** |                                                                                                                         |
|--------|------------------------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------|
|   |                                                             |                                                                                                                         |   |
|   | BY:                                                              | /s/                  Raymond D. Smoot, Jr                                                                                    | June                  20, 2006 |
|   |                                                             |                        Raymond D. Smoot, Jr.,                  COO                  and Sec.-Treas. | (date) |
|   |                                                             |                                                                                                                         |   |
|   |                                                             |                                                                                                                         |   |
|   | **TENANT:****New                  River Pharmaceuticals Inc.**   |                                                                                                                         |
|   |                                                             |                                                                                                                         |   |
|   | BY:                                                              | /s/                  Dr. John Thottathil                                                                                     | June                  20, 2006 |
|   |                                                             |                        Dr. John Thottathil, CSO                                                     | (date) |

----

**LEASE        RIDER 1 - TENANT IMPROVEMENTS SCHEDULE**

*.*

**ARTICLE        1 - **
**COMPLETION        AND RENT COMMENCEMENT DATE**

|   | **LANDLORD:****Virginia                  Tech Foundation, Inc.** |                                                                                                                         |
|--------|------------------------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------|
|   |                                                             |                                                                                                                         |   |
|   | BY:                                                              | /s/                  Raymond D. Smoot, Jr                                                                                    | June                  20, 2006 |
|   |                                                             |                        Raymond D. Smoot, Jr.,                  COO                  and Sec.-Treas. | (date) |
|   |                                                             |                                                                                                                         |   |
|   |                                                             |                                                                                                                         |   |
|   | **TENANT:****New                  River Pharmaceuticals Inc.**   |                                                                                                                         |
|   |                                                             |                                                                                                                         |   |
|   | BY:                                                              | /s/                  Dr. John Thottathil                                                                                     | June                  20, 2006 |
|   |                                                             |                        Dr. John Thottathil, CSO                                                     | (date) |

----

**LEASE        RIDER 2**

*.*

**ARTICLE        7 - In addition:**

**ARTICLE        28 - B Replaced with the following:**

**ARTICLE        28 - E Replaced with the following:**

----

|   | **LANDLORD:****Virginia                  Tech Foundation, Inc.** |                                                                                                                         |
|--------|------------------------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------|
|   |                                                             |                                                                                                                         |   |
|   | BY:                                                              | /s/                  Raymond D. Smoot, Jr                                                                                    | June                  20, 2006 |
|   |                                                             |                        Raymond D. Smoot, Jr.,                  COO                  and Sec.-Treas. | (date) |
|   |                                                             |                                                                                                                         |   |
|   |                                                             |                                                                                                                         |   |
|   | **TENANT:****New                  River Pharmaceuticals Inc.**   |                                                                                                                         |
|   |                                                             |                                                                                                                         |   |
|   | BY:                                                              | /s/                  Dr. John Thottathil                                                                                     | June                  20, 2006 |
|   |                                                             |                        Dr. John Thottathil, CSO                                                     | (date) |

----