----

|   | (a)  BASE      RENT:   Seven Thousand One      Hundred Thirteen and 60/100  Dollars      ($ 7,113.60 ) per      month for the first  12  months,      as provided in Section 3.01, and shall be increased on the first day of      the  13th, 25th, 37th, and 49th month(s)      after the Commencement Date, either (i) as provided in Section 3.02, or      (ii) per the      rent schedule below.  (If (ii) is completed, then (i) and      Section 3.02 are inapplicable.)  Base Rent shall      commence December 1, 2008. |
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| Months | Base      Rent |
|--------|----------------|

| Thirteen      (13) through Twenty Four (24) | $7,824.96 |
|---------------------------------------------|-----------|

| Twenty      Five (25) through Thirty Six (36) | $8,062.08 |
|-----------------------------------------------|-----------|

| Thirty      Seven (37) through Forty Eight (48) | $8,299.20 |
|-------------------------------------------------|-----------|

| Forty      Nine (49) through Sixty (60) | $8,536.32 |
|-----------------------------------------|-----------|

|   | (b)  OTHER      PERIODIC PAYMENTS: (i) Real Property Taxes (See Section 4.02); (ii)      Utilities (See Section 4.03); (iii) Insurance Premiums (See Section 4.04);      (iv) Tenant's Initial Pro Rata Share of Common Area Expenses 11.1% (See      Section 4.05); (v) Impounds for Insurance Premiums and Property Taxes (See      Section 4.08); (vi) Maintenance, Repairs and Alterations (see Article      Six). |
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|   | Section      3.02.  Intentionally      Omitted |
|--------|----------------------------------------------------------|

|   | (a)      Upon the execution of this Lease, Tenant shall deposit with Landlord a      cash Security Deposit in the amount set forth in Section 1.10      above.  Landlord may apply all or part of the Security Deposit      to any unpaid rent or other charges due from Tenant or to cure any other      defaults of Tenant.  If Landlord uses any part of the Security      Deposit, Tenant shall restore the Security Deposit to its full amount      within ten (10) days after Landlord's written request.  Tenant's      failure to do so shall be a material default under this      Lease.  No interest shall be paid on the Security      Deposit.  Landlord shall not be required to keep the Security      Deposit separate from its other accounts and no trust relationship is      created with respect to the SecurityDeposit. |
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|   | (b)      Each Time the Base Rent is increased, Tenant shall deposit additional      funds with Landlord sufficient to increase the Security Deposit to an      amount which bears the same relationship to the adjusted Base Rent as the      initial Security Deposit bore to the initial Base  Rent. |
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|   | (a)      Real Property      Taxes.  Tenant shall pay all real property taxes on the      Property (including any fees, taxes or assessments against, or as a result      of, any tenant improvements installed on the Property by or for the      benefit of Tenant) during the Lease Term.  Subject to Paragraph      4.02 (c) and Section 4.08 below, such payment shall be made at least ten      (10) days prior to the delinquency date of the taxes.  Within      such ten (10) –day period, Tenant shall furnish Landlord with satisfactory      evidence that the real property taxes have been paid.  Landlord      shall reimburse Tenant for any real property taxes paid by Tenant covering      any period of time prior to or after the Lease Term.  If Tenant      fails to pay the real property taxes when due, Landlord may pay the taxes      and Tenant shall reimburse Landlord for the amount of such tax payment as      Additional Rent. |
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|   | (b)      Definition of "Real      Property Tax."  "Real property tax" means: (i) any fee,      license fee, license tax, business license fee, commercial rental tax,      levy, charge, assessment, penalty or tax imposed by any taxing authority      against the Property; (ii) any tax on the Landlord's right to receive, or      the receipt of, rent or income from the Property or against Landlord's      business of leasing the Property; (iii) any tax or charge for fire      protection, streets, sidewalks, road maintenance, refuse or other services      provided to the Property by any governmental agency; (iv) any tax imposed      upon this transaction or based upon a re-assessment of the Property due to      a change of ownership, as defined by applicable law, or other transfer of      all or part of Landlord's interest in the Property; and (v) any charge or      fee replacing any tax previously included within the definition of real      property tax.  "Real property tax" does not, however, include      Landlord's federal or state income, franchise, inheritance or estate      taxes. |
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|   | (c)      Joint      Assessment.  If the Property is not separately assessed,      Landlord shall reasonably determine Tenant's share of the real property      tax payable by Tenant under Paragraph 4.02(a) from the assessor's      worksheets or other reasonably available information.  Tenant      shall pay such share to Landlord within fifteen (15) days after receipt of      Landlord's written statement. |
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|   | (d)  Personal Property      Taxes. |
|--------|----------------------------------------------|

|   | (i)  Tenant      shall pay all taxes charged against trade fixtures, furnishings, equipment      or any other personal  property belonging to      Tenant.  Tenant shall try to have personal property taxes      separately from the Property. |
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|   | (ii)  If      any of Tenant's personal property is taxed with the Property, Tenant shall      pay Landlord the taxes for the personal property within fifteen (15) days      after Tenant receives a written statement from Landlord for such personal      property taxes. |
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|   | (a)      Liability      Insurance.  During the Lease Term, Tenant shall maintain      a policy of commercial general liability insurance (sometimes known as      broad form comprehensive general liability insurance) insuring Tenant      against liability for bodily injury, property damage (including loss of      use of property) and personal injury arising out of the operation, use or      occupancy of the Property.  Tenant shall name Landlord as an      additional insured under such policy.  The initial amount of      such insurance shall be One Million Dollars ($1,000,000) per occurrence      and shall be subject to periodic increase based upon inflation, increased      liability awards, recommendation of Landlord's professional insurance      advisers and other relevant factors.  The liability insurance      obtained by Tenant under this Paragraph 4.04(a) shall (i) be primary and      non-contributing; (ii) contain cross-liability endorsements; and (iii)      insure Landlord against Tenant's performance under Section 5.05, if the      matters giving rise to the indemnity under Section 5.05 result from the      negligence of Tenant.  The amount and coverage of such insurance      shall not limit Tenant's liability nor relieve Tenant of any other      obligation under this Lease.  Landlord may also obtain      comprehensive public liability insurance in an amount and with coverage      determined by Landlord insuring Landlord against liability arising out of      ownership, operation, use or occupancy of the Property.  The      policy obtained by Landlord shall not be contributory and shall not      provide primary insurance. |
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|   | (b)      Property and Rental      Income Insurance.  During the Lease Term, Landlord shall      maintain policies of insurance covering loss of or damage to the Property      in the full amount of its replacement value.  Such policy shall      contain an Inflation Guard Endorsement and shall provide protection      against all perils included within the classification of fire, extended      coverage, vandalism, malicious mischief, special extended perils (all      risk), sprinkler leakage and any other perils which Landlord deems      reasonably necessary.  Landlord shall have the right to obtain      flood and earthquake insurance if required by any lender holding a      security interest in the Property.  Landlord shall not obtain      insurance for Tenant's fixtures or equipment or building improvements      installed by Tenant on the Property.  During the Lease Term,      Landlord shall also maintain a rental income insurance policy, with loss      payable to Landlord, in an amount equal to one year's Base Rent, plus      estimated real property taxes and insurance premiums.  Tenant      shall be liable for the payment of any deductible amount under Landlord's      or Tenant's insurance policies maintained pursuant to this Section 4.04,      in an amount not to exceed Ten Thousand Dollars  ($10,000). |
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|   | (c)  Payment of      Premiums.  Subject to Section 4.08, Tenant shall pay all      premiums for the insurance policies described in Paragraphs 4.04(a) and      (b) (whether obtained by Landlord or Tenant) within fifteen (15) days      after Tenant’s receipt of a copy of the premium statement or other      evidence of the amount due, except Landlord shall pay all premiums for      non-primary comprehensive public liability insurance which Landlord elects      to obtain as provided in Paragraph 4.04(a).  For insurance      policies maintained by Landlord which cover improvements on the entire      Project, Tenant shall pay Tenant’s prorated share of the premiums, in      accordance with the formula in Paragraph 4.05(e) for determining Tenant’s      share of Common Area costs.  If insurance policies maintained by      landlord cover improvements on real property other than the Project,      Landlord shall deliver to Tenant a statement of the premium applicable to      the Property showing in reasonable detail how Tenant’s share of the      premium was computed.  If the Lease Term expires before the      expiration of an insurance policy maintained by Landlord, Tenant shall be      liable for Tenant’s prorated share of the insurance      premiums.  Before the Commencement Date, Tenant shall deliver to      Landlord the expiration of any such policy, Tenant shall deliver to      Landlord a renewal of such policy.  As an alternative to      providing a policy of insurance, Tenant shall have the right to provide      Landlord a certificate of insurance, executed by an authorized officer of      the insurance company, showing that the insurance which Tenant is required      to maintain under this Section 4.04 is in full force and effect and      containing such other information which Landlord reasonably      requires. |
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|   | (d)  General Insurance      Provisions. |
|--------|---------------------------------------------------|

|   | (i)  Any      insurance which Tenant is required to maintain under this Lease shall      include a provision which requires the insurance carrier to give Landlord      not less than thirty (30) days' written notice prior to any cancellation      or modification of such coverage. |
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|   | (ii)  If      Tenant fails to deliver any policy, certificate or renewal to Landlord      required under this Lease within the prescribed time period or if any such      policy is canceled or modified during the Lease Term without Landlord's      consent, Landlord may obtain such insurance, in which case Tenant shall      reimburse Landlord for the cost of such insurance within fifteen (15) days      after receipt of a statement that indicates the cost of such      insurance. |
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|   | (iii)  Tenant      shall maintain all insurance required under this Lease with companies      holding a "General Policy Rating" of A-12 or better, as set forth in the      most current issue of "Best Key Rating Guide."  Landlord and      Tenant acknowledge the insurance markets are rapidly changing and that      insurance in the form and amounts described in this Section 4.04 may not      be available in the future.  Tenant acknowledges that the      insurance described in this Section 4.04 is for the primary benefit of      Landlord.  If at any time during the Lease Term, Tenant is      unable to maintain the insurance required under the Lease, Tenant shall      nevertheless maintain insurance coverage which is customary and      commercially reasonable in the insurance industry for Tenant's type of      business, as that coverage may change from time to      time.  Landlord makes no representation as to the adequacy of      such insurance to protect Landlord's or Tenant's      interests.  Therefore, Tenant shall obtain any such additional      property or liability insurance which Tenant deems necessary to protect      Landlord and Tenant. |
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|   | (a)      Common      Areas.  As used in this Lease, "Common Areas" shall mean      all areas within the Project which are available for the common use of      tenants of the Project and which are not leased or held for the exclusive      use of Tenant or other tenants, including, but not limited to, parking      areas, driveways, sidewalks, loading areas, access roads, corridors,      landscaping and planted areas.  Landlord, from time to time, may      change the size, location, nature and use of any of the Common Areas,      convert Common Areas into leasable areas, construct additional parking      facilities (including parking structures) in the Common Areas, and      increase or decrease Common Area land and/or facilities.  Tenant      acknowledges that such activities may result in inconvenience to      Tenant.  Such activities and changes are permitted if they do      not materially affect Tenant's use of the  Property. |
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|   | (b)      Use of Common      Areas.  Tenant shall have the nonexclusive right (in      common with other tenants and all others to whom Landlord has granted or      may grant such rights) to use the Common Areas for the purposes intended,      subject to such reasonable rules and regulations as Landlord may establish      from time to time.  Tenant shall abide by such rules and      regulations and shall use its best effort to cause others who use the      Common Areas with Tenant's express or implied permission to abide by      Landlord's rules and regulations.  At any time, Landlord may      close any Common Areas to perform any acts in the Common Areas as, in      Landlord's judgment, are desirable to improve the      Project.  Tenant shall not interfere with the rights of      Landlord, other tenants or any other person entitled to use the Common      Areas. |
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|   | (c)      Specific Provision re:      Vehicle Parking.  Tenant shall be entitled to use the      number of vehicle parking spaces in the Project allocated to Tenant in      Section 1.11 of the Lease without paying any additional      rent.  Tenant shall have 6 reserved spots as identified on      Exhibit A and shall be limited to vehicles no larger than standard size      automobiles or pickup utility vehicles.  Tenant shall not cause      large trucks or other large vehicles to be parked within the Project      except within their dock area or on the adjacent public      streets.  Temporary parking of large delivery vehicles in the      Project may be permitted by the rules and regulations established by      Landlord.  Vehicles shall be parked only in striped parking      spaces and not in driveways, loading areas or other locations not      specifically designated for parking.  Handicapped spaces shall      only be used by those legally permitted to use them.  Tenant      shall not be allowed to park more vehicles in the parking area than the      number set forth in Section 1.11 of this Lease without consent of      Landlord.  In addition to Landlord's other remedies under the      Lease, Tenant shall pay a daily charge determined by Landlord for each      such additional vehicle. |
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|   | (d)      Maintenance of Common      Areas.  Landlord shall maintain the Common Areas in good      order, condition and repair and shall operate the Project, in Landlord's      sole discretion, as a first-class industrial/commercial real property      development.  Tenant shall pay Tenant's pro rata share (as      determined below) of all costs incurred by Landlord for the operation and      maintenance of the Common Areas.  Common Area costs include, but      are not limited to, costs and expenses for the      following:  gardening and landscaping; utilities, water and      sewage charges; maintenance of signs (other than tenants' signs); premiums      for liability, property damage, fire and other types of casualty insurance      on the Common Areas and worker's compensation insurance; all property      taxes and assessments levied on or attributable to the Common Areas and      all Common Area improvements; all personal property taxes levied on or      attributable to personal property used in connection with the Common      Areas; straight-line depreciation on personal property owned by Landlord      which is consumed in the operation or maintenance of the Common Areas;      rental or lease payments paid by Landlord for rented or leased personal      property used in the operation or maintenance of the Common Areas; fees      for required licenses and permits; repairing, resurfacing, repaving,      maintaining, painting, lighting, cleaning, refuse removal, security and      similar items; reserves for roof replacement and exterior painting and      other appropriate reserves; and a  reasonable allowance to      Landlord for Landlord's supervision of the Common Areas (not to exceed      three percent (3% ) of the gross rents of the Project for the calendar      year).  Landlord may cause any or all of such services to be      provided by third parties and the cost of such services shall be included      in Common Area costs.  Common Area costs shall not include      depreciation of real property which forms part of the Common      Areas. |
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|   | (e)      Tenant's Share and      Payment.  Tenant shall pay Tenant's annual pro rata share      of all Common Area costs (prorated for any fractional month) upon written      notice from Landlord that such costs are due and payable, and in any event      prior to delinquency.  Tenant's pro rata share shall be      calculated by dividing the square foot area of the Property(23,712 SF), as      set forth in Section 1.04 of the Lease, by the aggregate square foot area      of the Project (213,408 SF) which is leased or held for lease by tenants,      as of the date on which the computation is made.  Tenant's      initial pro rata share is set out in Paragraph 1.12(b).  Any      changes in the Common Area costs and/or the aggregate area of the Project      leased or held for lease during the Lease Term shall be effective on the      first day of the month after such change occurs.  Landlord may,      at Landlord's election, estimate in advance and charge to Tenant as Common      Area costs, all real property taxes for which Tenant is liable under      Section 4.02 of the Lease, all insurance premiums for which Tenant is      liable under Section 4.04 of the Lease, all maintenance and repair costs      for which Tenant is liable under Section 6.04 of the Lease, and all other      Common Area costs payable by Tenant hereunder.  At Landlord's      election, such statements of estimated Common Area costs shall be      delivered monthly, quarterly or at any other periodic intervals to be      designated by Landlord.  Landlord may adjust such estimates at      any time based upon Landlord's experience and reasonable anticipation of      costs.  Such adjustments shall be effective as of the next rent      payment date after notice to Tenant.  Within sixty (60) days      after the end of each calendar year of the Lease Term, Landlord shall      deliver to Tenant a statement prepared in accordance with generally      accepted accounting principles setting forth, in reasonable detail, the      Common Area costs paid or incurred by Landlord during the preceding      calendar year and Tenant's pro rata share. Upon receipt of such statement,      there shall be an adjustment between Landlord and Tenant, with payment to      or credit given by Landlord (as the case may be) so that Landlord shall      receive the entire amount of Tenant's share of such costs and expenses for      such period. |
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|   | (a)      Except as provided in Article Seven (Damage or Destruction) and Article      Eight (Condemnation), Landlord shall keep the following in good order,      condition and repair: the foundations, exterior walls and roof of the      Property (including painting the exterior surface of the exterior walls of      the Property not more often than once every five (5) years, if necessary)      and all components of electrical, mechanical, plumbing, heating and air      conditioning systems and facilities located in the Property which are      concealed or used in common by tenants of the Project.  However,      Landlord shall not be obligated to maintain or repair windows, doors,      plate glass or the interior surfaces of the exterior      walls.  Landlord shall make repairs under this Section 6.03      within a reasonable time after receipt of a written notice from Tenant of      the need for such repairs. |
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|   | (b)      Tenant shall pay or reimburse Landlord for all costs Landlord incurs under      Paragraph 6.03(a) above as Common Area costs as provided for in Section      4.05 of the Lease.  Tenant waives the benefit of any statute in      effect now or in the future which might give Tenant the right to make      repairs at Landlord’s expense or to terminate this Lease due to Landlord’s      failure to keep the Property in good order, condition and      repair. |
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|   | (a)      Except as provided in Section 6.03, Article Seven (Damage or Destruction)      and Article Eight (Condemnation), Tenant shall keep all portions of the      Property (including structural, nonstructural, interior, systems and      equipment) in good order, condition and repair (including interior      repainting and refinishing, as needed).  If any portion of the      Property or any system or equipment in the Property which Tenant is      obligated to repair cannot be fully repaired or restored, Tenant shall      promptly replace such portion of the Property or system or equipment in      the Property, regardless of whether the benefit of such replacement      extends beyond the Lease Term; but if the benefit or useful life of such      replacement extends beyond the Lease Term (as such term may be extended by      exercise of any options), the useful life of such replacement shall be      prorated over the remaining portion of the Lease Term (as extended), and      Tenant shall be liable only for that portion of the cost which is      applicable to the Lease Term (as extended).  Tenant shall      maintain a preventive maintenance contract providing for the regular      inspection and maintenance of the heating and air conditioning system by a      licensed heating and air conditioning contractor.  Landlord      shall have the right, upon written notice to Tenant, to undertake the      responsibility for preventive maintenance of the heating and air      conditioning system at Tenant's expense.  In addition, Tenant      shall, at Tenant's expense, repair any damage to the roof, foundation or      structural portions of walls caused by Tenant's act or      omissions.  It is the intention of Landlord and Tenant that, at      all times during the Lease Term, Tenant shall maintain the Property in an      attractive, first-class and fully operative  condition. |
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|   | (b)      Tenant shall fulfill all of Tenant's obligations under this Section 6.04      at Tenant's sole expense.  If Tenant fails to maintain, repair      or replace the Property as required by this Section 6.04, Landlord may,      upon ten (10) days' prior notice to Tenant (except that no notice shall be      required in the case of any emergency), enter the Property and perform      such maintenance or repair (including replacement, as needed) on behalf of      Tenant.  In such case, Tenant shall reimburse Landlord for all      costs incurred in performing such maintenance or repair immediately upon      demand. |
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|   | (a)      Tenant shall not make any alterations, additions, or improvements to the      Property without Landlord's prior written consent, except for      non-structural alterations which do not exceed Ten Thousand Dollars      ($10,000) in cost cumulatively over the Lease Term and which are not      visible from the outside of any building of which the Property is      part.  Landlord may require Tenant to provide demolition and/or      lien and completion bonds in form and amount satisfactory to      Landlord.  Tenant shall promptly remove any alterations,      additions, or improvements constructed in violation of this Paragraph      6.05(a) upon Landlord's written request.  All alterations,      additions, and improvements shall be done in a good and workmanlike      manner, in conformity with all applicable laws and regulations, and by a      contractor approved by Landlord.  Upon completion of any such      work, Tenant shall provide Landlord with "as built" plans, copies of all      construction contracts, and proof of payment for all labor and      materials. |
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|   | (b)  Tenant      shall pay when due all claims for labor and material furnished to the      Property.  Tenant shall give Landlord at least twenty (20) days'      prior written notice of the commencement of any work on the Property,      regardless of whether Landlord's consent to such work is      required.  Landlord may elect to record and post notices of      non-responsibility on the Property. |
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|   | (a)      Tenant shall notify Landlord in writing immediately upon the occurrence of      any damage to the Property.  If the Property is only partially      damaged (i.e., less than twenty-five  (25%) of the Property is      untenantable as a result of such damage or less than twenty-five percent      (25%) of Tenant's operations are materially impaired) and if the proceeds      received by Landlord from the insurance policies described in Paragraph      4.04(b) are sufficient to pay for the necessary repairs, this Lease shall      remain in effect and Landlord shall repair the damage as soon as      reasonably possible, but not to exceed 3 months.  Landlord may      elect (but is not required) to repair any damage to Tenant's fixtures,      equipment, or improvements. |
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|   | (b)      If the insurance proceeds received by Landlord are not sufficient to pay      the entire cost of repair, or if the cause of the damage is not covered by      the insurance policies which Landlord maintains under Paragraph 4.04(b),      Landlord may elect either to (i) repair the damage as soon as reasonably      possible, but not to exceed 3 months, in which case this Lease shall      remain in full force and effect, or (ii) terminate this Lease as of      the date the damage occurred.  Landlord shall notify Tenant      within thirty (30) days after receipt of notice of the occurrence of the      damage whether Landlord elects to repair the damage or terminate the      Lease.  If Landlord elects to repair the damage, Tenant shall      pay Landlord the "deductible amount" (if any) under Landlord's insurance      policies and, if the damage was due to an act or omission of Tenant, or      Tenant's employees, agents, contractors or invitees, the difference      between the actual cost of repair and any insurance proceeds received by      Landlord.  If Landlord elects to terminate the Lease, Tenant may      elect to continue this Lease in full force and effect, in which case      Tenant shall repair any damage to the Property and any building in which      the Property is located.  Tenant shall pay the cost of such      repairs, except that upon satisfactory completion of such repairs,      Landlord shall deliver to Tenant any such insurance proceeds received by      Landlord for the damage repaired by Tenant.  Tenant shall give      Landlord written notice of such election within ten (10) days after      receiving Landlord's terminationnotice. |
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|   | (c)      If the damage to the property occurs during the last six (6) months of the      Lease Term and such damage will require more than thirty (30) days to      repair, either Landlord or Tenant may elect to terminate this Lease as of      the date the damage occurred, regardless of the sufficiency of any      insurance proceeds.  The party electing to terminate this Lease      shall give written notification to the other party of such election within      thirty (30) days after Tenant's notice to Landlord of the occurrence of      the damage. |
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|   | (a)  Tenant's      request for consent to any transfer described in Section 9.01 shall set      forth in writing the details of the proposed transfer, including the name,      business and financial condition of the prospective transferee, financial      details of the proposed transfer (e.g., the term of and the rent and      security deposit payable under any proposed assignment or sublease), and      any other information Landlord deems relevant.  Landlord shall      have the right to withhold consent, if reasonable, or to grant consent,      based on the following factors:  (i) the business of the      proposed assignee or subtenant and the proposed use of the Property; (ii)      the net worth and financial reputation of the proposed assignee or      subtenant; (iii) Tenant's compliance with all of its obligations under the      Lease; and (iv) such other factors as Landlord may reasonably deem      relevant.  If Landlord objects to a proposed assignment solely      because of the net worth and/or financial reputation of the proposed      assignee, Tenant may nonetheless sublease (but not assign), all or a      portion of the Property to the proposed transferee, but only on the other      terms of the proposed transfer. |
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|   | (b)  If      Tenant assigns or subleases, the following shall  apply: |
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|   | (i)  Tenant      shall pay to Landlord as Additional Rent under the Lease the Landlord's      Share (stated in Section 1.14) of the Profit (defined below) on such      transaction as and when received by Tenant, unless Landlord gives written      notice to Tenant and the assignee or subtenant that Landlord's Share shall      be paid by the assignee or subtenant to Landlord directly.  The      "Profit" means (A) all amounts paid to Tenant for such assignment or      sublease, including "key" money, monthly rent in excess of the monthly      rent payable under the Lease, and all fees and other consideration paid      for the assignment or sublease, including fees under any collateral      agreements, less (B) costs and expenses directly incurred by Tenant in      connection with the execution and performance of such assignment or      sublease for real estate broker's commissions and costs of renovation or      construction of tenant improvements required under such assignment or      sublease.  Tenant is entitled to recover such costs and expenses      before Tenant is obligated to pay the Landlord's Share to      Landlord.  The Profit in the case of a sublease of less than all      the Property is the rent allocable to the subleased space as a percentage      on a square footage basis. |
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|   | (ii)  Tenant      shall provide Landlord a written statement certifying all amounts to be      paid from any assignment or sublease of the Property within thirty (30)      days after the transaction documentation is signed, and Landlord may      inspect Tenant's book and records to verify the accuracy of such      statement.  On written request, Tenant shall promptly furnish to      Landlord copies of all the transaction documentation, all of which shall      be certified by Tenant to be complete, true and      correct.  Landlord's receipt of Landlord's Share shall not be a      consent to any further assignment or subletting.  The breach of      Tenant's obligation under this Paragraph 9.05(b) shall be a material      default of the Lease. |
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|   | (a)  If      Tenant abandons the Property or if Tenant's vacation of the Property      results in the cancellation of any insurance described in Section      4.04.  If Tenant elects to vacate and sublease the space and is      current with the rent and CAM, the lease shall not be in      default. |
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|   | (b)      If Tenant fails to pay rent or any other charge when  due; |
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|   | (c)  If      Tenant fails to perform any of Tenant's non-monetary obligations under      this Lease for a period of thirty (30) days after written notice from      Landlord; provided that if more than thirty (30) days are required to      complete such performance, Tenant shall not be in default if Tenant      commences such performance within the thirty (30) -day period and      thereafter diligently pursues its completion.  However, Landlord      shall not be required to give such notice if Tenant's failure to perform      constitutes a non-curable breach of this Lease.  The notice      required by this Paragraph is intended to satisfy any and all notice      requirements imposed by law on Landlord and is not in addition to any such      requirement. |
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|   | (d)  (i)  If      Tenant makes a general assignment or general arrangement for the benefit      of creditors; (ii) if a petition for adjudication of bankruptcy or for      reorganization or rearrangement is filed by or against Tenant and is not      dismissed within thirty (30) days; (iii) if a trustee or receiver is      appointed to take possession of substantially all of Tenant's assets      located at the Property or of Tenant's interest in this Lease and      possession is not restored to Tenant within thirty (30) days; or (iv) if      substantially all of Tenant's assets located at the Property or of      Tenant's interest in this Lease is subjected to attachment, execution or      other judicial seizure which is not discharged within thirty (30)      days.  If a court of competent jurisdiction determines that any      of the acts described in this subparagraph (d) is not a default under this      Lease, and a trustee is appointed to take possession (or if Tenant remains      a debtor in possession) and such trustee or Tenant transfers Tenant's      interest hereunder, then Landlord shall receive, as Additional Rent, the      excess, if any, of the rent (or any other consideration) paid in      connection with such assignment or sublease over the rent payable by      Tenant under this Lease. |
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|   | (e)  If      any guarantor of the Lease revokes or otherwise terminates, or purports to      revoke or otherwise terminate, any guaranty of all or any portion of      Tenant's obligations under the Lease.  Unless otherwise      expressly provided, no guaranty of the Lease is  revocable. |
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|   | (a)      Terminate Tenant's right to possession of the Property by any lawful      means, in which case this Lease shall terminate and Tenant shall      immediately surrender possession of the Property to      Landlord.  In such event, Landlord shall be entitled to recover      from Tenant all damages incurred by Landlord by reason of Tenant's      default, including (i) the worth at the time of the award of the unpaid      Base Rent, Additional Rent and other charges which Landlord had earned at      the time of the termination; (ii) the worth at the time of the award of      the amount by which the unpaid Base Rent, additional Rent and other      charges which Landlord would have earned after termination until the time      of the award exceeds the amount of such rental loss that Tenant proves      Landlord could have reasonably avoided;  (iii) the worth at the      time of the award of the amount by which the unpaid Base Rent, Additional      Rent and other charges  which Tenant would have paid for the      balance of the Lease Term after the time of award exceeds the amount of      such rental loss that Tenant proves Landlord could have reasonably      avoided; and (iv) any other amount necessary to compensate Landlord for      all the detriment proximately caused by Tenant's failure to perform its      obligations under the Lease or which in the ordinary course of things      would be likely to result therefrom, including, but not limited to, any      costs or expenses Landlord incurs in maintaining or preserving the      Property after such default, the cost of recovering possession of the      Property, expenses of reletting, including necessary renovation or      alteration of the Property, Landlord's reasonable attorneys' fees incurred      in connection therewith, and any real estate commission paid or      payable.  As used in subparts (i) and (ii) above, the "worth at      the time of the award" is computed by allowing interest on unpaid amounts      at the rate of fifteen percent (15%) per annum, or such lesser amount as      may then be the maximum lawful rate.  As used in subpart (iii)      above, the "worth at the time of the award" is computed by discounting      such amount at the discount rate of the Federal Reserve Bank of San      Francisco at the time of the award, plus one percent (1%).  If      Tenant has abandoned the Property, Landlord shall have the option of (i)      retaking possession of the Property and recovering from Tenant the amount      specified in this Paragraph 10.03(a), or (ii) proceeding under Paragraph      10.03(b); |
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|   | (b)  Maintain      Tenant's right to possession, in which case this Lease shall continue in      effect whether or not Tenant has abandoned the Property.  In      such event, Landlord shall be entitled to enforce all of Landlord's rights      and remedies under this Lease, including the right to recover the rent as      it becomes due; |
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|   | (c)  Pursue      any other remedy now or hereafter available to Landlord under the laws or      judicial decisions of the state in which the Property is      located. |
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|   | (a)  Upon      Landlord's written request, Tenant shall execute, acknowledge and deliver      to Landlord a written statement certifying, if in fact of the      case:  (i) that none of the terms or provisions of this Lease      have been changed (or if they have been changed, stating how they have      been changed); (ii) that this Lease has not been canceled or terminated;      (iii) the last date of payment of the Base Rent and other charges and the      time period covered by such payment; (iv) that Landlord is not in default      under this Lease (or, if Landlord is claimed to be in default, stating      why); and (v) such other representations or information with respect to      Tenant or the Lease as Landlord may reasonable request or which any      prospective purchaser or encumbrancer of the Property may      require.  Tenant shall deliver such statement to Landlord within      ten (10) days after Landlord's request.  Landlord may give any      such statement by Tenant to any prospective purchaser or encumbrancer of      the Property.  Such purchaser or encumbrancer may rely      conclusively upon such statement as true and  correct. |
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|   | (b)  If      Tenant does not deliver such statement to Landlord within such ten (10)      -day period, Landlord, and any prospective purchaser or encumbrancer, may      conclusively presume and rely upon the following facts: (i) that the terms      and provisions of this Lease have not been changed except as otherwise      represented by Landlord; (ii) that this Lease has not been canceled or      terminated except as otherwise represented by Landlord; (iii) that not      more than one month's Base Rent or other charges have been paid in      advance; and (iv) that Landlord is not in default under the Lease. In such      event, Tenant shall be estopped from denying the truth of such      facts. |
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|   | (a)      As used in this Lease, the term "Landlord" means only the current owner or      owners of the fee title to the Property or Project or the leasehold estate      under a ground lease of the Property or Project at the time in      question.  Each Landlord is obligated to perform the obligations      of Landlord under this Lease only during the time such Landlord owns such      interest or title.  Any Landlord who transfers its title or      interest is relieved of all liability with respect to the obligations of      Landlord under this Lease to be performed on or after the date of      transfer.  However, each Landlord shall deliver to its      transferee all funds that Tenant previously paid if such funds have not      yet been applied under the terms of thisLease. |
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|   | (b)      Tenant shall give written notice of any failure by Landlord to perform any      of its obligations under this Lease to Landlord and to any ground lessor,      mortgagee or beneficiary under any deed of trust encumbering the Property      whose name and address have been furnished to Tenant in      writing.  Landlord shall not be in default under this Lease      unless Landlord (or such ground lessor, mortgagee or beneficiary) fails to      cure such non-performance within thirty (30) days after receipt of      Tenant's notice.  However, if such non-performance reasonably      requires more than thirty (30) days to cure, Landlord shall not be in      default if such cure is commenced within such thirty (30) -day period and      thereafter diligently pursued tocompletion. |
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|   | (c)  Notwithstanding      any term or provision herein to the contrary, the liability of Landlord      for the performance of its duties and obligations under this Lease is      limited to Landlord's interest in the Property and the Project, and      neither the Landlord nor its partners, shareholders, officers or other      principals shall have any personal liability under this      Lease  as long as the Landlord maintains at least a 25% equity      ownership in the Project. |
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|                           | “LANDLORD”               |
|--------------------------------|--------------------------------------|
|                           |                                 |
| Signed      on 13 October 2008 | CB      Center, LLC                  |
| At                             |                                 |
|                           | By:  /s/      James Gaddis |
|                           | Its:  Managing      Member |
|                           | By:                                  |
|                           | Its:                                 |

|                           | “TENANT”                         |
|--------------------------------|----------------------------------------------|
|                           |                                         |
| Signed      on 10 October 2008 | ClearOne      Communications, Inc.           |
| At                             |                                         |
|                           | By:  /s/      Greg LeClaire        |
|                           | Its:  Chief      Financial Officer |
|                           | By:                                          |
|                           | Its:                                         |

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