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SOF Equity No. 

**OFFICE LEASE**

THIS LEASE, made as of this *4th*day of *June*2004, by and between INSITE FOUNTAIN VIEW, L.P., a Delaware limited partnership("Landlord"), having an address at 2401 Fountainview, Suite 510, Houston, Texas77057 and TEXEN OIL AND GAS, INC., a Nevada Corporation (Filing 

# __________ ) ("Tenant") having its principal office at 2401 Fountainview,Suite 1008, Houston, Texas 77057. 

 

TABLE OF CONTENTS 

| Article         Title | Page1.Basic Provisions 2.Premises, Term and    Commencement Date 3.Rent 4.Taxes and Operating    Expenses *5.*Landlord's Work,    Tenant's Work, Alterations and Additions 6.Use 7.Services 8.Insurance 9.Indemnification 10.Casualty Damage 11.Condemnation 12.Repair and Maintenance 13.Inspection of Premises 14.Surrender of Premises 15.Holding Over 16.Subletting and    Assignment 17.Subordination,    Attornment and Mortgage Protection 18.Estoppel Certificate 19.Defaults 20.Remedies of Landlord 21.Quite Enjoyment 22.Accord and    Satisfaction 23.Security Deposit 24.Brokerage Commission 25.Force Majeure 26.Parking 27.Hazardous Materials 28.Additional Rights    Reserved by Landlord 29.Defined Terms 30.Miscellaneous    Provisions 3 1 .Special Provisions   EXHIBITS Exhibit *A*Plan Showing PremisesExhibit BWork Letter AgreementExhibit CIntentionally DeletedExhibit DBuilding's Rules and    Regulations; Janitorial SpecificationsExhibit ECommencement Date    Confirmation
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**ARTICLE 1 

BASIC PROVISIONS****A.****Tenant's Trade    Name:**Texen Oil and Gas,    Inc.   **B.****Tenant's Address:**2401 Fountainview,    Suite 1008, Houston, Texas 77057   **C.****Office Building    Name:**Fountain view Tower Address:2401 Fountainview,    Houston, Texas 77057   **D.****Premises:    Suite/Unit No.**Suite 1008 1,134 **Square Feet    (Rentable):**Square Feet   **E.****Landlord:**InSite Fountainview,    L.P.   **F.****Landlord's Address:**c/o InSite Realty    Partners, L.P.  2401 Fountainview,    Suite 510,  Houston. Texas 77057   **G.****Building**InSite Realty    Partners, L.P. **Manager/Address:**2401 Fountainview,    Suite 510, Houston, Texas 77057 **Commencement Date:**June 1, 2004 (which    date is subject to acceleration as   **H.** provided in Article 2    and to extension as provided in  Paragraph 4 of Exhibit    B)   **I.****Expiration Date:**The day immediately    preceding the 18lh monthly anniversary of  the Rent Commencement    Date, but if such day is not the last  day of a month, then    the last day of the month during which  such date occurs.   **J.****Security Deposit:**$1,606.50      **K.****Monthly Rent:****Months of****Annual**MonthlyAnnual  **Term****Rent**RentRent PSF  01-18:    $19,278.00    $1,606.50$17,00      **L.****Operating Expenses    Base:**The actual Operating    Expense paid during 2004 calendar year,     The actual Taxes due    for the 2004 calendar year.**M,****Tax Base:**   .65%. Tenant's Pro    Rata Share shall be determined by and**N.****Tenant's Pro Rata    Share:**adjusted by Landlord    from time to time (but shall not be  readjusted sooner than    the commencement of the second  Lease 3'ear), by    dividing the Tenant's Rentable Square Feet of  the Premises by the    rentable area of the Building and  multiplying the    resulting quotient, to the second decimal  place, by one hundred.
**O.****Normal Business    Hours**Monday through Friday:    7:00 a.m. to 6:00 p.m. **of Building:**Saturday: 8:00 a.m.    to2:00p.m.  Sunday: None**P.****Brokers**InSite Realty    Partners, L.P. and Delta Realty, Inc. (for  Landlord)**Q.****Parking Fee:**Subject to the terms    of Article 26, Tenant shall have the right  to use on a "first    come, first served" basis, four *(4)*  unreserved surface    parking spaces within the Building's  parking area serving    the Building without payment of a  parking fee during the    initial term.
The foregoing provisions shall be interpreted and applied inaccordance with the other provisions of this Lease set forth below. Thecapitalized terms, and the terms defined hi Article 29, shall have the meaningsset forth herein or therein (unless otherwise modified in the Lease) when usedas capitalized terms in other provisions of the Lease. 
**ARTICLE 2 

PREMISES, TERM AND COMMENCEMENT DATE

Landlord hereby leases and demises to the Tenant and Tenanthereby takes and leases from Landlord that certain space identified in Article Iand shown on a plan attached hereto as Exhibit A ("Premises") for a term("Term") commencing on the Commencement Date and ending on the Expiration Dateset forth in Article 1, unless sooner terminated as provided herein, subject tothe provisions herein contained. The Commencement Date set forth in Article 1shall be advanced to such earlier date as Tenant commences occupancy of thePremises for the conduct of its business. Such date shall be confirmed byexecution of the Commencement Date Confirmation in the form as set forth inExhibit E, If Landlord delays delivering possession of the Premises orsubstantial completion of any Landlord's Work under Exhibit B, this Lease shallnot be void or voidable, and Landlord shall have no liability for loss or damageresulting therefrom. 
**ARTICLE 3 

RENT

**A. Monthly Rent.** Tenant shall pay Monthly Rent in advance onor before the first day of each month of the Term, If the Term shall commenceand end on a day other than the first day of a month, the Monthly Rent for thefirst and last partial month shall be prorated on a per diem basis. Upon theexecution of this Lease, Tenant shall pay one installment of Monthly Rent forthe first full month of the Term and a prorated Monthly Rent for any partialmonth which may precede it. 

**B. Additional Rent.** A]] costs and expenses which Tenantassumes or agrees to pay and any other sum payable by Tenant pursuant to thisLease, including, without limitation, its share of increases in Taxes andOperating Expenses, shall be deemed Additional Rent. 

**C. Rent.**Monthly Rent, Additional Rent, Taxes and OperatingExpenses and any other amounts which Tenant is or becomes obligated to payLandlord under this Lease are herein referred to collectively as "Rent", and allremedies applicable to the nonpayment of Rent shall be applicable thereto.Landlord may apply payments received from Tenant to any obligations of Tenantthen accrued, without regard to such obligations as may be designated by Tenant,

**D. Place of Payment, Late Charge, Default Interest** Rent and other chargesrequired to be paid under this Lease, no matter how described, shall be paid byTenant to Landlord at the Building Manager's address 

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listed in Article 1, or to such other person and/or addressas Landlord may designate in writing, without any prior notice or demandtherefor and without deduction or set-off or counterclaim and without relieffrom any valuation or appraisement laws. In the event Tenant fails to pay Rentdue under this Lease within ten (10) days of due date of said Rent, Tenant shallpay to Landlord a late charge often percent (10%) on the amount overdue. AnyRent not paid when due shall also bear interest at the Default Rate. 

**ARTICLE 4**

**TAXES AND OPERATING EXPENSES**

**A. Payment of Taxes and Operating Expenses.** It is agreed thatduring each Lease Year beginning with the first month of 2004 and each monththereafter during the original Lease Term, or any extension thereof; Tenantshall pay to Landlord as Additional Rent, at the same time as the Monthly Rentis paid, an amount equal to one-twelfth (1/12) of Landlord's estimate (asdetermined by Landlord in its sole discretion) of Tenant's Pro Rata Share of anyprojected increase in the Taxes or Operating Expenses for the particular LeaseYear in excess of the Tax Base or Operating Expenses Base, as the case may be(the "Estimated Escalation Increase"). A final adjustment (the "EscalationReconciliation") shall be made between the parties as soon as practicablefollowing the end of each Lease Year comparing the actual increase in Tenant'sPro Rata Share of Taxes or Operating Expenses in excess of the Tax Base or theOperating Expenses Base, as the case may be, to the Estimated EscalationIncrease. 

As soon as practicable following the end of each Lease Year,Landlord shall submit to Tenant a statement setting forth the EstimatedEscalation Increase for the following Lease Year. Beginning with said statementfor the second Lease Year, it shall also set forth the Escalation Reconciliationfor the Lease Year just completed, To the extent that the EscalationReconciliation is different from the Estimated Escalation Increase upon whichTenant paid Rent during the Lease Year just completed, Tenant shall pay Landlordthe difference in cash within thirty (30) days following receipt by Tenant ofsuch statement from Landlord, or receive a credit on future Rent owing hereunder(or cash if there is no future Rent owing hereunder) as the case may be. UntilTenant receives such statement, Additional Rent for the new Lease Year shallcontinue to be paid at the rate being paid for the particular Lease Year justcompleted, but Tenant shall commence payment to Landlord of the monthlyinstallment of Additional Rent on the basis of said statement beginning on thefirst day of the month following the month in which Tenant receives suchstatement. In addition to the above, if, during any particular Lease Year, thereis a change in the information on which Landlord based the estimate upon whichTenant is then making its payment of Estimated Escalation Increase so that suchEstimated Escalation Increase furnished to Tenant is no longer accurate,Landlord shall be permitted to revise such Estimated Escalation Increase bynotifying Tenant, and there shall be such adjustments made in the AdditionalRent on the first day of the month following the serving of such statement onTenant as shall be necessary by either increasing or decreasing, as the case maybe, the amount of Additional Rent then being paid by Tenant for the balance ofthe Lease Year (but in no event shall any such decrease result in a reduction ofthe rent below the Monthly Rent plus all other amounts of Additional Rent).Landlord's and Tenant's responsibilities with respect to the Additional Rentdescribed herein shall survive the expiration or early termination of thisLease. 

If the Building is not fully occupied during any particularLease Year, Landlord may adjust those Operating Expenses which are affected byBuilding occupancy for the particular Lease Year, or portion thereof, as thecase may be, to reflect an occupancy of not less than ninety-five percent *(95%)*of all such rentable area of the Building. 

**B. Disputes Over Taxes or Operating Expenses.** If Tenantdisputes the amount of an Escalation Reconciliation or an Estimated EscalationIncrease, Tenant shall give Landlord written notice of such dispute withinthirty (30) days after Landlord advises Tenant of same. Tenant's failure to givesuch notice shall constitute a waiver of its right to dispute the amounts sodetermined. If Tenant timely objects, Tenant shall have the right to engage itsown accountants ("Tenant's Accountants") for the purpose of verifying theaccuracy of the Escalation Reconciliation statement m dispute, or thereasonableness of the Estimated Escalation statement in dispute. If Tenant'sAccountants determine that an error has been made, Landlord and Tenant'sAccountants shall endeavor to agree upon the matter, failing which Landlord andTenant's Accountants shall jointly select an independent certified publicaccounting firm (the "Independent Accountant") which firm shall conclusivelydetermine whether the Escalation Reconciliation is accurate or whether theEstimated Escalation Increase is reasonable, and if not, what amount is accurateor 

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reasonable, as the case may be. Both parties shall be boundby such determination. If Tenant's Accountants do not participate in choosingthe Independent Accountant within 20 days after written notice by Landlord, thenLandlord's determination of the accuracy of the Escalation Reconciliationstatement or the reasonableness of the Estimated Escalation Increase Statement,as the case may be, shall be conclusive and Tenant shall be bound thereby. AHcosts incurred by Tenant in obtaining Tenant's Accountants and the cost of theIndependent Accountant shall be paid by Tenant unless Tenant's Accountantsdisclose an error, acknowledged by Landlord (or found to have conclusivelyoccurred by the Independent Accountant), of more than ten percent (10%) in thecomputation of the total amount of Taxes or Operating Expenses as set forth inthe statement submitted by Landlord with respect to the matter in dispute; inwhich event Landlord shall pay the reasonable costs incurred by Tenant inobtaining such audits. Tenant shall continue to timely pay Landlord the amountof the prior year's Additional Rent determined to be incorrect as aforesaiduntil the parties have concurred as to the appropriate Additional Rent or havedeemed to be bound by the determination of the Independent Accountant inaccordance with the preceding terms. Landlord's delay in submitting anystatement contemplated herein for any Lease Year shall not affect the provisionsof this Paragraph, nor constitute a waiver of Landlord's rights as set forthherein for said Lease Year or any subsequent Lease Years during the Term or anyextensions thereof. 

**ARTICLE *5***

**LANDLORD'S WORK, TENANT'S WORK, ALTERATIONS AND ADDITIONS**

**A. Landlord's Work.** Landlord shall construct the Premises in accordance withLandlord's obligations as set forth in the work letter agreement attached heretoas Exhibit B, and hereinafter referred to as "Landlord's Work." 

**B. Tenant's Work.** Tenant, at its sole cost and expense, shallperform and complete all improvements to the Premises (other than Landlord'sWork) which Tenant desires to perform for Tenant's occupancy (herein called"Tenant's Work"). Tenant shall complete all of Tenant's Work in good andworkmanlike manner, fully paid for and free *from*liens, in accordancewith the plans and specifications approved by Landlord Subject to Paragraphs ofExhibit B, Tenant shall also have the right prior to the scheduled CommencementDate to come onto the Premises to install its fixtures and prepare the Premisesfor the operation of Tenant's business. Notwithstanding the fact that foregoingactivities by Tenant may occur prior to the scheduled Commencement Date, Tenantagrees that all of Tenant's obligations provided for in this Lease shall applyduring such period with the exception of any obligation to pay Rent. 

**C. Alterations.** Except as provided in the immediatelypreceding subparagraph, Tenant shall make no alterations or additions to thePremises without the prior written consent of the Landlord, which consentLandlord may grant or withhold in its sole discretion. 

**D. Liens.** Tenant shall give Landlord at least ten (10) daysprior written notice (or such, additional time as may be necessary underapplicable laws) of the commencement of any Tenant's Work, to afford Landlordthe opportunity of posting and recording notices of non-responsibility. Tenantwill not cause or permit any mechanic's, materialman's or similar liens orencumbrances to be filed or exist against the Premises or the Building orTenant's interest in this Lease in connection with work done under this Articleor in connection with any other work. Tenant shall remove any such lien orencumbrance by bond or otherwise within twenty (20) days from the date of theirexistence. If Tenant fails to do so, Landlord may pay the amount or take suchother action as Landlord deems necessary to remove any such lien or encumbrance,without being responsible to investigate the validity thereof. The amounts sopaid and costs incurred by Landlord shall be deemed Additional Rent under thisLease and payable in full upon demand. 

**E. Compliance with ADA.** Notwithstanding anything to thecontrary contained in this Lease, Landlord and Tenant agree that responsibilityfor compliance with the Americans With Disabilities Act of 1990 (the "ADA")shall be allocated as follows: (i) Landlord shall be responsible for compliancewith the provisions of Title III of the ADA for all Common Areas, includingexterior and interior areas of the Building not included within the Premises orthe premises of other tenants; (ii) Landlord shall be responsible for compliancewith the provisions of 

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Title III of the ADA for any construction, renovations,alterations and repairs made within the Premises if such construction,renovations, alterations or repairs are made by Landlord for the purpose ofimproving the Building generally or are done as Landlord's Work and the plansand specifications for the Landlord's Work-were prepared **by**Landlord'sarchitect or space planner and were not provided by Tenant's architect or spaceplanner; (iii) Tenant shall be responsible for compliance with the provisions ofTitle III of the ADA for any construction, renovations, alterations and repairsmade within the Premises if such construction, renovations, alterations andrepairs are made by Tenant, its employees, agents or contractors, **at**thedirection of Tenant or done pursuant to plans and specifications prepared orprovided by Tenant or Tenant's architect or space planner. 
**ARTICLE 6

**USE**

**A. Use.** Tenant shall use the Premises for general officepurposes, and for no other purpose whatsoever, subject to and in compliance withall other provisions of this Lease, including without limitation the Building'sRules and Regulations attached as Exhibit D hereto. Tenant and its inviteesshall also have the non exclusive right, along with other tenants of theBuilding and others authorized by Landlord, to use the Common Areas subject tosuch rules and regulations as Landlord in its discretion may impose from time totime. 

**B, Restrictions.** Tenant shall not at any time use or occupy,or suffer or permit anyone to use or occupy, the Premises or do or permitanything to he done in the Premises which: (a) causes or is liable to causeinjury to persons, to the Building or its equipment, facilities or systems; (b)impairs or tends to impair the character, reputation, or appearance of theBuilding as a first class office building; (c) impairs or tends to impair theproper and economic maintenance, operation and repair of the Building or itsequipment, facilities or systems; or (d) annoys or inconveniences or tends toannoy or inconvenience other tenants or occupants of the Building. 

**C. Compliance with Laws.** Tenant shall keep and maintain thePremises, its use thereof and its business in compliance with all governmentallaws, ordinances, rules and regulations. Tenant shall comply with all Lawsrelating to the Premises and Tenant's use thereof, including without limitation,Laws requiring the Premises to be closed on Sundays or any other days or hoursand Laws in connection with the health, safety and building codes, and anypermit or license requirements. Landlord makes no representation that thePremises are suitable for Tenant's purposes. 
**ARTICLE 7 

SERVICES

**A. Climate Control.**Landlord shall furnish heat or airconditioning to the Premises during Normal Business Hours of Building as setforth in Article 1 as required in Landlord's reasonable judgment for thecomfortable use and occupation of the Premises. If Tenant requires heat or airconditioning at any other time, Landlord shall use reasonable efforts to furnishsuch service upon reasonable notice from Tenant, end Tenant shall pay all ofLandlord's charges therefor on demand. 

The performance by Landlord of its obligations under thisArticle is subject to Tenant's compliance with the terms of this Lease includingany connected electrical load established by Landlord. Tenant shall not use thePremises or any part thereof in a manner exceeding the heating, ventilating orair-conditioning ("HVAC") design conditions (including any occupancy orconnected electrical load conditions), including the rearrangement ofpartitioning which may interfere with the normal operation of the HVACequipment, or the use of computer or data processing machines or other machinesor equipment in excess of that normally required for a standard office use ofthe Premises, If any such use requires changes in the HVAC or plumbing systemsor controls servicing the Premises or portions thereof in order to providecomfortable occupancy, such changes may be made by Landlord at Tenant's expenseand Tenant agrees to promptly pay any such amount to Landlord as AdditionalRent. 

**B. Elevator Service. If the****Building is equipped withelevators, Landlord, during Normal Business Hours of Building, shall furnishelevator service to Tenant to be used in common with others. At least oneelevator shall remain in service during all other hours. Landlord may designatea specific elevator for use as a service elevator. 

**C. Janitorial Services.**Landlord shall provide janitorial andcleaning services to the Premises, substantially as described in Exhibit Dattached hereto. Tenant shall pay to Landlord on demand the reasonable costsincurred by Landlord for (i) any cleaning of the Premises in excess of thespecifications in Exhibit D for any reason including, without limitation,cleaning required because of (A) misuse or neglect on the part of Tenant orTenant's agents, contractors, invitees, employees and customers, (B) the use ofportions of the Premises for special purposes requiring greater or moredifficult cleaning work than office areas, (C) interior glass partitions orunusual quantities of interior glass surfaces, and (D) non-building standardmaterials or finishes installed by Tenant or at its request: and (ii) removalfrom the Premises of any refuse and rubbish of Tenant in excess of thatordinarily accumulated in general office occupancy or at times other thanLandlord's standard cleaning times. 

**D. Water and Electricity.** Landlord shall make availabledomestic water in reasonable quantities to the common areas of the Building (andto the Premises if so designated in Exhibit B) and cause electric servicesufficient for lighting the Premises and for the operation of Ordinary OfficeEquipment to be delivered to the Premises. "Ordinary Office Equipment" shallmean office equipment wired for 120-volt electric service and rated and usingless than 6 amperes or 750 watts of electric current or other office equipmentapproved by Landlord in writing. Landlord shall nave the exclusive right to makeany replacement of lamps, fluorescent tubes and lamp "ballasts in the Premises.Landlord may adopt a system of relamping and ballast replacement periodically ona group basis in accordance with good management practice. Tenant's use ofelectric energy in the Premises shall not at any time exceed the capacity of anyof the risers, piping, electrical conductors and other equipment in or servingthe Premises. In order to insure that such capacity is not exceeded and to avertany possible adverse effect upon the Building's electric system, Tenant shallnot, without Landlord's prior written consent in each instance, connectappliances or heavy duty equipment, other than ordinary office equipment, to theBuilding's electric system or make any alteration or addition to the Building'selectric system. Should Landlord grant its consent in writing, all additionalrisers, piping and electrical conductors or other equipment therefor shall beprovided by Landlord and the cost thereof shall be paid by Tenant within 10 daysof Landlord's demand therefor. As a condition to granting such consent, Landlordmay require Tenant to agree to an increase in Monthly Rent to offset theexpected cost to Landlord of such additional service, that is, the cost of theadditional electric energy to be made available to Tenant based upon theestimated additional capacity of such additional risers, piping and electricalconductors or other equipment. If Landlord and Tenant cannot agree thereon, suchcost shall be determined by an independent electrical engineer, to be selectedby Landlord and paid equally by both parties. 

**E. Separate Meters.** If the Premises are separately meteredfor any utility, Tenant shall pay *&*utility charge to Landlord (ordirectly to the -utility company, if possible) based upon the Tenant's actualconsumption as measured by the meter. Landlord also reserves the right toinstall separate meters for the Premises to register the usage of all or any oneof the utilities and in such event Tenant shall pay for the cost of utilityusage as metered to the Premises and which is in excess of the usage reasonablyanticipated by Landlord for normal office usage of the Premises. Tenant shallreimburse Landlord for the cost of installation of meters if Tenant's actualusage exceeds the anticipated usage level by more than 10 percent. In any event,Landlord may require Tenant to reduce its consumption to the anticipated usagelevel. The term "utility" for purposes hereof may refer to but is not limited toelectricity, gas, water, sewer, steam, fire protection system, telephone orother communication or alarm service, as well as HVAC, and all taxes or othercharges thereon. 

**F. Interruptions.** Landlord does not warrant that any of theservices referred to above, or any other services which Landlord may supply,will be free from' interruption and Tenant acknowledges that any one or more ofsuch services may be suspended by reason of accident, repairs, inspections,alterations or improvements necessary to be made, or by strikes or lockouts, orby reason of operation of law, or causes beyond the reasonable control ofLandlord. Any interruption or discontinuance of service shall not be deemed aneviction or disturbance of Tenant's use and possession of the Premises, or anypart thereof, nor render Landlord liable to Tenant for damages by abatement ofthe Rent or otherwise, nor relieve Tenant from performance of Tenant'sobligations under this Lease. Landlord shall however, exercise reasonablediligence to restore any service so interrupted, 

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**G. Utilities Provided by Tenant.**Tenant shall makeapplication in Tenant's own name for all utilities not provided by Landlord andshall: (i) comply with all utility company regulations for such utilities,including requirements for the installation of meters, and (ii) obtain suchutilities directly from, and pay for the same when due directly to, theapplicable utility company. The term "utilities" for purposes hereof shallinclude but not be limited to electricity, gas, water, sewer, steam, fireprotection, telephone and other communication and alarm services, as well asHVAC, and all taxes or other charges thereon. Tenant shall install and connectall equipment and lines required to supply such utilities to the extent notalready available at or serving the Premises, or at Landlord's option shallrepair, alter or replace any such existing items. Tenant shall maintain, repairand replace all such items, operate the same, and keep the same in good workingorder and condition. Tenant shall not install any equipment or fixtures, or usethe same, so as to exceed the safe and lawful capacity of any utility equipmentor lines serving the same. The installation, alteration, replacement orconnection of any utility equipment and lines shall be subject to therequirements for alterations of the Premises set forth in Article 5. Tenantshall ensure that all Tenant's HVAC equipment, is installed and operated at alltimes in a manner to prevent roof leaks, damage, **or**noise due tovibrations or improper installation, maintenance or operation. 
**ARTICLE 8

**INSURANCE**
**A. Required Insurance. Tenant shall maintain insurancepolicies, with responsible companies licensed to do business in the state wherethe Building **is**located and satisfactory to Landlord, naming Landlord,Landlord's Building Manager, Tenant and any Mortgagee of Landlord, as theirrespective interests may appear, at its own cost and expense including (i) "allrisk" property insurance which shall be primary on the lease improvementsreferenced in Article 5 and Tenant's property, including its goods, equipmentand inventory, in an amount adequate to cover their replacement cost; (ii)business interruption insurance, (iii) comprehensive general liability insuranceon an occurrence basis with limits of liability in an amount not less than $1...000,000 (One Million Dollars) combined single limit for each occurrence. Thecomprehensive general liability policy shall include contractual liability whichincludes the provisions of Article 9 herein. 

On or before the Commencement Date of the Lease, Tenant shallfurnish to Landlord and its Building Manager, certificates of insuranceevidencing the aforesaid insurance coverage, including naming Landlord andLandlord's Building Manager as additional insureds. Renewal certificates must befurnished to Landlord at least thirty (30) days prior to the expiration date ofsuch insurance policies showing the above coverage to be in full force andeffect. 

All such insurance shall provide that it cannot be canceledexcept upon thirty (30) days prior written notice to Landlord. Tenant shallcomply with all rules and directives of any insurance board, company or agencydetermining rates of hazard coverage for the Premises, including but not limitedto the installation of any equipment and/or the correction of any conditionnecessary to prevent any increase in such rates. 

**B. Waiver of Subrogation.** Landlord and Tenant eachagree that neither Landlord nor Tenant will have any claim against the other forany loss, damage or injury which is covered by insurance carried by either partyand for which recovery from such insurer is made, notwithstanding the negligenceof either party in causing the loss. This release shall be valid only if theinsurance policy in question permits waiver of subrogation or if the insureragrees in writing that such waiver of subrogation will not affect coverage undersaid policy. Each parry agrees to use its best efforts to obtain such anagreement from its insurer if the policy does not expressly permit a waiver of"subrogation. 

**C. Waiver of Claims.** Except for claims arising fromLandlord's willful misconduct that are not covered by Tenant's insurancerequired hereunder, Tenant waives all claims against Landlord for injury ordeath to persons, damage to property or to any other interest of Tenantsustained toy Tenant or any party claiming, through Tenant resulting from: (i)any occurrence in or upon the Premises, (ii) leaking of roofs, bursting,stoppage or leaking of water, gas, sewer or steam pipes or equipment, includingsprinklers, (iii) wind, rain, snow, ice, flooding, freezing, fire, explosion,earthquake, excessive heat or cold, or other casualty, (iv) the Building,Premises, or the operating 

and mechanical systems or equipment of tile Building, beingdefective, or failing, and (v) vandalism, malicious mischief, theft or otheracts or omissions of any other parties including without limitation, othertenants, contractors and invitees at the Building. Tenant agrees that Tenant'sproperty loss risks shall be borne by its insurance, and Tenant agrees to looksolely to and seek recovery only from its insurance carriers in the event ofsuch losses. For purposes hereof, any deductible amount shall be treated asthough it were recoverable under such policies. 
**ARTICLE 9 

INDEMNIFICATION

Tenant shall indemnify and hold harmless Landlord and itsagents, successors and assigns, including its Building Manager, from and againstall injury, loss, costs, expenses, claims or damage (including attorney's feesand disbursements) to any person or property arising from, related to, or inconnection with any use or occupancy of the Premises by or any act or omission(including, without limitation, construction and repairof the Premises arisingout of Tenant's Work or subsequent *work)*of Tenant, its agents,contractors, employees, customers, and invitees, which indemnity extends to anyand all claims arising from any breach or default in the performance of anyobligation on Tenant's part to be performed under the terms of this Lease. Thisindemnification shall survive the expiration or termination of the Lease Term.

Landlord shall not be liable to Tenant for any damage by orfrom any act or negligence of any co-tenant or other occupant of the Building,or by any owner or occupants of adjoining or contiguous property. Landlord shallnot be liable for any injury or damage to persons or property resulting in wholeor in part from the criminal activities or willful misconduct of others. To theextent not covered by all risk property insurance, Tenant agrees to pay for alldamage to the Building, as well as all damage to persons or property of othertenants or occupants thereof, caused by the negligence, fraud or willfulmisconduct of Tenant or any of its agents, contractors, employees, customers andinvitees. Nothing contained herein shall be construed to relieve Landlord fromliability for any personal injury resulting from its gross negligence, fraud orwillful misconduct. 
**ARTICLE 10 

CASUALTY DAMAGE 

Tenant shall promptly notify Landlord or the Building Managerof any fire or other casualty to the Premises or to the extent it knows ofdamage, to the Building, hi the event the Premises or any substantial part ofthe Building is wholly or partially damaged or destroyed by fire or othercasualty which is covered by Landlord's insurance, the Landlord will proceed torestore the same to substantially the same condition existing immediately priorto such damage or destruction unless such damage or destruction is incapable ofrepair or restoration within one hundred eighty (180) days, in which eventLandlord may, at Landlord's option and by written notice given to Tenant withinsixty (60) days of such damage or destruction, declare this Lease terminated asof the happening of such damage or destruction. If in Landlord's sole opinionthe net insurance proceeds recovered by reason of the damage or destruction willnot be adequate to complete the restoration of the Building, Landlord shall havethe right to terminate this Lease and all unaccrued obligations of the partieshereto by sending a notice of such termination to Tenant. To the extent afterfire or other casualty that Tenant shall be deprived of the use and occupancy ofthe Premises or any portion thereof as a result of any such damage, destructionor the repair thereof, providing Tenant did not cause the fire or othercasualty, Tenant shall be relieved of the same ratable portion of the MonthlyRent hereunder as the amount of damaged or useless space in the Premises bearsto the rentable square footage of the Premises until such time as the Premisesmay be restored. Landlord shall reasonably determine the amount of damaged oruseless space and the square footage of the Premises referenced in the priorsentence. 

**ARTICLE 11

CONDEMNATION

In the event of a condemnation or taking of the entirePremises by a public or quasi-public authority, this Lease shall terminate as ofthe date title vests in the public or quasi-public authority. In the event of ataking or condemnation of fifteen percent (15%) or more (but less than thewhole) of the Building and without regard to whether the Premises are part ofsuch taking or condemnation, Landlord may elect to terminate this Lease bygiving notice to Tenant within sixty (60) days of Landlord receiving notice ofsuch condemnation. All compensation awarded for any condemnation, shall be theproperty of landlord, whether such damages shall be awarded as a compensationfor diminution in the value of the leasehold or to the fee of the Premises, andTenant hereby assigns to Landlord all of Tenant's right, title and interest inand to any and all such compensation. Providing, however that in the event thisLease is terminated, Tenant shall be entitled to make a separate claim for thetaking of Tenant's personal property (including fixtures paid for by Tenant),and for costs of moving. Notwithstanding anything herein to the contrary, anycondemnation award to Tenant shall be available only to the extent such award ispayable separately to Tenant and does not diminish the award available toLandlord or any Lender of Landlord and such award shall be limited to the amountof Rent actually paid by Tenant to Landlord for the period of time for which theaward is given. Any additional portion of such award shall belong to Landlord.
**ARTICLE 12 

REPAIR AND MAINTENANCE 

**A. Tenant's Obligations.**Tenant shall keep the Premises ingood working order, repair (and in compliance with all Laws now or hereafteradopted) and condition (which condition shall be neat, clean and sanitary, andfree of pests and rodents) and shall make all necessary non-structural repairsthereto and any repairs to non-Building standard mechanical, HVAC (includingsupplemental and package AC units), electrical and plumbing systems orcomponents in or serving the Premises, including, without limitation, privaterestroom plumbing fixtures and equipment. Tenant's obligations hereunder shallinclude but not be limited to Tenant's trade fixtures and equipment, securitysystems, signs, interior decorations, floor coverings, wall coverings, entry andinterior doors, interior glass, light fixtures and bulbs, keys and locks, andalterations to the Premises; whether installed by Tenant or Landlord. 

**B. Landlord's Obligations.** Landlord shall make all necessarystructural repairs to the Building and any necessary repairs to the Buildingstandard mechanical, HVAC, electrical, and plumbing systems in or servicing thePremises (the cost of which shall be included in Operating Expenses underArticle 4), excluding repairs required to be made by Tenant pursuant to thisArticle. Landlord shall have no responsibility to make any repairs unless anduntil Landlord receives written notice of the need for such repair. Landlordshall not be liable for any failure to make repairs or to perform anymaintenance unless such failure shall persist for an unreasonable time afterwritten notice of the need for such repairs or maintenance is received bylandlord from Tenant. Landlord shall make every reasonable effort to perform allsuch repairs or maintenance in such a manner (in its judgment) so as to causeminimum interference with Tenant and the Premises but Landlord shall not beliable to Tenant for any interruption or loss of business pertaining to suchactivities. Landlord shall have the right to require that any damage caused bythe willful misconduct of Tenant or any of Tenant's agents, contractors,employees, invitees or customers, be paid for and performed by the Tenant(without limiting Landlord's other remedies herein). 

**C. Signs and Obstructions.** Tenant shall not obstruct orpermit the obstruction of light, halls, Common Areas, roofs, parapets, stairwaysor entrances to the Building or the Premises and will not affix, paint, erect orinscribe any sign, projection, awning, signal or advertisement of any kind to *any*part of the Building or the Premises, including the inside or outside ofthe windows or doors, without the written consent of Landlord. Landlord shallhave the right to withdraw such consent at any time and to require Tenant toremove any sign, projection, awning, signal or advertisement to be affixed tothe Building or the Premises. If such work is done by Tenant through any person,firm or corporation not designated by Landlord, or without the express writtenconsent of Landlord, Landlord shall have the right to remove such signs,projections, awnings, signals or advertisements 

10 

without being liable to the Tenant by reason thereof and to charge the costof such removal to Tenant as Additional Kent, payable within ten (10) days ofLandlord's demand therefor. 

**D. Outside Services.**Tenant shall not permit, except byLandlord or a person or company reasonably satisfactory to and approved byLandlord: (i) the extermination of vermin in, on or about the Premises; (ii) theservicing of heating, ventilating and air conditioning equipment; (in) thecollection of rubbish and trash other than in compliance with local governmenthealth requirements and in accordance with the rules and regulations establishedby Landlord, which shall minimally provide that Tenant's rubbish and trash shallbe kept in containers located so as not to be visible to members of the publicand in a sanitary and neat condition; or (iv) window cleaning, janitorialservices or similar work in the Premises. 
**ARTICLE 13 

INSPECTION OF PREMISES

Tenant shall permit the Landlord, the Building Manager andits authorized representatives to enter the Premises to show the Premises duringNormal Business Hours of Building and at other reasonable times to inspect (hePremises and to make such repairs, improvements, alterations or additions in thePremises or in the Building of which they are a part as Landlord may deemnecessary or appropriate. 
**ARTICLE 14 

SURRENDER OF PREMISES

Upon the expiration of the Term, or sooner termination of theLease, Tenant shall quit and surrender to Landlord the Premises, broom clean, ingood order and condition, normal wear and tear and damage by firs and othercasualty excepted. All leasehold improvements and other fixtures, such as lightfixtures and HVAC equipment, wall coverings, carpeting and drapes, in or servingthe Premises, whether installed by Tenant or Landlord, shall be Landlord'sproperty and shall remain, all "without compensation, allowance or credit toTenant. Any property not removed shall be deemed to have been abandoned byTenant and may be retained or disposed of by Landlord at Tenant's expense freeof any and all claims of Tenant, as Landlord shall desire. All property notremoved from the Premises by Tenant may be handled or stored by Landlord atTenant's expense and Landlord shall not be liable for the value, preservation orsafekeeping thereof. At Landlord's option all or part of such property may beconclusively deemed to have been conveyed by Tenant to Landlord as if by bill ofsale without payment by Landlord. The Tenant hereby waives to the maximum extentallowable the benefit of all laws now or hereafter in force in this state orelsewhere exempting property from liability for rent or for debt. 
**ARTICLE 15 

HOLDING OVER

A. Tenant shall pay Landlord 200% of the amount of Rent thenapplicable prorated on a per diem basis for each day Tenant shall retainpossession of the Premises or any part thereof after expiration or earliertermination of this Lease, together with all damages sustained by Landlord onaccount thereof. The foregoing provisions shall not serve as permission forTenant to hold-over, nor serve to extend the Term (although Tenant shall remainbound to comply with all provisions of this Lease until Tenant vacates thePremises) and Landlord shall have the right at any time thereafter to enter andpossess the Premises and remove all property and persons therefrom. 

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**ARTICLE 16**

**SUBLETTING AND ASSIGNMENT**

A. Tenant shall not, without the prior written consent ofLandlord, list the Premises or any part thereof as available for assignment orsublease with any broker or agent or otherwise advertise, post, communicate orsolicit prospective assignees or subtenants through any direct or indirectmeans, nor assign this Lease or any interest thereunder, or sublet Premises orany part thereof) or permit the use of Premises by any party other than Tenant.In the event that during the term of this Lease, Tenant desires to sublease andintroduces Landlord to a proposed replacement tenant for Tenant, whichreplacement tenant has a good reputation, is of financial strength at leastequal to that of Tenant (as determined by Landlord in its sole discretion) andhas a use for Premises and a number of employees reasonably consistent with thatof Tenant's operation, the Landlord may consider such replacement tenant andnotify Tenant with reasonable promptness as to Landlord's choice, at Landlord'ssole discretion, of the following: 

(1) That Landlord consents to a subleasing of the Premises orassignment of the lease to such replacement tenant provided that Tenant shallremain fully liable for all of its obligations and liabilities under this Leaseand provided farther that Landlord shall be entitled to any profit obtained byTenant from such subletting or assignment; or; 

(2) That upon such replacement tenant's entering into amutually satisfactory new Lease for the Premises with Landlord, then Tenantshall be released from all farther obligations and liabilities under this Lease(excepting only any unpaid rentals or any unperformed covenants then past dueunder this Lease or any guarantee by Tenant of replacement tenant'sobligations); or 

(3) That Landlord declines to consent to such sublease orassignment due to insufficient or unsatisfactory documentation furnished toLandlord to establish Tenant's reputation, financial strength and proposed useof and operations upon Premises; or 

(4) That Landlord elects to cancel the Lease and recapturethe Premises (in the case of an assignment) or that Landlord elects to cancelthe Lease as to the portion thereof that Tenant had wished to sublease. Ineither such event Tenant shall surrender possession of the Premises, or theportion thereof which is the subject of Tenant's request on the date set forthin a notice from Landlord in accordance with the provisions of this leaserelating to the surrender of the Premises. If this Lease shall be canceled as toa portion of the Premises only, the Rent payable by Tenant hereunder shall beabated proportionately according to the ratio that the area of the portion ofthe Premises surrendered (as computed by Landlord) bears to the area of thePremises immediately prior to such surrender. If Landlord shall cancel thisLease, Landlord may relet the Premises, or the applicable portion of thePremises, to any other party (including, without limitation, the proposedassignee or subtenant of Tenant), without any liability to Tenant. 

B. In no case may Tenant assign any options to sublessee(s)or assignee(s) hereunder, all such options being deemed personal to Tenant only.Consent by Landlord hereunder shall in no way operate as a waiver by Landlordof, or to release or discharge Tenant from, any liability under this Lease or beconstrued to relieve Tenant from obtaining Landlord's consent to any subsequentassignment, subletting, transfer, use or occupancy. 

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**ARTICLE 17**

**SUBORDINATION, ATTORNMENT AND MORTGAGEE PROTECTION**

This Lease is subject and subordinate to all Mortgages now orhereafter placed upon the Building, and all other encumbrances and matters ofpublic record applicable to the Building, including without limitation, anyreciprocal easement or operating agreements, covenants, conditions andrestrictions and Tenant shall not act or permit the Premises to "be operated inviolation thereof. If any foreclosure or power of sale proceedings are initiatedby any Lender or a deed in lieu is granted (or if any ground lease isterminated), Tenant agrees, upon written request of any such Lender or anypurchaser at such foreclosure sale, to attorn and pay Rent to such party and toexecute and deliver any instruments necessary or appropriate to evidence oreffectuate such attornment. In the event of attornment, no Lender shall be; (i)liable for any act or omission of Landlord, or subject to any offsets ordefenses which Tenant might have against Landlord (prior to such Lender becomingLandlord under such attornment), (ii) liable for any security deposit or boundby any prepaid Rent not actually received by such Lender, or (iii) bound by anyfuture modification of this Lease not consented to by such Lender. Any Lendermay elect to make this Lease prior to the lien of its Mortgage, and if theLender under any prior Mortgage shall require, this Lease shall be prior to anysubordinate Mortgage; such elections shall be effective upon written notice toTenant. Tenant agrees to give any Lender by certified mail, return receiptrequested, a copy of any notice of default served by Tenant upon Landlord,provided that prior to such notice Tenant has been notified in writing (by wayof service on Tenant of a copy of an assignment ofleases, or otherwise) of thename and address of such Lender. Tenant further agrees that if Landlord shallhave failed to cure such default within the time permitted Landlord for cureunder this Lease, any such Lender whose address has been so provided to Tenantshall have an additional period of thirty (30) days in which to cure (or suchadditional time as may be required due to causes beyond such Lender's control,including time to obtain possession of the Building by power of sale or judicialaction or deed in lieu of foreclosure). The provisions of this Article shall beself-operative; however, Tenant shall execute such documentation as Landlord orany Lender may request from time to time in order to confirm the matters setforth in this Article in recordable form. To the extent not expressly prohibitedby Law, Tenant waives the provisions of any Law now or hereafter adopted whichmay give or purport to give Tenant any right or election to terminate orotherwise adversely affect this Lease or Tenant's obligations hereunder if suchforeclosure or power of sale proceedings are initiated, prosecuted or completed.
**ARTICLE 18 

ESTOPPEL CERTIFICATE

A. Tenant shall from time to time, upon written request by Landlord orLender, deliver to Landlord or Lender, within ten (10) days after from receiptof such request, a statement in writing certifying: (i) that this Lease isunmodified and in full force and effect (or if there have been modifications,identifying such modifications and certifying that the Lease, as modified, is infull force and effect); (ii) the dates to which the Rent has been paid; (iii)that Landlord is not in default under any provision of this Lease (or ifLandlord is in default, specifying each such default); and, (iv) the address towhich notices to Tenant shall be sent; it being understood that any suchstatement so delivered may be relied upon in connection with any lease, mortgageor transfer. 

B. Tenant's failure to deliver such statement within suchtime shall be conclusive upon Tenant that: (i) this Lease is in full force andeffect and not modified except as Landlord may represent; (ii) not more than onemonth's Rent has been paid in advance; (iii) there are no defaults by Landlord;and, (iv) notices to Tenant shall be sent to Tenant's Address as set forth inArticle 1 of this Lease. Notwithstanding the presumptions of this Article,Tenant shall not be relieved of its obligation to deliver said statement. 

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**ARTICLE 19**
**DEFAULTS

If Tenant: (i) fails to pay when due any installment or otherpayment of Rent, or to keep in effect any insurance required to be maintained;or (ii) vacates or abandons the Premises, or (iii) becomes insolvent, makes anassignment for the benefit of creditors, files a voluntary bankruptcy or aninvoluntary petition in bankruptcy is filed against Tenant which petition is notdismissed within sixty (60) days of its filing, or (iv) fails to perform orobserve any of the other covenants, conditions or agreements contained herein onTenant's part to be kept or performed and such failure shall continue for thirty(30) days after notice thereof given by or on behalf of Landlord, or (v) if theinterest of Tenant shall be offered for sale or sold under execution or otherlegal process, or (vi) if Tenant makes any transfer, assignment, conveyance,sale, pledge, disposition of all or a substantial portion of Tenant's property,then any such event or conduct shall constitute a "default" hereunder. 

If Tenant shall file a voluntary petition pursuant to theUnited States Bankruptcy Reform Act of 1978, as the same may be from time totime be amended (the "Bankruptcy Code"), or take the benefit of any insolvencyact or be dissolved, or if an involuntary petition be filed against Tenantpursuant to the Bankruptcy Code and said petition is not dismissed within thirty(30) days after such filing, or if a receiver shall be appointed for itsbusiness or its assets and the appointment of such receiver is not vacatedwithin thirty (30) days after such appointment, **or**if it shall make anassignment for the benefit of its creditors, then Landlord shall have all of therights provided for in the event of nonpayment of the Rent. 

If any alleged default on the part of the Landlord hereunderoccurs, Tenant shall give written notice to Landlord in the manner herein setforth and shall afford Landlord a reasonable opportunity to cure any suchdefault. In addition, Tenant shall send notice of such default by certified orregistered mail, postage prepaid, to the holder of any Mortgage whose addressTenant has been notified of in writing, and shall afford such Mortgage holder areasonable opportunity to cure any alleged default on Landlord's behalf. In noevent will Landlord be responsible for any damages incurred by Tenant, includingbut not limited to, lost profits or interruption of business as a result of anyalleged default by Landlord hereunder. 
**ARTICLE 20 
**REMEDIES OF LANDLORD

The remedies provided Landlord under this Lease are cumulative. 

A. Upon the occurrence of any default, Landlord may servenotice on Tenant that the Term and the estate hereby vested in Tenant and anyand all other rights of Tenant hereunder shall cease on the date specified insuch notice and on the specified date this Lease shall cease and expire as fullyand with tile effect as if the Term had expired for passage of time. 

B. Without terminating this Lease in case of a default or ifthis Lease shall be terminated for default as provided herein, Landlord mayre-enter the Premises, remove Tenant, or cause Tenant to be removed from thePremises in such manner as Landlord may deem advisable, with or without legalprocess, and using such reasonable force as may be necessary. In the event ofre-entry without terminating this Lease, Tenant shall continue to be liable forall Rents and other charges accruing or coming due under this Lease. 

C. If Landlord, without terminating this Lease, shall re-enter the Premisesor if this Leas? shall be terminated as provided in paragraph (a) above: 

(1) All Rent due from Tenant to Landlord shall thereuponbecome due and shall be paid up to the time of re-entry, dispossession orexpiration, together with reasonable costs and expenses (including, withoutlimitation, attorney's fees) of Landlord; 

14 

(2) Landlord, without any obligation to do so, may relet the Premises or any part thereof for a term or terms which mayat Landlord's option be less than or exceed the period which wouldotherwise have constituted the balance of the Term and maygrant such concessions in reletting as Landlord, in the exercise of itsreasonable business judgment, deems desirable. In connection with such reletting, Tenant shall be liable for all costs of thereletting including, without limitation, rent concessions, leasingcommissions, legal fees and alteration and remodeling costs; and 

(3) If Landlord shall have terminated this Lease, Tenantshall also be liable to Landlord for all damages provided for in law and underthis Lease resulting from Tenant's breach including, without limitation, thedifference between the aggregate rentals reserved under the terms of this Leasefor the balance of the Term together with all other sums payable hereunder asRent for the balance of the Term, less the fair rental value of the Premises forthat period determined as of the date of such termination. For purposes of thisparagraph, Tenant shall be deemed to include any guarantor or surety of theLease. 

D. Tenant hereby waives all right to trial by jury in anyclaim, action, proceeding or counterclaim by either Landlord or Tenant againsteach other or any matter arising out of or in any way connected with this Lease,the relationship of Landlord and Tenant, and/or Tenant's use or occupancy or thePremises. 

E. In addition to the above, Landlord shall have any and all other rightsprovided a Landlord under law or equity for breach of a lease or tenancy by aTenant. 
**ARTICLE 21 

**QUIET ENJOYMENT**

Landlord covenants and agrees with Tenant that so long asTenant pays the Rent and observes and performs all the terms, covenants, andconditions of this Lease on Tenant's part to be observed and performed, Tenantmay peaceably and quietly enjoy the Premises subject, nevertheless, to the termsand conditions of this Lease, and Tenant's possession will not be disturbed byanyone claiming by, through, or under Landlord. 
**ARTICLE 22 

ACCORD AND SATISFACTION 

No payment by Tenant or receipt by Landlord of an amount lessthan full payment of Rent then due and payable shall be deemed to be other thanon account of the Rent then due and payable, nor shall any endorsement orstatement on any check or any letter accompanying any check or payment as Rentbe deemed an accord and satisfaction, and Landlord may accept such check orpayment without prejudice to Landlord's right to recover the balance of suchRent or pursue any other remedy provided for in this Lease or available at lawor in equity. 

**ARTICLE 23**

**SECURITY DEPOSIT**

To secure the faithful performance by Tenant of all of thecovenants, conditions and agreements set forth in this Lease to be performed byit, including, without limitation, foregoing such covenants, conditions andagreements in this Lease which become applicable upon its termination byre-entry or otherwise, Tenant has deposited with Landlord the sum shown inArticle 1 as a "Security Deposit" on the understanding: 

15 

A. that the Security Deposit or any portion thereof may beapplied to the curing of any default that may exist, without prejudice to anyother remedy or remedies which the Landlord may have on account thereof, andupon such application Tenant shall pay Landlord on demand the amount so appliedwhich shall be added to the Security Deposit so the same will be restored to itsoriginal amount; 

B. that should the Premises be conveyed by Landlord, theSecurity Deposit or any balance thereof may **be**turned over to theLandlord's grantee, and if the same be turned over as aforesaid. Tenant herebyreleases Landlord from any and all liability with respect to the SecurityDeposit and its application or return, and Tenant agrees to look solely to suchgrantee for such application or return; 

C. that Landlord may commingle the Security Deposit with other funds and notbe obligated to pay Tenant any interest; 

D. that the Security Deposit shall not be considered as advance payment ofRent or a measure of damages for any default by Tenant, nor shall it be a bar ordefense to any actions by Landlord against Tenant; and 

E. that if Tenant shall faithfully perform all of thecovenants and agreements contained in this Lease on the part of the Tenant to beperformed, the Security Deposit or any then remaining balance thereof, shall bereturned to Tenant, without interest, within thirty (30) days after theexpiration of the Term. Tenant further covenants that it will not assign orencumber the money deposited herein as a Security Deposit and that neitherLandlord nor its successors or assigns shall be bound by any such assignment,encumbrance, attempted assignment or attempted encumbrance. 
**ARTICLE 24 

BROKERAGE COMMISSION

Landlord and Tenant represent and warrant to each other thatneither has dealt with any broker, finder or agent except for the Broker(s)identified m Article 1. Tenant represents and warrants to Landlord that (exceptwith respect to the Broker identified in Article 1 and with whom Landlord hasentered into a separate brokerage agreement) no broker, agent, commission,salesperson, or other person has represented Tenant in the negotiations for andprocurement of this Lease and of the Premises and that no commissions, fees, orcompensation of any kind are due and payable in connection herewith to anybroker, agent, commission, salesperson, or other person. Tenant agrees toindemnify Landlord and hold Landlord harmless from any and all claims, suits, orjudgments (including, without limitation, reasonable attorneys' fees and courtcosts incurred in connection with any such claims, suits, or judgments, or inconnection with the enforcement of this indemnity) for any fees, commissions, orcompensation of any kind which arise out of or are in any way connected with anyclaimed agency relationship not referenced in Article 1. 
**ARTICLE 25 

FORCE MAJEURE

Landlord shall be excused for the period of any delay in theperformance of any obligation hereunder when prevented from so doing by a causeor causes beyond its control, including all labor disputes, civil commotion,war, war-like operations, invasion, rebellion, hostilities, military or usurpedpower* sabotage, governmental regulations or controls, fire or other casualty,inability to obtain any material, services or financing, or through acts of God.Tenant shall similarly be excused for delay in the performance of any obligationhereunder; provided: 

A, nothing contained in this Section or elsewhere in thisLease shall be deemed to excuse or permit any delay in the payment of the Rent,or any delay in the cure of any default which may be cured by the payment ofmoney; 

16 

B. no reliance by Tenant upon this Section shall limit or restrict in any wayLandlord's right of self- help as provided in this Lease; and 

C. Tenant shall not be entitled to rely upon this Sectionunless it shall first have given Landlord notice of the existence of any forcemajeure preventing the performance of an obligation of Tenant within five daysafter the commencement of the force majeure. 
**ARTICLE 26 

PARKING

A, Landlord hereby grants to Tenant the right, in common withothers authorized by Landlord, to use the parking facilities owned by Landlord.Landlord, at its sole election, may designate the types and locations of parkingspaces within the parking facilities which Tenant shall be allowed to use.Landlord shall have the right> at Landlord's sole election, to change said typesand locations from time to time; provided, however, such designation shall beuniformly applied and shall not unfairly favor any tenant in the Building. 

B. Commencing on the Commencement Date, Tenant shall payLandlord the Parking Fee, if any, shown in Article 1, as Additional Rent,payable monthly in advance with the Monthly Rent. If there is a Parking Feeshown in Article 1, then thereafter, and throughout the Term, the parking ratefor each type of parking space provided to Tenant hereunder shall be theprevailing parking rate, as Landlord may designate from time to time, atLandlord's sole election, for each such type of parking space. In addition tothe right reserved hereunder by Landlord to designate the parking rate from timeto time, Landlord shall have the right to change the parking rate at any time toinclude therein any amounts levied, assessed, imposed or required to be paid toany governmental authority on account of the parking of motor vehicles,including all sums required to be paid pursuant to transportation controlsimposed by the Environmental Protection Agency under the Clean Air Act of 1970,as amended, or otherwise required to be paid by any governmental authority withrespect to the parking, use, or transportation of motor vehicles, or thereduction or control of motor vehicle traffic, or motor vehicle pollution. 

C. If requested by Landlord, Tenant shall notify Landlord ofthe license plate number, year, make and model of the automobiles entitled touse the parking facilities and if requested by Landlord, such automobiles shallbe identified by automobile window stickers provided by Landlord, and only suchdesignated automobiles shall be permitted "to use the parking facilities. IfLandlord institutes such an identification procedure. Landlord may provideadditional parking spaces for use by customers and invitees of Tenant on a dailybasis at prevailing parking rates, if any. At Landlord's sole election, Landlordmay make validation stickers available to Tenant for any such additional parkingspaces, provided, however, if Landlord makes validation stickers available toany other tenant in the Building, Landlord shall make such validation stickersavailable to Tenant. 

D. The parking facilities provided for herein are providedsolely for the accommodation of Tenant and Landlord assumes no responsibility orliability of any kind whatsoever from whatever cause with respect to theautomobile parking areas, including adjoining streets, sidewalks, driveways,property and passageways, or the use thereof by Tenant or tenant's employees,customers, agents, contractors or invitees. 
**ARTICLE 27 

HAZARDOUS MATERIALS

**A. Definition of Hazardous Materials.**The term "HazardousMaterials" for. purposes hereof shall mean any chemical, substance, materials orwaste or component thereof which is now or hereafter listed, defined orregulated as a hazardous or toxic chemical, substance, materials or waste orcomponent thereof by any federal, state or local governing or regulatory bodyhaving jurisdiction, or which would trigger any employee or community"right-to-know" requirements adopted by any such body, or for which any suchbody has adopted any requirements for the preparation or distribution of amaterials safety data sheet ("MSDS"). 
**17

**B. No Hazardous Materials.** Tenant shall not transport, use,store, maintain, generate, manufacture, handle, dispose, release or dischargeany Hazardous Materials. However, the foregoing provisions shall not prohibitthe transportation to and from, and use, storage, maintenance and handlingwithin the Premises of Hazardous Materials customarily -used in the business oractivity expressly permitted to be undertaken in the Premises under Article 6,provided: (a) such Hazardous Materials shall be used and maintained only in suchquantities as are reasonably necessary for such, permitted use of the Premisesand the ordinary course of Tenant's business therein, strictly in accordancewith applicable Law, highest prevailing standards, and the manufacturers'instructions therefor, (b) such Hazardous Materials shall not be disposed of,released or discharged in the Building, and shall be transported to and from thePremises in compliance with all applicable Laws, and as Landlord shallreasonably require, (c) if any applicable Law or Landlord's trash removalcontractor requires that any such Hazardous Materials be disposed of separatelyfrom ordinary trash, Tenant shall make arrangements at Tenant's expense for suchdisposal directly with a qualified and licensed disposal company at a lawfuldisposal site (subject to scheduling and approval by Landlord), and (d) any suchremaining Hazardous Materials shall be completely, properly and lawfully removedfrom the Building upon expiration or earlier termination of this Lease. 

**C. Notices To Landlord.** Tenant shall promptly notify Landlordof: (i) any enforcement, cleanup or other regulatory action taken or threatenedby any governmental or regulatory authority with respect to the presence of anyHazardous Materials on the Premises or the migration thereof from or to otherproperty, (ii) any demands or claims made or threatened by any party relating toany loss or injury resulting from any Hazardous Materials on the Premises, (iii)any release, discharge or non-routine, improper or unlawful disposal ortransportation of any Hazardous Materials on or from the Premises or inviolation of this Article, and (iv) any matters where Tenant is required by Lawto give a notice to any governmental or regulatory authority respecting anyHazardous Materials on the Premises, Landlord shall have the right (but not theobligation) to join and participate, as a party, in any legal proceedings oractions affecting the Premises initiated in connection with any environmental,health or safety law. At such times as Landlord may reasonably request, Tenantshall provide Landlord with a written list, certified to be true and complete,identifying any Hazardous Materials then used, stored, or maintained upon thePremises, the use and approximate quantity of each such materials, a copy of anyMSDS issued by the manufacturer therefor, -and such other information asLandlord may reasonably require or as may be required by Law. 

**D. Indemnification of Landlord.**If any Hazardous Materialsare released, discharged or disposed of by Tenant or any other occupant of thePremises, or their employees, agents, invitees or contractors, on or about theBuilding in violation of the foregoing provisions, Tenant shall immediately,properly and in compliance with applicable Laws clean up, remediate and removethe Hazardous Materials from the Building and any other affected property andclean or replace any affected personal property (whether or not owned byLandlord), at Tenant's expense (without limiting Landlord's other remedies therefor). Tenant shall further be required to indemnify and hold Landlord,Landlord's directors, officers, employees and agents harmless from and againstany and all claims, demands, liabilities, losses, damages, penalties andjudgments directly or indirectly arising out of or attributable to a violationof the provisions of this Article by Tenant, Tenant's occupants, employees,contractors or agents. Any clean up, remediation and removal work shall besubject to Landlord's prior written approval (except in emergencies), and shallinclude, without limitation, any testing, investigation, and the preparation andimplementation of any remedial action plan required by any governmental bodyhaving jurisdiction or reasonably required by Landlord. If Landlord or anyLender or governmental body arranges for any tests or studies showing that thisArticle has been violated, Tenant shall pay for the costs of such tests. Theprovisions of this Article shall survive the expiration or earlier terminationof this Lease. 

**ARTICLE 28**

**ADDITIONAL RIGHTS RESERVED BY LANDLORD**

In addition to any other rights provided for herein, Landlordreserves the following rights, exercisable without liability to Tenant fordamage or injury to property, person or business and without effecting aneviction, constructive or actual, or disturbance of Tenant's use or possessionor giving rise to any claim: 

18 

A. To name the Building and to change the name or streetaddress of the Building; 

B. To install and maintain all signs on the exterior and interior of theBuilding; 

C. To designate all sources furnishing sign painting or lettering for use inthe Building: 

D. During the last ninety (90) days of the Term, if Tenanthas vacated the Premises, to decorate, remodel, repair, alter or otherwiseprepare the Premises for occupancy, without affecting Tenant's obligation to payRent for the Premises; 

E. To have pass keys to the Premises and all doors therein, excludingTenant's vaults and safes; 

F. On reasonable prior notice to Tenant, to exhibit thePremises to any prospective purchaser, Lender, mortgagee, or assignee of anymortgage on the Building or Land and to others having an interest therein at anytime during the Term, and to prospective tenants during the last sis months ofthe Term; 

G. To take any and all measures, including entering thePremises for the purpose of making inspections, repairs, alterations, additionsand improvements to the Premises or to the Building (including for the purposeof checking, calibrating, adjusting and balancing controls and other parts ofthe Building Systems)., as may be necessary or desirable for the operation,improvement, safety, protection or preservation of the Premises or the Building,or in order to comply with all Laws, orders and requirements of governmental orother authority, or as may otherwise be permitted or required by this Lease;provided, however, that during the progress of any work on the Premises or atthe Building, Landlord will attempt not to inconvenience Tenant, but shall notbe liable for inconvenience, annoyance, disturbance., loss of business, or otherdamage to Tenant by reason of performing any work or by bringing or storingmaterials, supplies, tools or equipment in the Building or Premises during theperformance of any work, and the obligations of Tenant under this Lease shallnot thereby be affected in any manner whatsoever; 

H. To relocate various facilities within the Building and onthe land of which the Building is a part if Landlord shall determine suchrelocation to be in the best interest of the development of the Building andProperty, provided that such relocation shall not materially restrict access tothe Premises; and 

I. To install vending machines of all kinds in the Buildingand to receive all of the revenue derived therefrom, provided, however, that novending machines shall be installed by Landlord in the Premises unless Tenant sorequests. 

**ARTICLE 29**

**DEFINED TERMS**

A. "Building" shall refer to the Building named in Article 1of which the leased Premises are a part (including all modifications, additionsand alterations made to the Building during the terra of this Lease), the realproperty on which the same is located, all plazas, common areas and any otherareas located on said real property and designated by Landlord for use by alltenants in the Building. The "Premises" as defined in Article 2 are shown onExhibit A by hatched lines. 

B. "Common Areas" shall mean and include all areas,facilities equipment, directories and signs of the Building (exclusive of thePremises and areas leased to other Tenants) made available and designated byLandlord for the common and joint use and benefit of Landlord, Tenant and othertenants and occupants of the Building including, but not limited to, lobbies,public washrooms, hallways, sidewalks, parking areas, landscaped areas andservice entrances. Common Areas may further include such areas in adjoiningproperties under reciprocal easement agreements, operating agreements or othersuch agreements now or hereafter in effect and which are available to Landlord,Tenant and Tenant's employees and invitees. Landlord reserves the right in itssole discretion 

19 

and from time to time, to construct, maintain, operate., repair, close,limit, take out of service, alter, change, and modify all or any part of theCommon Areas. 

C. "Default Rate" shall mean eighteen percent (18%) perannum, or the highest rate permitted by applicable law, whichever shall he less.If the application of the Default Rate causes any provision of this Lease to beusurious or unenforceable, the Default Rate shall automatically be reduced so asto prevent such result. 

D. "Hazardous Materials" shall have the meaning set forth in Article 27. 

E. "Landlord" and "Tenant" shall be applicable to one or moreparties as the case may be, and the singular shall include the plural, and theneuter shall include the masculine and feminine; and if there be more than one,the obligations thereof shall be joint and several. For purposes of anyprovisions indemnifying or limiting the liability of Landlord, the term"Landlord" shall include Landlord's present and future partners, beneficiaries,trustees, officers, directors, employees, shareholders, principals, agents,affiliates, successors and assigns. 

F, "Law" or "Laws" shall mean all federal, state, county andlocal governmental and municipal laws, statutes, ordinances, rules, regulations,codes, decrees, orders and other such requirements, applicable equitableremedies and decisions by courts in cases where such decisions are bindingprecedents in the state in which the Building is located, and decisions offederal courts applying the Laws of such state. 

G. "Lease" shall mean this lease executed between Tenant and Landlord,including any extensions, amendments or modifications and any Exhibits attachedhereto. 

H. "Lease Year" shall mean each calendar year or portion thereof during theTerm. 

I. "Lender" shall mean the holder of a Mortgage at the time in question, andwhere such Mortgage is a ground lease, such term shall refer to the groundlessee. 

J. "Mortgage" shall mean all mortgages, deeds of trust,ground leases and other such encumbrances now or hereafter placed upon theBuilding or any part thereof with the written consent of Landlord, and allrenewals, modifications, consolidations, replacements or extensions thereof, andall indebtedness now or hereafter secured thereby and all interest thereon, 

K. "Operating Expenses" shall mean all operating expenses of any kind ornature which are necessary, ordinary or customarily incurred in connection withthe operation, maintenance or repair of the Building as determined by Landlord.

Operating Expenses shall include, but not be limited to: 

(1) costs of supplies, including, but not limited to, the cost of relampingall Building standard lighting as the same may be required from time to time;

(2) costs incurred in connection with obtaining and providingenergy for the Building, including, but not limited to, costs of propane,butane, natural gas, steam, electricity, solar energy and fuel oils, coal or anyother energy sources; 

(3) costs of water and sanitary and storm drainage services; 

(4) costs of janitorial and security services; 

(5) costs of general maintenance and repairs, including costsunder HVAC and other mechanical maintenance contracts and maintenance, repairsand replacement of equipment and tools used in connection with operating theBuilding; 

(6) costs of maintenance and replacement of landscaping; 

20 

(7) insurance premiums, including fire and all-risk coverage,together with loss of rent endorsements, the part of any claim required to bepaid under the deductible portion of any insurance policies carried by Landlordin connection with the Building (where Landlord is unable to obtain insurancewithout such deductible from a major insurance carrier at reasonable rates),public liability insurance and any other insurance carried by Landlord on theBuilding, or any component parts thereof (all such insurance shall be in suchamounts as may be required by any holder of a Mortgage or as Landlord mayreasonably determine); 

(8) labor costs, including wages and other payments, costs to Landlord ofworker's compensation and disability insurance, payroll taxes, welfare fringebenefits, and all legal fees and other costs or expenses incurred in resolvingany labor dispute; 

(9) professional building management fees required for management of theBuilding; 

(10) legal, accounting, inspection, and other consultationfees (including, without limitation, fees charged by consultants retained byLandlord for services that are designed to produce a reduction in OperatingExpenses or to reasonably improve the operation, maintenance or state of repairof the Building) incurred in the ordinary course of operating the Building or inconnection with making the computations required hereunder or in any audit ofoperations of the Building; 

(11) the costs of capital improvements or structural repairsor replacements made in OF to the Building in order to conform to changes,subsequent to the date of this Lease, in any applicable laws, ordinances, rules,regulations or orders of any governmental or quasi-governmental authority havingjurisdiction over the Building (herein "Required Capital Improvements") or thecosts incurred by Landlord to install a new or replacement capital item for thepurpose of reducing Operating Expenses (herein "Cost Savings Improvements"), anda reasonable reserve for all other capital improvements and structural repairsand replacements reasonably necessary to permit Landlord to maintain theBuilding in its current class. The expenditures for Required CapitalImprovements and Cost Savings Improvements shah1 be amortized overthe useful life of such capital Improvement or structural repair or replacement(as determined by Landlord). All costs so amortized shall bear interest on theunamortized balance at the rate of twelve percent (12%) **per**annum or suchhigher rate as may have been paid by Landlord on funds borrowed for the purposeof constructing these capital improvements. 

In making any computations contemplated hereby, Landlordshall also be permitted to make such adjustments aid modifications to theprovisions of this paragraph and Article 4 as shall be reasonable **and**necessary to achieve the intention of the parties hereto. 

L. "Rent" shall have the meaning specified therefor in Article 3. 

M. "Tax" or "Taxes" shall mean: 

(1) all real property taxes and assessments levied againstthe Building by any governmental or quasi-governmental authority. The foregoingshall include all federal, state, county, or local governmental, specialdistrict, improvement district, municipal or other political subdivision taxes,fees, levies, assessments, charges or other impositions of every kind andnature, whether general, special, ordinary or extraordinary, respecting theBuilding, including without limitation, real estate taxes, general and specialassessments, interest on any special assessments paid in installments, transittaxes, water and sewer rents, taxes based upon the receipt of rent, personalproperty taxes imposed upon the fixtures, machinery, equipment, apparatus,appurtenances, furniture and other personal property used in connection with theBuilding which Landlord shall pay during any calendar year, any portion of whichoccurs during this Term (without regard to any different fiscal year used bysuch government or municipal] authority except as provided below). Provided,however, any taxes which shall be levied on the rentals of the Building shall bedetermined as if the Building were Landlord's only property, and providedfurther that in no event shall the term "taxes **or**assessment," as usedherein, include any net federal or state income taxes levied or assessed onLandlord, unless such taxes are a specific substitute for real property taxes.Such term shall, however, include gross taxes on rentals. Expenses incurred byLandlord for tax consultants and in contesting the amount or validity of anysuch taxes or assessments shall be included in such computations. 

21 

(2) all "assessments", including so-called specialassessments, license tax, business license fee, business license tax, levy,charge, penalty or tax imposed by any authority having the direct power to tax,including any city, county, state or federal government, or any school,agricultural, lighting, water, drainage, or other improvement or specialdistrict thereof, against the Premises or the Building or any legal or equitableinterest of Landlord therein. For the purposes of this Lease, any specialassessments shall be deemed payable in such number of installments as ispermitted by law, whether or not actually so paid. If as of the CommencementDate the Building has not been fully assessed as a completed project, for thepurpose of computing the Operating Expenses for any adjustment required hereinor under Article 4, the Tax shall be adjusted by Landlord, as of the date onwhich the adjustment is to be made, to reflect full completion of the Buildingincluding all standard Tenant finish work. If the method of taxation of realestate prevailing to the time of execution hereof shall be, or has been altered,so as to cause the whole or any part of the taxes now, hereafter or theretoforelevied, assessed or imposed on real estate to be levied, assessed or imposed onLandlord, wholly or partially, as a capital levy or otherwise, or on or measuredby the rents received therefrom, then such new or altered taxes attributable tothe Building shall be included within the term real estate taxes, except thatthe same shall not include any enhancement of said tax attributable to otherincome of Landlord. All of the preceding clauses M (1) and (2) are collectivelyreferred to as the "Tax" or "Taxes", All other capitalized terms shall have thedefinition set forth in the Lease. 
**ARTICLE 30 

MISCELLANEOUS PROVISIONS

**A. Rules and Regulations.**Tenant shall comply with all of the rules andregulations promulgated by Landlord from time to time for the Building. A copyof the current rule and regulations is attached hereto as Exhibit 

**B. Execution of Lease.**If more than one person or entityexecutes this Lease as Tenant, each such person or entity shall be jointly andseverally liable for observing and performing each of the terms, covenants,conditions and provisions to be observed or performed by Tenant. 

**C. Notices.** All notices under this Lease shall be in writingand will be deemed sufficiently given for all purposes if, to Tenant, bydelivery to Tenant at the Premises during the hours the Building is open forbusiness or by certified mail, return receipt requested or by overnight deliveryservice (with one acknowledged receipt), to Tenant at the address set forthbelow, and if to Landlord, by certified mail, return receipt requested or byovernight delivery service (with one acknowledged receipt), at the addresses setforth below. 

Landlord:               at address shown in Article 1, item F. 

with a copy to:     Building Manager at address shown in Article 1, item G. 

Tenant:                  at address shown in Article 1, item B. 

with copy to: 

**D. Transfers.**The term ''Landlord" appearing herein shall mean only the ownerof the Building from time to time and, upon a sale or transfer of its interestin the Building, the then Landlord and transferring party shall have no furtherobligations or liabilities for matters accruing after the date of transfer ofthat interest and Tenant, upon such sale or transfer, shall look solely to thesuccessor owner and transferee of the Building for performance of Landlord'sobligations hereunder. 

**E. Relocation.** Landlord shall be entitled during the LeaseTerm to cause Tenant to relocate from the Premises to a comparable space withinthe Building (a "Relocation Space") at any time after reasonable notice, 

22 

which notice shall give Tenant no less than sixty (60) daysadvance notice. Landlord or the third party tenant replacing Tenant shall paythe expense of moving Tenant to a space within the Building comparable to thePremises and providing comparable leasehold improvements. Such a relocationshall not terminate, modify or otherwise affect the Lease, except with respectto the location of the Premises from and after the date of such relocation."Premises", shall, thereafter, refer to the Relocation Space into which Tenanthas been moved, rather than the original Premises as herein defined. 

**F. Tenant Financial Statements.** Upon the written request ofLandlord, Tenant shall submit financial statements for its most recent financialreporting period and for the prior Lease Year. Landlord shall make such requestno more than twice during any Lease Year. All such financial statements shall becertified as true and correct by the responsible officer or partner of Tenantand if Tenant is then in default hereunder. the financial statements shall becertified by an independent certified public accountant. 

**G. Relationship of the Parties.** Nothing contained in thisLease shall be construed by the parties hereto, or by any third party, asconstituting the parties as principal and agent, partners or joint ventures, norshall anything herein render either party (other than a guarantor) liable forthe debts and obligations of any other party, it being understood and agreedthat the only relationship between Landlord and Tenant is that of Landlord andTenant. 

**H. Entire Agreement;****Merger.** This Lease embodies the entireagreement and understanding between the parties respecting the Lease and thePremises and supersedes all prior negotiations, agreements and understandingsbetween the parties, all of which are merged herein. No provision of this Leasemay be modified, waived or discharged except by an instrument in writing signedby the party against which enforcement of such modification, waiver or dischargeis sought. 

**I. No Representation by Landlord.**Neither Landlord nor anyagent of Landlord has made any representations, warranties, or promises withrespect to the Premises or the Building except as expressly set forth herein.

**J. Limitation of Liability.**Notwithstanding any provision inthis Lease to the contrary, under no circumstances shall Landlord's liability orthat of its directors, officers, employees and agents for failure to perform anyobligations arising out of or in connection with the Lease or for any breach, ofthe terms or conditions of this Lease (whether written or implied) exceedLandlord's equity interest in the Building. Any judgments rendered againstLandlord shall be satisfied solely out of proceeds of sale of Landlord'sinterest in the Building. No personal judgment shall lie against Landlord uponextinguishment of its rights in the Building and any judgments so rendered shallnot give rise to any right of execution or levy against Landlord's assets. Theprovisions hereof shall inure to Landlord's successors and assigns including anyLender. The foregoing provisions are not intended to relieve Landlord from theperformance of any of Landlord's obligations under this Lease, but only to limitthe personal liability of Landlord in case of recovery of a judgment againstLandlord; nor shall the foregoing be deemed to limit Tenant's rights to obtaininjunctive relief or specific performance or other remedy which may be accordedTenant by law or under this Lease. If Tenant claims or asserts that Landlord hasviolated or failed to perform a covenant under the Lease, Tenant's sole remedyshall be an action for specific performance, declaratory judgment or injunctionand in no event shall Tenant be entitled to any money damages in any action orby way of set off, defense or counterclaim and Tenant hereby specifically waivesthe right to any money damages or other remedies for any such violation orfailure. 

**K. Memorandum of Lease.**Neither party, without the written consent of theother, will execute or record this Lease or any summary or memorandum of thisLease in any public recorders office. 

**L. No Waivers; Amendments.**Failure of Landlord to insist uponstrict compliance by Tenant of any condition or provision of this Lease shallnot be deemed a waiver by Landlord of that condition. No waiver shall beeffective against Landlord unless in writing and signed by Landlord. Similarly,this Lease cannot be amended except by a writing signed by Landlord, and Tenant.

23 

**M. Successors and Assigns. The conditions, covenants and agreementscontained herein shall be binding upon and inure to the benefit of the partieshereto and their respective heirs, executors, administrators, successors andassigns. 
**N. Governing Law. This Lease shall be governed by the law of the Statewhere the Building is located. 

**O. Exhibits.** All exhibits attached to this Lease are a part hereof and areincorporated herein by reference and all provisions of such exhibits shallconstitute agreements, promises and covenants of this Lease. 

**P. Captions.** The captions and headings used in this **Lease**are forconvenience only and in no way define or limit the scope, interpretation orcontent of this Lease. 
**Q. Counterparts. This Lease may be executed in one (1) 01 morecounterparts, each of which shall be deemed an original, but all of whichtogether shall constitute one and the same instrument 

 

24 

**ARTICLE 31**

**SPECIAL PROVISIONS**

A.      None. 

B. 

 

25 

IN WITNESS WHEREOF, and intending to be legally bound hereby, the partieshave duly executed this Lease with the Exhibits attached hereto, as of this *4th*day of June. 
Attest or Witness:**LANDLORD:**  **1NSITE    FOUNTAINVIEW, L.P.**   By:INSITE FV GP, L.P., a    Texas limited  partnership, its    general partner By:INSITE FOUNTAINVIEW    GP,  L.L.C., a Texas    limited liability  company, its general    partner      By:**Kris**Van    Norman Title:    President Date:6-4-04   Attest, **or Witness:**     TENANT:  **TEXEN OIL AND GAS,    INC.**    By:  Michael Sims Title:  Date:5-26-04         
                                                

26 

Certificate of Tenant (If A Corporation or Partnership) 

I, ____________________, Secretary or General Partner of______________________, Tenant, hereby certify that the officers executing theforegoing Lease on behalf of Tenant is/are duly authorized to act on behalf ofand bind the Tenant. 

________________________________Secretary or General Partner 

(Corporate Seal) 

27 

**EXHIBIT A****Plan Showing Premises**
EXHIBIT A_ Page 1 

**EXHIBIT B**

**WORK LETTER AGREEMENT**

TO: Texen Oil and Gas, Inc.         2401 Fountainview, Suite 1008         Houston, Texas 77057 
**Re: Suite 1008 in the Building known as FountainviewTower and located at 2401 Fountain view, Houston, Texas 77057 

Ladies and Gentlemen: 

Simultaneously with the execution of this Work LetterAgreement, you ("Tenant") and InSite Fountainview, L.P, ("Landlord") areentering into a lease (the "Lease") pertaining to the space referred to above(the "Premises"). 

In consideration of the covenants contained in this WorkLetter Agreement and in the Lease, Landlord and Tenant agree as follows: 
Tenant's Work                        1.Tenant desires    Landlord to perform certain leasehold improvement work (the "Work") in the    Premises described in Schedule 1. a copy of which is attached hereto, The Work and Schedule 1    have been approved by Landlord and Tenant but such approval by Landlord shall not    constitute any warranty by landlord to Tenant of the adequacy of the design for Tenant's    intended use of the Premises nor shall such approval of Schedule 1 create any liability    or responsibility on the part of Landlord for compliance with applicable statutes, ordinances,    regulations, laws, codes and industry standards relating to handicap discrimination    (including, without limitation, the Americans with Disabilities Act).Working Drawings                 2.If necessary for the    performance of the work, Landlord, at itsexpense,    shall prepare final Working    Drawings and specifications for the Work (the "Working Drawings") based upon    and consistent with Schedule 1. Tenant shall approve the Working Drawings    within three (3) days after receipt of same from Landlord.Performance of Work          3.Except as hereinafter    provided to the contrary Landlord, at itsexpense,    shall perform the Work shown    on Schedule land the Working Drawings, if any, using (except as may be stated or    shown in Schedule 1 or the Working Drawings) building standard materials and    quantities ("Building Standards"), Tenant shall not be entitled to any    credit or payment from    Landlord for any Building Standards or any non-standard Work not utilized by Tenant.      Substantial Completion      4.       Landlord shall use reasonable efforts to cause the    Work to be "substantially completed" on or    before the date described in Section 1H of the Lease, subject to delays described in Article    25 of the Lease and delays described in Paragraph 5 of this Work Letter Agreement. The    Work shall be considered "substantially completed" for all purposes under this    Work Letter Agreement and the Lease if and when Landlord's architect issues a    written certificate to Landlord and Tenant, certifying that the Work has been completed (except    for minor finish-out and "punchlist" items) in substantial
EXHIBIT B Page 1 

 compliance with    Schedule i and, if applicable, the Working Drawings, if any, or when Tenant first takes    occupancy of the Premises, whichever first occurs. If the Work is not substantially    completed on or before the date described in Section 1H of the Lease for any reason (other than    a delay specified in Paragraph 5 below), the Lease shall remain in effect, Landlord shall    have no liability to Tenant as a result of any delay in occupancy and the date described    in Section 1H of the Lease shall **be**extended (subject to Paragraph 5 below) to the date on    which the Work is substantially completed.**Tenant Delays           **     5.There shall be no    extension of the date described in Section 1H of the Lease (as permissibly extended    under Paragraph 4 above) if the Work has not been substantially completed on said date    by reason of any delay attributable to Tenant, including without limitation; (a) Tenant's    requirements for special work or materials, finishes, or installations other    than the Building Standards which are not readily available; (b) the performance of    any other work in the Premises by any person, firm or corporation    employed by or on behalf of Tenant, or any failure to complete or delay in completion of such    work; or **(c)**any other act or omission of    Tenant.**Additional Work         **    6.Upon Tenant's request    and submission by Tenant (at Tenant's sole cost and expense) of the    necessary information and/or plans and specifications for **work**other    than the Work specified in    Schedule 1 *and*Working Drawings (the "Additional Work"), Landlord may, at its    election, perform the Additional Work, at Tenant's sole cost and expense. Prior to    commencing any Additional Work requested by Tenant, Landlord shall submit to Tenant a    written statement of the cost of **such**Additional Work which cost    shall include a 5% add-on    charge for Landlord's field supervision, administration and overhead and a    proposed Tenant Extra Order (the "TEO") for Additional Work in the standard form then in    use by Landlord. If Tenant shall fail to enter into said TEO within one (1) week **after**Tenant's receipt thereof, Landlord shall proceed to do only the Work specified in Schedule    1 and the Working Drawings, if any. Tenant agrees to pay to Landlord, concurrently    with its execution of the TEO, the entire cost of the Additional Work as shown in **the**statement delivered by Landlord.**Tenant Access    **7.Landlord hereby grants    to Tenant and Tenant's agents a license to enter the Premises prior to the    Commencement Date in order that Tenant may do other work required by Tenant to    make the Premises ready for Tenant's use and occupancy. It shall be a condition to the    grant by Landlord and continued effectiveness of such license that: (a) Tenant shall give    to Landlord not less than three (3) days' prior written notice of its request to have such    access to the Premises, which notice shall contain and/or shall be accompanied by: (i) a    description of and schedule for the work to be performed by those persons and    entities for whom and which such access is being requested; (ii) the names and addresses of    all contractors, subcontractors and material suppliers for whom and which such early    access **is**being requested and the approximate number of individuals, itemized by trade, who    will be present in the Premises; (iii) copies of all contracts pertaining to the performance of    the work for which such, early access is being requested; (iv) copies of ail plans and    specifications pertaining to the work for which such access is being requested; (v) copies    of all licenses and permits required in connection with the performance of the    work for which such access is being requested; and (vi) certificates of insurance (in amounts    and with insured parties satisfactory to Landlord) and instruments of    indemnification against all claims, costs, expenses, damages and liabilities which may    arise **in**connection with such work. All of the EXHIBIT B Page 2
 foregoing shall be    subject to Landlord's approval, which shall not be unreasonably withheld. (b) Such early access    shall be subject to scheduling by Landlord. (c) Tenant's agents,    contractors, workmen, mechanics, suppliers and invitees shall work in harmony and    not interfere with Landlord and Landlord's agents in performing the Work and any    Additional Work in the Premises, Landlord's work in other premises and in common areas of the    Building, or the general operation of (he Building, If at any time such entry shall cause or    threaten to cause such disharmony, Landlord may withdraw such license upon twenty-four (24)    hours' prior written notice to Tenant.   Any such entry into    and occupation of the Premises by Tenant shall be deemed to be under all of the    terms, covenants, conditions and provisions of the Lease, excluding only the covenant to pay    Rent and specifically including the provisions of Articles 5, 8, and 9 thereof. Landlord    shall not be liable for any injury, loss or damage which may occur to any of Tenant's work or    installations made in the Premises or to property placed therein prior to the Commencement Date    of the Term, the same being at Tenant's sole risk and liability. Tenant shall be liable    to Landlord for any damage to the Premises or to any portion of the Work caused by Tenant    or any of Tenant's employees, agents, contractors, workmen or suppliers. In the    event the performance of the work by Tenant, its agents, employees or contractors causes    extra costs to Landlord or requires the use of elevators during hours other than 8:00 a.m.    to 4:30 p.m. on Monday through Friday (except holidays), Tenant shall reimburse    Landlord for the entire extra cost and the cost incurred by Landlord for the engineers or operators    under applicable union regulations or contracts, if any, within five (5) days of receipt of    invoice for same.  **Incorporation               **    8.The terms and    provisions of the Lease, insofar as they are applicable to this Work Letter Agreement,    are hereby incorporated herein by reference.**Additional Rent           **9.All amounts payable    by Tenant to Landlord hereunder shall be deemed to be Rent under the Lease    and upon any default in the payment of same, Landlord shall have all of the rights and    remedies provided for in the Lease.
EXHIBIT B_ Page 3 

Schedule 1 

Description of Work 

Landlord shall at Landlord's expense complete the followingimprovements: 

Landlord shall paint and clean carpet throughout the Premises.  

 

EXHIBIT B_ Page 4 

**EXHIBIT C

Intentionally Deleted 

 

EXHFBIT C_ Page 1 

**EXHIBIT D**

Building's Rules and Regulations and Janitorial Specifications

1. The sidewalks, entrances, passages, courts, elevators,vestibules, stairways, corridors or halls of the Building shall not beobstructed or encumbered or used for any purpose other than ingress and egressto and from the premises demised to any tenant or occupant. 

2. No awnings or other projection shall be attached to theoutside walls or windows of the Building without the prior consent of Landlord.No curtains, blinds, shades^ or screens shall be attached to or hung in, or usedIn connection with, any window or door of the premises demised to any tenant oroccupant, without the prior consent of Landlord. Such awnings, projections,curtains, blinds, shades, screens or other fixtures must be of a quality, type,design and color, and attached in a manner, approved by Landlord. 

3. No sign, advertisement, object, notice or other lettering shall beexhibited, inscribed, painted or affixed on any part of the outside or inside ofthe premises demised to any tenant or occupant of the Building without the priorconsent of Landlord. Interior signs on doors and directory tables, if any, shall be of a size, color and style approved by Landlord. 

4. The sashes, sash doors, skylights, windows, and doors thatreflect or admit light and air into the halls, passageways or other publicplaces in the Building shall not be covered or obstructed, nor shall anybottles, parcels, or other articles be placed on any window sills. 

5. No show cases or other articles shall be put in front of or affixed to anypart of the exterior of the Building, nor placed in the halls, corridors,vestibules or other public parts of the Building. 

6. The water and wash closets and other plumbing fixturesshall not be used for any purposes other than those for which they wereconstructed., and no sweepings, rubbish, rags, or other substances shall bethrown therein. No tenant shall bring or keep, or permit to be brought or kept,any inflammable, combustible, explosive or hazardous fluid, materials, chemicalor substance in or about the premises demised to such tenant. 

7. No tenant or occupant shall mark, paint, drill *into,*or in any waydeface any part of the Building or the premises demised to such tenant oroccupant. No boring, cutting or stringing of wires shall be permitted, exceptwith the prior consent of Landlord, and as Landlord may direct. No tenant oroccupant shall install any resilient tile or similar floor covering in thepremises demised to such tenant or occupant except in a manner approved byLandlord. 

8. No bicycles, vehicles or animals of any kind shallbe brought into or kept in or about the premises demised to any tenant. Nocooking shall be done or permitted in the Building by any tenant without theapproval of the Landlord. No tenant shall cause or permit any unusual orobjectionable odors to emanate from the premises demised to such tenant, 

9. No space in the Building shall be used for manufacturing, for thestorage of merchandise, or for the sale of merchandise, goods, or property ofany kind at auction, without the prior consent of Landlord. 

10. No tenant shall make, or permit to be made, any unseemlyor disturbing noises or disturb or interfere with other tenants or occupants ofthe Building or neighboring buildings or premises whether by the use of anymusical instrument, radio, television set or other audio device, unmusicalnoise, whistling, singing, or in any other way. Nothing shall be thrown out ofany doors or window. 

11. No additional locks or bolts of any kind shall be placedupon any of the doors or windows, nor shall any changes be made in locks or themechanism thereof. Each tenant must, upon the termination of its 

EXHIBIT D_ Page 1 

tenancy, restore to Landlord all keys of stores, offices andtoilet rooms, either furnished to, or otherwise procured by, such tenant. 

12. All removals from the Building, or thecarrying in or out of the Building or the premises demised to any tenant, of anysafes, freight, furniture or bulky matter of any description must take place atsuch time and in such manner as Landlord or its agents may determine,from time to time. Landlord reserves the right to inspect all freight to bebrought into the Building and to exclude from the Building all freight whichviolates any of the Rules and Regulations or the provisions of such tenant'slease. 

13. No tenant shall use or occupy, or permitany portion of the premises demised to such tenant to be used or occupied, as anoffice for a public stenographer or typist, or to a barber or manicure shop, oras an employment bureau. No tenant or occupant shall engage or pay any employeesin the Building, except those actually working for such tenant or occupant inthe Building, nor advertise for laborers giving an address at the Building.

14. No tenant or occupant shall purchasespring water, ice, food, beverage, lighting maintenance, cleaning towels orother like service, from any company or person not approved by Landlord. Novending machines of any description shall be installed, maintained or operatedupon the premises demised to any tenant without the prior consent of Landlord.

15. Landlord shall have the right to prohibitany advertising by any tenant or occupant which, in Landlord's opinion, tends toimpair the reputation of the Building or its desirability as a building foroffices, and upon notice from Landlord, such tenant or occupant shall refrainfrom or discontinue such advertising. 

16. Landlord reserves the right to excludefrom the Building, between the hours of 6:00 P.M. and 8;00 A.M. on business daysand at all hours on Saturdays, Sundays and holidays, all persons who do notpresent a pass to the Building signed by Landlord. Landlord will furnish passesto persons for whom any tenant requests such passes. Each tenant shall beresponsible for all persons for whom it requests such passes and shall be liableto Landlord for all acts of such persons. 

17. Each tenant, before closing and leaving the premisesdemised to such tenant at any time, shall see that all entrance doors are lockedand all windows closed. Corridor doors, when not in use, shall be kept closed.

18. Each tenant shall, at its expense, provideartificial light in the premises demised to such tenant for Landlord's agents,contractors and employees while performing janitorial or other cleaning servicesand making repairs or alterations in said premises. 

19. No premises shall be used, or permitted to be used forlodging or sleeping, or for any immoral or illegal purposes. 

20. The requirements of tenants will beattended to only upon application at the office of Landlord. Building employeesshall not be required to perform, and shall not be requested by any tenant oroccupant to perform, and work outside of their regular duties, unless underspecific instructions from the office of Landlord. 

21. Canvassing, soliciting and peddling in the Building areprohibited and each tenant and occupant shall cooperate in seeking theirprevention. 

22. There shall not be used in the Building,either by any tenant or occupant or by their agents or contractors, in thedelivery or receipt of merchandise, freight, or other matter, any hand trucks orother means of conveyance except those equipped with rubber tires, rubber sideguards and such other safeguards as Landlord may require. 

23. If the Premises demised to any tenantbecome infested with vermin, such tenant, at its sole cost and expense, shallcause its premises to be exterminated, from time to time, to the satisfaction ofLandlord, and shall employ such exterminators therefor as shall be approved byLandlord. 

EXHIBIT D _ Page 2 

24. No premises shall be used, or permitted to be used, atany time, without the prior approval of Landlord, as a store for the sale ordisplay of goods, wares or merchandise of arty kind, or as a restaurant, shop,booth, bootblack or other stand, or for the conduct of any business oroccupation which predominantly involves direct patronage of the general publicin the premises demised to such tenant, or for manufacturing or for othersimilar purposes. 

25. No tenant shall clean any window in the Building from the outside. 

26. No tenant shall move, or permit to be moved, into or outof the Building or the premises demised to such tenant, any heavy or bulkymatter, without the specific approval of Landlord. If any such matter requiresspecial handling, only a qualified person shall be employed to perform suchspecial handling. No tenant shall place, or permit to be placed, on any part ofthe floor or floors of the premises demised to such tenant, a load exceeding thefloor load per square foot which such floor was designed to carry and which isallowed by law. Landlord reserves the right to prescribe the weight and positionof safes and other heavy matter, which must be placed so as to distribute theweight. 

27. Landlord shall provide and maintain an alphabeticaldirectory board in the first floor (main lobby) of the Building and no otherdirectory shall be permitted without the prior consent of Landlord. Each tenantshall be allowed one line on such board unless otherwise agreed to in writing.

28. With respect to work being performed by a tenant in itspremises with the approval of Landlord, the tenant shall refer all contractors,contractors' representatives and installation technicians to Landlord for itssupervision, approval and control prior to the performance of any work orservices. This provision shall apply to all work performed in the Buildingincluding installation of telephones, telegraph equipment, electrical devicesand attachments, and installations of every nature affecting floors, walls,woodwork, trim, ceilings, equipment and any other physical portion of theBuilding. 

29. Landlord shall not be responsible for lost or stolenpersonal property, equipment, money, or jewelry from the premises of tenants orpublic rooms whether or not such loss occurs when the Building or the premisesare locked against entry. 

30. Landlord shall not permit entrance to the premises oftenants by use of pass keys controlled by Landlord, to any person at any timewithout written permission from such tenant, except employees, contractors, orservice personnel directly supervised by Landlord and employees of the UnitedStates Postal Service, 

31. Each tenant and all of tenant's employees and inviteesshall observe and comply with the driving and parking signs and markers on theLand surrounding the Building, and Landlord shall not be responsible for anydamage to any vehicle towed because of noncompliance with parking regulations.

32. Without Landlord's prior approval, no tenant shall install any radio ortelevision antenna, loudspeaker, music system or other device on the roof orexterior walls of the Building or on common walls with adjacent tenants. 

33. Each tenant shall store all trash and garbage within itspremises or in such other areas specifically designated by Landlord. Nomaterials shall be placed in the trash boxes or receptacles in the Buildingunless such materials may be disposed of in the ordinary and customary manner ofremoving and disposing of trash and garbage and will not result in a violationof any law or ordinance governing such disposal. All garbage and refuse disposalshall be only through entryways and elevators provided for such purposes and atcrunch times as Landlord shall designate. 

34. No tenant shall employ any persons other then the janitorof Landlord for the purpose of cleaning its premises without the prior consentof Landlord. No tenant shall cause any unnecessary labor by reason of itscarelessness or indifference in the preservation of good order and cleanliness.Janitor service shall include ordinary dusting and cleaning by the janitorassigned to such work and shall not include beating of carpets or rugs or moving

EXHIBIT D_ Page 3 

of furniture or other special services. Janitor service shallbe furnished Mondays through Fridays, legal holidays excepted; janitor servicewill not be furnished to areas which arc occupied after 9:30 P.M. Widow cleaningshall be done only by Landlord, and only between 6:00 A.M. and 5:00 P.M. 

(Attach Janitorial Specifications for Property) 

 

EXHIBIT D _ Page 4 

EXHIBIT E 

Commencement Date Confirmation 

DECLARATION BY LANDLORD AND TENANT AS TO DATE OF DELIVERY ANDACCEPTANCE OF POSSESSION OF PREMISES 

Attached to and made a part of the Lease dated the __ day of___________, 2004, entered into and by INSITE FOUNTAINVIEW, L.P. as LANDLORD,and TEXEN OIL AND GAS, INC., a Nevada Corporation as TENANT. 

LANDLORD AND TENANT do hereby declare that possession of thePremises was accepted by TENANT on the ___ day of ___________, 2004. ThePremises required to be constructed and finished by LANDLORD in accordance withthe provisions of the Lease have been satisfactorily completed by LANDLORD andaccepted by TENANT, the Lease is now in full force and effect, and as of thedate hereof, LANDLORD has fulfilled all of its obligations under the Lease. TheLease Commencement Date is hereby established as June 1. 2004. The Term of thisLease shall terminate on November 30.2005. 
LANDLORD: INSITE **FOUNTAINVIEW, L.P.**By:                 INSITE FV GP, L.P., a Texas limited                  partnership, its genera! partner  By;                 INSITE FOUNTAINVIEW GP,                  L.L.C., a Texas limited liability                  company, its general partner  By: Name Typed: Kris A.      Van NormanTitle: President Date:   TENANT: TEXEN OIL AND GAS,      INC.  By: Name Typed: Michael      SimsTitle: Date: 
 

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