# AMERICAN INDUSTRIAL
REAL ESTATE ASSOCIATIONSTANDARD
INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE  NET(DO NOT USE THIS FORM
FOR MULTI-TENANT BUILDINGS)

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|1.Basic Provisions (Basic Provisions).

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|1.1    
Parties:   This Lease (Lease), dated for reference purposes only,
April 7, 2004, is made by and between Lewis Azusa Property, LLC
(Lessor) and Viral Genetics, Inc., a Delaware Corporation
(Lessee), (collectively the Parties, or individually
a Party).

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|1.2    
Premises:   That certain real property, including all improvements therein or to be
provided by Lessor under the terms of this Lease, and commonly known as 1321 Mountain View
Circle, Azusa, located in the County of Los Angeles, State of CA, and generally described
as (describe briefly the nature of the property and, if applicable, the
Project, if the property is located within a Project) A single tenant
building consisting of approximately 10,119 Sq. Ft.    
          (Premises). (See also Paragraph 2)

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|1.3    
Term:   Five (5) years and 0 months (Original Term) commencing
August 1, 2004 (Commencement Date) and ending July 31, 2009
(Expiration Date). (See also Paragraph 3)

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|1.4    
Early Possession:  Upon Execution of Lease (Early Possession Date). (See also
Paragraphs 3.2 and 3.3)

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|1.5    
Base Rent:  $6,375.00 per month (Base Rent), payable on the 1st day of each month
commencing August 1, 2004.     (See also Paragraph 4)

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|[ X]    
          If this box is checked, there are provisions in this Lease for the Base Rent to
          be adjusted.

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|1.6    
Base Rent and Other Monies Paid Upon Execution:

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|(a)    
          Base Rent:   $6,375.00 for the period August 1, 2004  August 31,
          2004.

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|(b)    
          Security Deposit:   $40,590.00 (Security Deposit). (See
          also Paragraph 5)

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|(c)    
          Association Fees:   $75.00 for the period August 1, 2004  August 31,
          2004.

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|(d)     Other:  
$ N/A for ________.

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|(e)    
          Total Due Upon Execution of this Lease:   $47,040.00.

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|1.7     Agreed
Use:  Biotechnology & Pharmaceutical Research, Development, Manufacturing, and
Administration. (See also Paragraph 6)

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|1.8     Insuring
Party:  Lessor is the Insuring Party unless otherwise stated herein. (See also
Paragraph 8)

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|1.9
    Real Estate Brokers:  (See also Paragraph 15)

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|(a)    
          Representation:   The following real estate brokers (the
          Brokers) and brokerage relationships exist in this
          transaction (check applicable boxes):

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|[ X]    
          Ashwill Associates  City of Industry represents Lessor exclusively
          (Lessors Broker);

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|[ X]    
          Lee & Associates  Commerce, Inc. represents Lessee exclusively
          (Lessees Broker); or

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|[    ]
        _______________________ represents both Lessor and Lessee (Dual Agency).

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|(b)    
Payment to Brokers:  Upon execution and delivery of this Lease by both
Parties, Lessor shall pay to the Broker the fee agreed to in their separate
written agreement (or if there is no such agreement, the sum of Sep agrmtor
N/A% of the total Base Rent) for the brokerage services rendered by the Brokers.

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|1.10    
Guarantor.  The obligations of the Lessee under this Lease are to be guaranteed by
___________________ (Guarantor). (See also Paragraph 37)

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|1.11
    Attachments.  Attached hereto are the following, all of which constitute a part of
this Lease:

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|[ X]    
          an Addendum consisting of Paragraphs 51 through 53;

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|[    ]    a plot plan depicting the
Premises;

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|[    ]    a current set of the Rules and
Regulations;

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|[    ]   a Work Letter;

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|[ X]    other (specify):Standard Broker Disclosure

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|2.    Premises.

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|2.1    
Letting.   Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the
Premises, for the term, at the rental, and upon all of the terms, covenants and conditions
set forth in this Lease. Unless otherwise provided herein, any statement of size set forth
in this Lease, or that may have been used in calculating Rent, is an approximation which
the Parties agree is reasonable and any payments based thereon are not subject to revision
whether or not the actual size is more or less. Note: Lessee is advised to verify the
actual size prior to executing this Lease.

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|(C)1997 - American Industrial Real Estate Association | REVISED | FORM STN-7-R/01E



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|2.2    
Condition.   Lessor shall deliver the Premises to Lessee broom clean and free of
debris on the Commencement Date or the Early Possession Date, whichever first occurs
(Start Date), and, so long as the required service contracts described
in Paragraph 7.1(b) below are obtained by Lessee and in effect within thirty days
following the Start Date, warrants that the existing electrical, plumbing, fire sprinkler,
lighting, heating, ventilating and air conditioning systems (HVAC),
loading doors, sump pumps, if any, and all other such elements in the Premises, other than
those constructed by Lessee, shall be in good operating condition on said date and that
the structural elements of the roof, bearing walls and foundation of any buildings on the
Premises (the Building) shall be free of material defects. If a
non-compliance with said warranty exists as of the Start Date, or if one of such systems
or elements should malfunction or fail within the appropriate warranty period, Lessor
shall, as Lessors sole obligation with respect to such matter, except as otherwise
provided in this Lease, promptly after receipt of written notice from Lessee setting forth
with specificity the nature and extent of such non-compliance, malfunction or failure,
rectify same at Lessors expense. The warranty periods shall be as follows: (i) 6
months as to the HVAC systems, and (ii) 30 days to the remaining systems and other
elements of the Building. If Lessee does not give Lessor the required notice within the
appropriate warranty period, correction of any such non-compliance, malfunction or failure
shall be the obligation of Lessees sole cost and expense.

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|2.3    
Compliance.   Lessor warrants that the improvements on the Premises comply with the
building codes, applicable laws, covenants or restrictions of record, regulations, and
ordinances (Applicable Requirements) that were in effect at the time
that each improvement, or portion thereof, was constructed. Said warranty does not apply
to the use to which Lessee will put the Premises, modifications which may be required by
the Americans with Disabilities Act or any similar laws as a result of Lessees use
(see Paragraph 50), or to any Alterations or Utility Installations (as defined in Paragraph
7.3(a)) made or to be made by Lessee. NOTE: Lessee is responsible for determining
whether or not the Applicable Requirements, and especially the zoning, are appropriate for
Lessees intended use, and acknowledges that past uses of the Premises may no longer
be allowed. If the Premises do not comply with said warranty, Lessor shall, except as
otherwise provided, promptly after receipt of written notice from Lessee setting forth
with specificity the nature and extent of such non-compliance, rectify the same at
Lessors expense. If Lessee does not give Lessor written notice of a non-compliance
with this warranty within 6 months following the Start Date, correction of that
non-compliance shall be the obligation of Lessee at Lessees sole cost and expense.
If the Applicable Requirements are hereafter changed so as to require during the term of
this Lease the construction of an addition to or an alteration of the Premises and/or
Building, the remediation of any Hazardous Substance, or the reinforcement or other
physical modification of the Unit, Premises and/or Building (Capital
Expenditure), Lessor and Lessee shall allocate the cost of such work as follows:

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|(a)    
          Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as
          a result of the specific and unique use of the Premises by Lessee as compared
          with uses by tenants in general, Lessee shall be fully responsible for the cost
          thereof, provided, however that if such Capital Expenditure is required during
          the last 2 years of this Lease and the cost thereof exceeds 6 months Base
          Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in
          writing, within 10 days after receipt of Lessees termination notice that
          Lessor has elected to pay the difference between the actual cost thereof and an
          amount equal to 6 months Base Rent. If Lessee elects termination, Lessee
          shall immediately cease the use of the Premises which requires such Capital
          Expenditure and deliver to Lessor written notice specifying a termination date
          at least 90 days thereafter. Such termination date shall, however, in no event
          be earlier than the last day that Lessee could legally utilize the Premises
          without commencing such Capital Expenditure.

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|(b)    
          If such Capital Expenditure is not the result of the specific and unique use of
          the Premises by Lessee (such as, governmentally mandated seismic modifications),
          then Lessor and Lessee shall allocate the obligation to pay for such costs
          pursuant to the provisions of Paragraph 7.1(d); provided, however, that if such
          Capital Expenditure is required during the last 2 years of this Lease or if
          Lessor reasonably determines that it is not economically feasible to pay its
          share thereof, Lessor shall have the option to terminate this Lease upon 90 days
          prior written notice to Lessee unless Lessee notifies Lessor, in writing, within
          10 days after receipt of Lessors termination notice that Lessee will pay
          for such Capital Expenditure. If Lessor does not elect to terminate, and fails
          to tender its share of any such Capital Expenditure, Lessee may advance such
          funds and deduct same, with interest, from Rent until Lessors share of
          such costs have been fully paid. If Lessee is unable to finance Lessors
          share, or if the balance of the Rent due and payable for the remainder of this
          Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee
          shall have the right to terminate this Lease upon 30 days written notice to
          Lessor.

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|(c)    
          Notwithstanding the above, the provisions concerning Capital Expenditures are
          intended to apply only to non-voluntary, unexpected, and new Applicable
          Requirements. If the Capital Expenditures are instead triggered by Lessee as a
          result of an actual or proposed change in use, change in intensity of use, or
          modification tot eh Premises then, and in that event, Lessee shall either: (i)
          immediately cease such changed use or intensity of use and/or take such other
          steps as may be necessary to eliminate the requirement for such Capital
          Expenditure, or (ii) complete such Capital Expenditure at its own expense.
          Lessee shall not, however, have any right to terminate this Lease.

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|2.4    
Acknowledgements.   Lessee acknowledges that: (a) it has been advised by Lessor
and/or Brokers to satisfy itself with respect to the condition of the Premises (including
but not limited to the electrical, HVAC and fire sprinkler systems, security,
environmental aspects, and compliance with Applicable Requirements and the Americans with
Disabilities Act), and their suitability for Lessees intended use, (b) Lessee has
made such investigation as it deems necessary with reference to such matters and assumes
all responsibility therefor as the same relate to its occupancy of the Premises, and (c)
neither Lessor, Lessors agents, nor Brokers have made any oral or written
representations or warranties with respect to said matters other than as set forth in this
Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations
or warranties with respect to said matters other than as set forth in this
Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations, promises or
warranties concerning Lessees ability to honor the Lease or suitability to occupy
the Premises, and (ii) it is Lessors sole responsibility to investigate the
financial capability and/or suitability of all proposed tenants.

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|2.5    
Lessee as Prior Owner/Occupant.   The warranties made by Lessor in Paragraph 2 shall
be of no force or effect if immediately prior to the Start Date Lessee was the owner or
occupant of the Premises. In such event, Lessee shall be responsible for any necessary
corrective work.

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|3.    Term.

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|3.1    
        Term.  The Commencement Date, Expiration Date and Original Term of this Lease are as specified in
Paragraph 1.3.

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|3.2
    Early Possession.   If Lessee totally or partially occupies the Premises prior to the
Commencement Date, the obligation to pay Base Rent shall be abated for the period of such
early possession. All other terms of this Lease (including but not limited to the
obligations to pay Real Property Taxes and insurance premiums and to maintain the
Premises) shall, however, be in effect during such period. Any such early possession shall
not affect the Expiration Date.

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|3.3
    Delay in Possession.   Lessor agrees to use its best commercially reasonable efforts
to deliver possession of the Premises to Lessee by the Commencement Date. If, despite said
efforts, Lessor is unable to deliver possession by such date, Lessor shall not be subject
to any liability therefor, nor shall such failure affect the validity of this Lease.
Lessee shall not, however, be obligated to pay Rent or perform its other obligations until
Lessor delivers possession of the Premises and any period of rent abatement that Lessee
would otherwise have enjoyed shall run from the date of delivery of possession and
continue for a period equal to what Lessee would otherwise have enjoyed under the terms
hereof, but minus any days of delay caused by the acts or omissions of Lessee. If
possession is not delivered within 60 days after the Commencement Date, Lessee may, at its
option, by notice in writing within 10 days after the end of such 60 day period, cancel
this Lease, in which event the Parties shall be discharged from all obligations hereunder.
If such written notice is not received by Lessor within said 10 day period, Lessees
right to cancel shall terminate. If possession of the Premises is not delivered within 120
days after the Commencement Date, this Lease shall terminate unless other agreements are
reached between Lessor and Lessee, in writing.

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|3.4
    Lessee Compliance.   Lessor shall not be required to deliver possession of the
Premises to Lessee until Lessee complies with its obligation to provide evidence of
insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to
perform all of its obligations under this Lease from and after the Start Date, including
the payment of Rent, notwithstanding Lessors election to withhold possession pending
receipt of such evidence of insurance. Further, if Lessee is required to perform any other
conditions prior to or concurrent with the Start Date, the Start Date shall occur but
Lessor may elect to withhold possession until such conditions are satisfied.

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|4.     Rent.

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|4.1
    Rent Defined.   All monetary obligations of Lessee to Lessor under the terms of this
Lease (except for the Security Deposit) are deemed to be rent (Rent).

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|4.2
    Payment.  Lessee shall cause payment of Rent to be received by Lessor in lawful
money of the United States on or before the day on which it is due, without offset or
deduction (except as specifically permitted in this Lease). Rent for any period during the
term hereof which is for less than one full calendar month shall be prorated based upon
the actual number of days of said month. Payment of Rent shall be made to Lessor at its
address stated herein or to such other persons or place as Lessor may from time to time
designate in writing. Acceptance of a payment which is less than the amount then due shall
not be a waiver of Lessors rights to the balance of such Rent, regardless of
Lessors endorsement of any check so stating. In the event that any check, draft, or
other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee
agrees to pay to Lessor the sum of $25 in addition to any Late Charge and Lessor, at its
option, may require all future payments to be made by Lessee to be by cashiers
check. Payments will be applied first to accrued late charges and attorneys fees,
second to accrued interest, then to Base Rent and Operating Expenses increase, and any
remaining amount to any other outstanding charges or costs.

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|4.3
    Association Fees.   In addition to the Base Rent, Lessee shall pay to Lessor each
month an amount equal to any owners association or condominium fees levied or
assessed against the Premises. Said monies shall be paid at the same time and in the same
manner as the Base Rent.

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|5.    
          Security Deposit.   Lessee shall deposit with Lessor upon execution hereof
          the Security Deposit as security for Lessees faithful performance of its
          obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults
          under this Lease, Lessor may use, apply or retain all or any portion of said
          Security Deposit for the payment of any amount due Lessor or to reimburse or
          compensate Lessor for any liability, expense, loss or damage which Lessor may
          suffer or incur by reason thereof. If Lessor uses or applies all or any portion
          of the Security Deposit, Lessee shall within 10 days after written request
          therefor deposit monies with Lessor sufficient to restore said Security Deposit
          to the full amount required by this Lease. If the Base Rent increases during the
          term of this Lease, Lessee shall, upon written request from Lessor, deposit
          additional moneys with Lessor so that the total amount of the Security Deposit
          shall at all times bear the same proportion to the increased Base Rent as the
          initial Security Deposit bore to the initial Base Rent. Should the Agreed Use be
          amended to accommodate a material change in the business of Lessee or to
          accommodate a sublessee or assignee, Lessor shall have the right to increase the
          Security Deposit to the extent necessary, in Lessors reasonable judgment,
          to account for any increased wear and tear that the Premises may suffer as a
          result thereof. If a change in control of Lessee occurs during this Lease and
          following such change the financial condition of Lessee is, in Lessors
          reasonable judgment, significantly reduced, Lessee shall deposit such additional
          monies with Lessor as shall be sufficient to cause the Security Deposit to be at
          a commercially reasonable level based on such change in financial condition.
          Lessor shall not be required to keep the Security Deposit separate from its
          general accounts. Within 14 days after the expiration or termination of this
          Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent, and
          otherwise within 30 days after the Premises have been vacated pursuant to
          Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit
          not used or applied by Lessor. No part of the Security Deposit shall be
          considered to be held in trust, to bear interest or to be prepayment for any
          monies to be paid by Lessee under this Lease.

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|6.     Use.

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|6.1
    Use.   Lessee shall use and occupy the Premises only for the Agreed Use, or any other
legal use which is reasonably comparable thereto, and for no other purpose. Lessee shall
not use or permit the use of the Premises in a manner that is unlawful, creates damage,
waste or a nuisance, or that disturbs occupants of or causes damage to neighboring
premises or properties. Lessor shall not unreasonably withhold or delay its consent to any
written request for a modification of the Agreed Use, so long as the same will not impair
the structural integrity of the improvements on the Premises or the mechanical or
electrical systems therein, and/or is not significantly more burdensome to the Premises.
If Lessor elects to withhold consent, Lessor shall within 7 days after such request given
written notification of same, which notice shall include an explanation of Lessors
objections to the change in the Agreed Use.

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|6.2    
Hazardous Substances.

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|(a)    
          Reportable Uses Require Consent.   The term Hazardous
          Substance as used in this Lease shall mean any product, substance, or
          waste whose presence, use, manufacture, disposal, transportation, or release,
          either by itself or in combination with other materials expected to be on the
          Premises, is either: (i) potentially injurious to the public health, safety or
          welfare, the environment or the Premises, (ii) regulated or monitored by any
          governmental authority, or (iii) a basis for potential liability of Lessor to
          any governmental agency or third party under any applicable statute or common
          law theory. Hazardous Substances shall include, but not be limited to,
          hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products
          or fractions thereof. Lessee shall not engage in any activity in or on the
          Premises which constitutes a Reportable Use of Hazardous Substances without the
          express prior written consent of Lessor and timely compliance (at Lessees
          expense) with all Applicable Requirements. Reportable Useshall mean (i) the installation or use of any above or below ground storage
          tank, (ii) the generation, possession, storage, use, transportation, or disposal
          of a Hazardous Substance that requires a permit from, or with respect to which a
          report, notice, registration or business plan is required to be filled with, any
          governmental authority, and/or (iii) the presence at the Premises of a Hazardous
          Substance with respect to which any Applicable Requirements requires that a
          notice be given to persons entering or occupying the Premises or neighboring
          properties. Notwithstanding the foregoing, Lessee may use any ordinary and
          customary materials reasonably required to be used in the normal course of the
          Agreed Use, ordinary office supplies (copier toner, liquid paper, glue, etc.)
          and common

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|household cleaning materials, so long as such use is in compliance
          with all Applicable Requirements, is not a Reportable Use, and does not expose
          the Premises or neighboring property to any meaningful risk of contamination or
          damage or expose Lessor to any liability therefor. In addition, Lessor may
          conditions its consent to any Reportable Use upon receiving such additional
          assurances as Lessor reasonably deems necessary to protect itself, the public,
          the Premises and/or the environment against damage, contamination, injury and/or
          liability, including, but not limited to, the installation (and removal on or
          before Lease expiration or termination) of protective modifications (such as
          concrete encasements) and/or increasing the Security Deposit.

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|(b)    
          Duty to Inform Lessor.  If Lessee knows, or has reasonable cause to
          believe, that a Hazardous Substance has come to be located in, on, under or
          about the Premises, other than as previously consented to by Lessor, Lessee
          shall immediately give written notice of such fact to Lessor, and provide Lessor
          with a copy of any report, notice, claim or other documentation which it has
          concerning the presence of such Hazardous Substance.

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|(c)    
          Lessee Remediation.   Lessee shall not cause or permit any Hazardous
          Substance to be spilled or released in, on , under, or about the Premises
          (including through the plumbing or sanitary sewer system) and shall promptly, at
          Lessees expense, comply with all Applicable Requirements and take all
          investigatory and/or remedial action reasonably recommended, whether or not
          formally ordered or required, for the cleanup of any contamination of, and for
          the maintenance, security and/or monitoring of the Premises or neighboring
          properties, that was caused or materially contributed to by Lessee, or
          pertaining to or involving any Hazardous Substance brought onto the Premises
          during the term of this Lease, by or for Lessee, or any third party.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)    
          Lessee Indemnification.   Lessee shall indemnify, defend and hold Lessor,
          its agents, employees, lenders and ground lessor, if any, harmless from and
          against any and all loss of rents and/or damages, liabilities, judgments,
          claims, expenses, penalties, and attorneys and consultants fees
          arising out of or involving any Hazardous Substance brought onto the Premises by
          or for Lessee, or any third party (provided, however, that Lessee shall have no
          liability under this Lease with respect to underground migration of any
          Hazardous Substance under the Premises from adjacent properties not caused or
          contributed to by Lessee). Lessees obligations shall include, but not be
          limited to, the effects of any contamination or injury to person, property or
          the environment created or suffered by Lessee, and the cost of investigation,
          removal, remediation, restoration and/or abatement, and shall survive the
          expiration or termination of this Lease. No termination, cancellation or
          release agreement entered into by Lessor and Lessee shall release Lessee from
          its obligations under this Lease with respect to Hazardous Substances, unless
          specifically so agreed by Lessor in writing at the time of such agreement.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          Lessor Indemnification.   Lessor and its successors and assigns shall
          indemnify, defend, reimburse and hold Lessee, its employees and lenders,
          harmless from and against any and all environmental damages, including the cost
          of remediation, which result from Hazardous Substances which existed on the
          Premises prior to Lessees occupancy or which are caused by the gross
          negligence or willful misconduct of Lessor, its agents or employees.
          Lessors obligations, as and when required by the Applicable Requirements,
          shall include, but not be limited to, the cost of investigation, removal,
          remediation, restoration and/or abatement, and shall survive the expiration or
          termination of this Lease.

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|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(f)    
          Investigations and Remediations.   Lessor shall retain the responsibility
          and pay for any investigations or remediation measures required by governmental
          entities having jurisdiction with respect to the existence of Hazardous
          Substances on the Premises prior to Lessees occupancy, unless such
          remediation measure is required as a result of Lessees use (including
          Alterations, as defined in paragraph 7.3(a) below) of the Premises,
          in which event Lessee shall be responsible for such payment. Lessee shall
          cooperate fully in any such activities at the request of Lessor, including
          allowing Lessor and Lessors agents to have reasonable access to the
          Premises at reasonable times in order to carry out Lessors investigative
          and remedial responsibilities.

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|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(g)    
          Lessor Termination Option.   If a Hazardous Substance Condition (see
          Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee is legally
          responsible therefor (in which case Lessee shall make the investigation and
          remediation thereof required by the Applicable Requirements and this Lease shall
          continue in full force and effect, but subject to Lessors rights under
          Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessors option, either
          (i) investigate and remediate such Hazardous Substance Condition, if required,
          as soon as reasonably possible at Lessors expense, in which event this
          Lease shall continue in full force and effect, or (ii) if the estimated cost to
          remediate such condition exceeds 12 times the then monthly Base Rent or
          $100,000, whichever is greater, given written notice to Lessee, within 30 days
          after receipt by Lessor of knowledge of the occurrence of such Hazardous
          Substance Condition, of Lessors desire to terminate this Lease as of the
          date 60 days following the date of such notice. In the event Lessor elects to
          give a termination notice, Lessee may, within 10 days thereafter, give written
          notice to Lessor of Lessees commitment to pay the amount by which the cost
          of the remediation of such Hazardous Substance Condition exceeds an amount equal
          to 12 times the then monthly Base

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|Rent or $100,000, whichever is greater. Lessee
          shall provide Lessor with said funds or satisfactory assurance thereof within 30
          days following such commitment. In such event, this Lease shall continue in full
          force and effect, and Lessor shall proceed to make such remediation as soon as
          reasonably possible after the required funds are available. If Lessee does not
          give such notice and provide the required funds or assurance thereof within the
          time provided, this Lease shall terminate as of the date specified in
          Lessors notice of termination.

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|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|6.3
    Lessees Compliance with Applicable Requirements.   Except as otherwise provided
in this Lease, Lessee shall, at Lessees sole expense, fully, diligently and in a
timely manner, materially comply with all Applicable Requirements, the requirements of any
applicable fire insurance underwriter or rating bureau, and the recommendations of
Lessors engineers and/or consultants which relate in any manner to the such
Requirements, without regard to whether such Requirements are now in effect or become
effective after the Start Date. Lessee shall, within 10 days after receipt of
Lessors written request, provide Lessor with copies of all permits and other
documents, and other information evidencing Lessees compliance with any Applicable
Requirements specified by Lessor, and shall immediately upon receipt, notify Lessor in
writing (with copies of any documents involved) of any threatened or actual claim, notice,
citation, warning, complaint or report pertaining to or involving the failure of Lessee or
the Premises to comply with any Applicable Requirements.

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|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|6.4
    Inspection; Compliance.   Lessor and Lessors Lender (as
defined in Paragraph 30) and consultants shall have the right to enter into Premises at
any time, in the case of an emergency, and otherwise at reasonable times after reasonable
notice, for the purpose of inspecting the condition of the Premises and for verifying
compliance by Lessee with this Lease. The cost of any such inspections shall be paid by
Lessor, unless a violation of Applicable Requirements, or a Hazardous Substance Condition
(see paragraph 9.1) is found to exist or be imminent, or the inspection is requested or
ordered by a governmental authority. In such case, Lessee shall upon request reimburse
Lessor for the cost of such inspection, so long as such inspection is reasonably related
to the violation or contamination. In addition, Lessee shall provide copies of all
relevant material safety data sheets (MSDS) to Lessor within 10 days of the receipt of a
written request therefor.

|                                                                                  
|----------------------------------------------------------------------------------
|7.    Maintenance; Repairs,
Utility Installations; Trade Fixtures and Alterations.

|                             
|-----------------------------
|7.1
    Lessees Obligations.

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|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          In General.   Subject to the provisions of Paragraph 2.2 (Condition), 2.3
          (Compliance), 6.3 (Lessees Compliance with Applicable Requirements), 7.2
          (Lessors Obligations), 9 (Damage or Destruction), and 14 (Condemnation),
          Lessee shall, at Lessees sole expense, keep the Premises, Utility
          Installations (intended for Lessees exclusive use, no matter where
          located), and Alterations in good order, condition and repair (whether or not
          the portion of the Premises requiring repairs, or the means of repairing the
          same, are reasonably or readily accessible to Lessee, and whether or not the
          need for such repairs occurs as a result of Lessees use, any prior use,
          the elements or the age of such portion of the Premises), including, but not
          limited to, all equipment or facilities, such as plumbing, HVAC equipment,
          electrical, lighting facilities, boilers, pressure vessels, fire protection
          system, fixtures, walls (interior and exterior), foundations, ceilings, roofs,
          roof drainage systems, floors, windows, doors, plate glass, skylights,
          landscaping, driveways, parking lots, fences, retaining walls, signs, sidewalks
          and parkways located in, on, or adjacent to the Premises. Lessee, in keeping the
          Premises in good order, condition and repair, shall exercise and perform good
          maintenance practices, specifically including the procurement and maintenance of
          the service contracts required by Paragraph 7.1(b) below. Lessees
          obligations shall include restorations, replacements or renewals when necessary
          to keep the Premises and all improvements thereon or a part thereof in good
          order, condition and state of repair. Lessee shall, during the term of this
          Lease, keep the exterior appearance of the Building in a first-class condition
          (including, e.g. graffiti removal) consistent with the exterior appearance of
          other similar facilities of comparable age and size in the vicinity, including,
          when necessary, the exterior repainting of the Building.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Service Contracts.   Lessee shall, at Lessees sole expense, procure
          and maintain contracts, with copies to Lessor, in customary form and substance
          for, and with contractors specializing and experienced in the maintenance of the
          following equipment and improvements, if any, if and when installed on the
          Premises: (i) HVAC equipment, (ii) boiler, and pressure vessels, (iii) fire
          extinguishing systems, including fire alarm and/or smoke detection, (iv)
          landscaping and irrigation systems, (v) roof covering and drains, (vi)
          clarifiers, (vii) basic utility feed to the perimeter of the Building, and
          (viii) any other equipment, if reasonably required by Lessor. However, Lessor
          reserves the right, upon notice to Lessee, to procure and maintain any or all of
          such service contracts, and if Lessor so elects, Lessee shall reimburse Lessor,
          upon demand, for the cost thereof.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Failure to Perform.   If Lessee fails to perform Lessees obligations
          under this Paragraph 7.1, Lessor may enter upon the Premises after 10 days
          prior written notice to Lessee (except in the case of an emergency, in which
          case no notice shall be required), perform such obligations on Lessees
          behalf, and put the Premises in good order, condition and repair, and Lessee
          shall promptly pay to Lessor a sum equal to 115% of the cost thereof.

|                                                                                                                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)    
          Replacement.   Subject to Lessees indemnification of Lessor as set
          forth in Paragraph 8.7 below, and without relieving Lessee of liability
          resulting from Lessees failure to exercise and perform good maintenance
          practices, if an

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|item described in Paragraph 7.1(b) cannot be repaired other
          than at a cost which is in excess of 50% of the cost of replacing such item,
          then such item shall be replaced by Lessor, and the cost thereof shall be
          prorated between the Parties and Lessee shall only be obligated to pay, each
          month during the remainder of the term of this Lease, on the date on which Base
          Rent is due, an amount equal to the product of multiplying the cost of such
          replacement by a fraction, the numerator of which is one, and the denominator of
          which is 144 (ie. 1/144th of the cost per month). Lessee shall pay interest on
          the unamortized balance at a rate that is commercially reasonable in the
          judgment of Lessors accountants. Lessee may, however, prepay its
          obligations at any time.

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|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|7.2
    Lessors Obligations.   Subject to the provisions of Paragraphs 2.2 (Condition),
2.3 (Compliance), 9 (Damage or Destruction) and 14 (Condemnation), it is intended by the
parties hereto that Lessor have no obligation, in any manner whatsoever, to repair and
maintain the Premises, or the equipment therein, all of which obligations are intended to
be that of the Lessee. It is the intention of the Parties that the terms of this Lease
govern the respective obligations of the Parties as to maintenance and repair of the
Premises, and they expressly waive the benefit of any statute now or hereafter in effect
to the extent it is inconsistent with the terms of this Lease.

|                                                           
|-----------------------------------------------------------
|7.3    
Utility Installations; Trade Fixtures; Alterations.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Definitions.   The term Utility Installations refers to all
          floor and window coverings, air and/or vacuum lines, power panels, electrical
          distribution, security and fire protection systems, communication cabling,
          lighting fixtures, HVAC equipment, plumbing and fencing in or on the Premises.
          The term Trade Fixtures shall mean Lessees machinery and
          equipment that can be removed without doing material damage to the Premises. The
          term Alterations shall mean any modification of the improvements,
          other than Utility Installations or Trade Fixtures, whether by addition or
          deletion. Lessee Owned Alterations and/or Utility Installations are
          defined as Alterations and/or Utility Installations made by Lessee that are not
          yet owned by Lessor pursuant to Paragraph 7.4(a).

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Consent.   Lessee shall not make any Alterations or Utility Installations
          to the Premises without Lessors prior written consent. Lessee may,
          however, make non-structural Utility Installations to the interior of the
          Premises (excluding the roof) without such consent but upon notice to Lessor, as
          long as they are not visible from the outside, do not involve puncturing,
          relocating or removing the roof or any existing walls, will not affect the
          electrical, plumbing, HVAC, and/or life safety systems, and the cumulative cost
          thereof during this Lease as extended does not exceed a sum equal to 3
          months Base Rent in the aggregate or a sum equal to one months Base
          Rent in any one year. Notwithstanding the foregoing, Lessee shall not make or
          permit any roof penetration and/or install anything on the roof without the
          prior written approval of Lessor. Lessor may, as a precondition to granting such
          approval, require Lessee to utilize a contractor chosen and/or approved by
          Lessor. Any Alterations or Utility Installations that Lessee shall desire to
          make and which require the consent of the Lessor shall be presented to Lessor in
          written form with detailed plans. Consent shall be deemed conditioned upon
          Lessees: (i) acquiring all applicable governmental permits,
          (ii) furnishing Lessor with copies of both the permits and the plans and
          specifications prior to commencement of the work, and (iii) compliance with
          all conditions of said permits and other Applicable Requirements in a prompt and
          expeditious manner. Any Alterations or Utility Installations shall be performed
          in a workmanlike manner with good and sufficient materials. Lessee shall
          promptly upon completion furnish Lessor with as-built plans and specifications.
          For work which costs an amount in excess of one months Base Rent, Lessor
          may condition its consent upon Lessee providing a lien and completion bond in an
          amount equal to 150/5 of the estimated cost of such Alteration or Utility
          Installation and/or upon Lessees posting an additional Security Deposit
          with Lessor.

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|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Liens; Bonds.  Lessee shall pay, when due, all claims for labor or
          materials furnished or alleged to have been furnished to or for Lessee at or for
          use on the Premises, which claims are or may be secured by any mechanics
          or materialmens lien against the Premises or any interest therein. Lessee
          shall give Lessor not more than 10 days notice prior to the commencement of any
          work in, on or about the Premises, and Lessor shall have the right to post
          notices of non-responsibility. If Lessee shall contest the validity of any such
          lien, claim or demand, then Lessee shall, at its sole expense defend and protect
          itself, Lessor and the Premises against the same and shall pay and satisfy any
          such adverse judgment that may be rendered thereon before the enforcement
          thereof. If Lessor shall require, Lessee shall furnish a surety bond in an
          amount equal to 150% of the amount of such contested lien, claim or demand,
          indemnifying Lessor against liability for the same. If Lessor elects to
          participate in any such action, Lessee shall pay Lessors attorneys
          fees and costs.

|                                                       
|-------------------------------------------------------
|7.4
    Ownership; Removal; Surrender; and Restoration.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Ownership.   Subject to Lessors right to require removal or elect
          ownership as hereinafter provided, all Alterations and Utility Installations
          made by Lessee shall be the property of Lessee, but considered a part of the
          Premises. Lessor may, at any time, elect in writing to be the owner of all or
          any specified part of the Lessee Owned Alterations and Utility Installations.
          Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned
          Alterations and Utility Installations shall, at the expiration or termination of
          this Lease, become the property of Lessor and be surrendered by Lessee with the
          Premises.

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|(b)    
          Removal.   By deliver to Lessee of written notice from Lessor not earlier
          than 90 and not later than 30 days prior to the end of the term of this Lease,
          Lessor may require that any or all Lessee Owned Alterations or Utility
          Installations be removed by the expiration or termination of this lease. Lessor
          may require the removal at any time of all or any part of any Lessee Owned
          Alterations or Utility Installations made without the required consent.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Surrender; Restoration.   Lessee shall surrender the Premises by the
          Expiration Date or any earlier termination date, with all of the improvements,
          parts and surfaces thereof broom clean and free of debris, and in good operating
          order, condition and state of repair, ordinary wear and tear excepted.
          Ordinary wear and tear shall not include any damage or deterioration
          that would have been prevented by good maintenance practice. Notwithstanding the
          foregoing, if this Lease is for 12 months or less, then Lessee shall surrender
          the Premises in the same condition as delivered to Lessee on the Start Date with
          NO allowance for ordinary wear and tear. Lessee shall repair any damage
          occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee
          owned Alterations and/or Utility Installations, furnishings, and equipment as
          well as the removal of any storage tank installed by or for Lessee. Lessee shall
          completely remove from the Premises any and all Hazardous Substances brought
          onto the Premises by or for Lessee, or any third party (except Hazardous
          Substances which were deposited via underground migration from areas outside the
          Premises, or if applicable, the Project) even if such removal would require
          Lessee to perform or pay for work that exceed statutory requirements. Trade
          Fixtures shall remain the property of Lessee and shall be removed by Lessee. Any
          personal property of Lessee not removed on or before the Expiration Date or any
          earlier termination date shall be deemed to have been abandoned by Lessee and
          may be disposed of or retained by Lessor as Lessor may desire. The failure by
          Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without
          the express written consent of Lessor shall constitute a holdover under the
          provisions of Paragraph 26 below.

|                           
|---------------------------
|8.    Insurance; Indemnity.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.1
    Payment For Insurance.   Lessee shall pay for all insurance required under Paragraph
8 except to the extent of the cost attributable to liability insurance carried by Lessor
under Paragraph 8.2(b) in excess of $2,000,000 per occurrence. Premiums for policy periods
commencing prior to or extending beyond the Lease term shall be prorated to correspond to
the Lease term. Payment shall be made by Lessee to Lessor within 10 days following receipt
of an invoice.

|                            
|----------------------------
|8.2
    Liability Insurance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Carried by Lessee.   Lessee shall obtain and keep in force a Commercial
          General Liability policy of insurance protecting Lessee and Lessor as an
          additional insured against claims for bodily injury, personal injury and
          property damage based upon or arising out of the ownership, use, occupancy or
          maintenance of the Premises and all areas appurtenant thereto. Such insurance
          shall be on an occurrence basis providing single limit coverage in an amount not
          less than $1,000,000 per occurrence with an annual aggregate of not less than
          $2,000,000, an Additional Insured-Managers or Lessors of Premises
          Endorsement and contain the Amendment of the Pollution Exclusion
          Endorsement for damage caused by heat, smoke or fumes from a hostile fire.
          The policy shall not contain any intra-insured exclusions as between insured
          persons or organizations, but shall include coverage for liability assumed under
          this Lease as an insured contract for the performance of
          Lessees indemnity obligations under this Lease. The limits of said
          insurance shall not, however, limit the liability of Lessee nor relieve Lessee
          of any obligation hereunder. All insurance carried by Lessee shall be primary to
          and not contributory with any similar insurance carried by Lessor, whose
          insurance shall be considered excess insurance only.

|                                                                                                                                                                                                                                                                                                   
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Carried by Lessor.   Lessor shall maintain liability insurance as described
          in Paragraph 8.2(a), in addition to, and not in lieu of, the insurance required
          to be maintained by Lessee. Lessee shall not be named as an additional insured
          therein.

|                                                                     
|---------------------------------------------------------------------
|8.3    
Property Insurance  Building, Improvements and Rental Value.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Building and Improvements.   The Insuring Party shall obtain and keep in
          force a policy or policies in the name of Lessor, with loss payable to Lessor,
          any ground-lessor, and to any Lender insuring loss or damage to the Premises.
          The amount of such insurance shall be equal to the full replacement cost of the
          Premises, as the same shall exist from time to time, or the amount required by
          any Lender, but in no event more than the commercially reasonable and available
          insurance value thereof. If Lessor is the Insuring Party, however, Lessee Owned
          Alterations and utility Installations, Trade Fixtures, and Lessees
          personal property shall be insured by Lessee under Paragraph 8.4 rather than by
          Lessor. If the coverage is available and commercially appropriate, such policy
          or policies shall insure against all risks of direct physical loss or damage
          (except the perils of flood and/or earthquake unless required by a Lender),
          including coverage for debris removal and the enforcement of any applicable
          Requirements requiring the upgrading, demolition, reconstruction or replacement
          of any portion of the Premises as the result of a covered loss. Said policy or
          policies shall also contain an agreed valuation provision in lieu of any
          coinsurance clause, waiver of subrogation, and inflation guard protection
          causing an increase in the annual property insurance coverage amount by a factor
          of not less than the adjusted U.S. Department of Labor Consumer Price

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          All Urban Consumers for the city nearest to where the Premises are located. If
          such insurance coverage has a deductible clause, the deductible amount shall not
          exceed $1,000 per occurrence, and Lessee shall be liable for such deductible
          amount in the event of an Insured Loss.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Rental Value.   The Insuring Party shall obtain and keep in force a policy
          or policies in the name of Lessor with loss payable to Lessor and any Lender,
          insuring the loss of the full Rent for one year with an extended period of
          indemnity for an additional 180 days (Rental Value Insurance). Said
          insurance shall contain an agreed valuation provision in lieu of any coinsurance
          clause, and the amount of coverage shall be adjusted annually to reflect the
          projected Rent otherwise payable by Lessee, for the next 12 month period. Lessee
          shall be liable for any deductible amount in the vent of such loss.

|                                                                                                                                                                                                                                                                                                                                                                                                                  
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Adjacent Premises.   If the Premises are part of a larger building, or a
          group of buildings owned by Lessor which are adjacent to the Premises, the
          Lessee shall pay for any increase in the premiums for the property insurance of
          such building or buildings if said increase is caused by Lessees acts,
          omissions, use or occupancy of the Premises.

|                                                           
|-----------------------------------------------------------
|8.4
    Lessees Property; Business Interruption Insurance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Property Damage.  Lessee shall obtain and maintain insurance coverage on
          all of Lessees personal property, Trade Fixtures, and Lessee Owned
          Alterations and Utility Installations. Such insurance shall be full replacement
          cost coverage with a deductible of not to exceed $1,000 per occurrence. The
          proceeds from any such insurance shall be used by lee for the replacement of
          personal property, Trade Fixtures and Lessee Owned Alterations and Utility
          Installations. Lessee shall provide Lessor with written evidence that such
          insurance is in force.

|                                                                                                                                                                                                                                                                                                                                                                                                                          
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Business Interruption.   Lessee shall obtain and maintain loss of income
          and extra expense insurance in amounts as will reimburse Lessee for direct or
          indirect loss of earnings attributable to all perils commonly insured against by
          prudent lessees in the business of Lessee or attributable to prevention of
          access to the pre as a result of such perils.

|                                                                                                                                                                                                                                                                                         
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          No Representation of Adequate Coverage.   Lessor makes no representation
          that the limits or forms of coverage of insurance specified herein are adequate
          to cover Lessees property, business operations or obligations under this
          Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.5
    Insurance Policies.   Insurance required herein shall be by companies duly licensed
or admitted to transact business in the state where the Premises are located, and
maintaining during the policy term a General Policyholders Rating of at least
B+, V, as set forth in the most current issue of Bests Insurance Guide,
or such other rating as may be required by a Lender. Lessee shall not do or permit to be
done anything which invalidates the required insurance policies. Lessee shall, prior to
the Start Date, deliver to Lessor certified copies of policies of such insurance or
certificates evidencing the existence and amounts of the required insurance. No such
policy shall be cancelable or subject to modification except after 30 days prior written
notice to Lessor. Lessee shall, at least 30 days prior to the expiration of such policies,
furnish Lessor with evidence of renewals or insurance binders evidencing
renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee,
which amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for
a term of at least one year, or the length of the remaining term of this lease, whichever
is less. If either Party shall fail to procure and maintain the insurance required to b e
carried by it, the other Party may, but shall not be required to, procure and maintain the
same.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.6    
Waiver of Subrogation.   Without affecting any other rights or remedies, Lessee and
Lessor each hereby release and relieve the other, and waive their entire right to recover
damages against the other, for loss of or damage to is property arising out of or incident
to the perils required to be insured against herein. The effect of such releases and
waivers is not limited by the amount of insurance carried or required, or by any
deductibles applicable hereto. The Parties agree to have their respective property damage
insurance carriers waive any right to subrogation that such companies may have against
Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.7
    Indemnity.   Except for Lessors gross negligence or willful misconduct, Lessee
shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents,
Lessors master or ground lessor, partners and Lenders, from and against any and all
claims, loss of rents and/or damages, liens, judgments, penalties, attorneys and
consultants fees, expenses and/or liabilities arising out of, involving, or in
connection with, the use and/or occupancy of the Premises by Lessee. If any action or
proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee
shall upon notice defend the same at Lessees expense by counsel reasonably
satisfactory to Lessor and Lessor and Lessor shall cooperate with Lessee in such defense.
Lessor need not have first paid any such claim in order to be defended or indemnified.

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|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.8
    Exemption of Lessor from Liability.   Lessor shall not be liable for injury or damage
to the person or goods, wares, merchandise or other property of Lessee, Lessees
employees, contractors, invitees, customers, or any other person in or about the Premises,
whether such damage or injury is caused by or results from fire, steam, electricity, gas,
water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire
sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other
cause, whether the said injury or damage results from conditions arising upon the Premises
or upon other portions of the building of which the Premises are a part, or from other
sources or places. Lessor shall not be liable for any damages arising from any act or
neglect of any other tenant of Lessor nor from the failure of Lessor to enforce the
provisions of any other lease in the Project. Notwithstanding Lessors negligence or
breach of this Lease, Lessor shall under no circumstances be liable for injury to
Lessees business or for any loss of income or profit therefrom.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.9
    Failure to Provide Insurance.   Lessee acknowledges that any failure on its part to
obtain or maintain the insurance required herein will expose Lessor to risks and
potentially cause Lessor to incur costs not contemplated by this Lease, the extent of
which will be extremely difficult to ascertain. Accordingly, for any month or portion
thereof that Lessee does not maintain the required insurance and/or does not provide
Lessor with the required binders or certificates evidencing the existence of the required
insurance, the Base Rent shall be automatically increased, without any requirement for
notice to Lessee, by an amount equal to 10% of the then existing Base Rent or $100,
whichever is greater. The parties agree that such increase in Base Rent represents fair
and reasonable compensation for the additional risk/costs that Lessor will incur by reason
of Lessees failure to maintain the required insurance. Such increase in Base Rent
shall in no event constitute a waiver of Lessees Default or Breach with respect to
the failure to maintain such insurance, prevent the exercise of any of the other rights
and remedies granted hereunder, no relieve Lessee of its obligation to maintain the
insurance specified in this Lease.

|                             
|-----------------------------
|9.     Damage or Destruction.

|                    
|--------------------
|9.1    
Definitions.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Premises Partial Damage shall mean damage or destruction to
          the improvements on the Premises, other than Lessee Owned Alterations and
          Utility Installations, which can reasonably be repaired in 6 months or less from
          the date of the damage or destruction. Lessor shall notify Lessee in writing
          within 30 days from the date of the damage or destruction as to whether or not
          the damage is Partial or Total.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Premises Total Destruction shall mean damage or destruction
          to the Premises, other than Lessee Owned alterations and Utility Installations
          and Trade Fixtures, which cannot reasonably be repaired in 6 months or less from
          the date of the damage or destruction. Lessor shall notify Lessee in writing
          within 30 days from the date of the damage or destruction as to whether or not
          the damage is Partial or Total.

|                                                                                                                                                                                                                                                                                                                                                                                                    
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Insured Loss shall mean damage or destruction to improvements
          on the Premises, other than Lessee Owned Alterations and Utility Installations
          and Trade Fixtures, which was caused by an event required to be covered by the
          insurance described in Paragraph 8.3(a), irrespective of any deductible amounts
          or coverage limits involved.

|                                                                                                                                                                                                                                                                                                                                                                                              
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)    ;
          Replacement Cost shall mean the cost to repair or re build
          the improvements owned by Lessor at the time of the occurrence to their
          condition existing immediately prior thereto, including demolition, debris
          removal and upgrading required by the operation of Applicable Requirements, and
          without deduction for depreciation.

|                                                                                                                                                                                                                                                                                                                               
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          Hazardous Substance Condition shall mean the occurrence or
          discovery of a condition involving the presence of, or a contamination by, a
          Hazardous Substance as define din Paragraph 6.2(a), in, on, or under the
          Premises which requires repair, remediation, or restoration.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.2
    Partial Damage  Insured Loss.  If a Premises Partial Damage that is an Insured
Loss occurs, then Lessor shall, at Lessors expenses, repair such damage (but not
Lessees Trade Fixtures or Lessee Owned Alterations and Utility Installations) as
soon as reasonably possible and this Lease shall continue in full force and effect;
provided, however that Lessee shall, at Lessors election, make the repair of any
damage or destruction the total cost to repair of which is $10,000 or less, and, in such
event, Lessor shall make any applicable insurance proceeds available to Lessee on a
reasonable basis for that purpose. Notwithstanding the foregoing, if the required
insurance was not in force or the insurance proceeds are not sufficient to effect such
repair, the Insuring Party shall promptly contribute the shortage in proceeds (except as
to the deductible which is Lessees responsibility) as and when required to complete
said repairs. In the event, however, such shortage was due to the fact that, by reason of
the unique nature of the improvements, full replacement cost insurance coverage was not
commercially reasonable and available, Lessor shall have no obligation to pay for the
shortage in insurance proceeds or to fully restore the unique aspects of the Premises
unless Lessee provides Lessor with the funds to cover same, or adequate assurance thereof,
within 10 days following receipt of written notice of such shortage and request therefore.
If Lessor receives said funds or adequate assurance thereof within said 10 day period, the
party responsible for making the repairs shall complete them as soon as reasonably
possible and this lease shall remain in full force and effect. If such funds or assurance
are not received, Lessor may nevertheless elect by written notice to Lessee within 10 days
thereafter to: (i) make such restoration and repair as is commercially reasonable
with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full
force and effect, or (ii) have this Lease terminate 30 days thereafter. Lessee shall
not be entitled to

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|                                                                                                                                                                                                                                                                                                                                                       
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|reimbursement of any funds contributed by Lessee to repair any such
damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject
to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but the net
proceeds of any such insurance shall be made available for the repairs if made by either
Party.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.3
    Partial Damage  Uninsured Loss.   If a Premises Partial Damage that is not an
Insured Loss occurs, unless caused by a negligent or willful act of Lessee (in which event
Lessee shall make the repairs at Lessees expense), Lessor may either:
(i) repair such damage as soon as reasonably possible at Lessors expense, in
which event this Lease shall continue in full force and effect, or (ii) terminate
this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of
knowledge of the occurrence of such damage. Such termination shall be effective 60 days
following the date of such notice. In the event Lessor elects to terminate this Lease,
Lessee shall have the right within 10 days after receipt of the termination notice to give
written notice to Lessor of Lessees commitment to pay for the repair of such damage
without reimbursement from Lessor. Lessee shall provide Lessor with said funds or
satisfactory assurance thereof within 30 days after making such commitment. In such event
this Lease shall continue in full force and effect, and Lessor shall proceed to make such
repairs as soon as reasonably possible after the required funds are available. If Lessee
does not make the required commitment, this lease shall terminate as of the date specified
in the termination notice.

|                                                                                                                                                                                                                                                                                                                                                                                          
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.4
    Total Destruction.   Notwithstanding any other provision hereof, if a Premises Total
Destruction occurs, this lease shall terminate 60 days following such Destruction. If the
damage or destruction was caused by the gross negligence or willful misconduct of Lessee,
Lessor shall have the right to recover Lessors damages from Lessee, except as
provided in Paragraph 8.6.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.5
    Damage Near End of Term.   If at any time during the last 6 months of this Lease
there is damage for which the cost to repair exceeds one months Base Rent, whether
or not an Insured Loss, Lessor may terminate this lease effective 60 days following the
date of occurrence of such damage by giving a written termination notice to Lessee within
30 days after the date of occurrence of such damage. Notwithstanding the foregoing, if
Lessee at that time has an exercisable option to extend this Lease or to purchase the
Premises, then Lessee may preserve this Lease by, (a) exercising such option and
(b) providing Lessor with any shortage in insurance proceeds (or adequate assurance
thereof) needed to make the repairs on or before the earlier of (i) the date which is
10 days after Lessees receipt of Lessors written notice purporting to
terminate this lease, or (ii) the day prior to the ate upon which such option
expires. If Lessee duly exercises such option during such period and provides Lessor with
funds (or adequate assurance thereof) to cover any shortage in insurance proceeds, Lessor
shall, at Lessors commercially reasonable expenses, repair such damage as soon as
reasonably possible and this Lease shall continue in full forced and effect. If Lessee
fails to exercise such option and provide such funds or assurance during such period, then
this lease shall terminate on the date specified in the termination notice and
Lessees option shall be extinguished.

|                                             
|---------------------------------------------
|9.6
    Abatement of Rent; Lessees Remedies.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Abatement.   In the event of Premises Partial Damage or Premises Total
          Destruction or a Hazardous Substance Condition for which Lessee is not
          responsible under this Lease, the Rent payable by Lessee for the period required
          for the repair, remediation or restoration of such damage shall be abated in
          proportion to the degree to which Lessees use of the Premises is impaired,
          but not to exceed the proceeds received from the Rental Value Insurance. All
          other obligations of Lessee hereunder shall be performed by Lessee, and Lessor
          shall have no liability for any such damage, destruction, remediation, repair or
          restoration except as provided herein.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Remedies.   If Lessor shall be obligated to repair or restore the Premises
          and does not commence, in a substantial and meaningful way, such repair or
          restoration within 90 days after such obligation shall accrue, Lessee may, at
          any time prior to the commencement of such repair or restoration, give written
          notice to Lessor and to any Lenders of which Lessee has actual notice, of
          Lessees election to terminate this Lease on a date not less than 60 days
          following the giving of such notice. If Lessee gives such notice and such repair
          or restoration is not commenced within 30 days thereafter, this Lease shall
          terminate as of the date specified in said notice. If the repair or restoration
          is commenced within such 30 days, this lease shall continue in full force and
          effect. Commence shall mean either the unconditional authorization
          of the preparation of the required plans, or the beginning of the actual work on
          the Premises, whichever first occurs.

|                                                                                                                                                                                                                                                                                                                                                                                                 
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.7
    Termination; Advance Payments.   Upon termination of this Lease pursuant to Paragraph
6.2(g) or Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent
and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return
to Lessee so much of Lessees Security Deposit as has not been, or is not then
required to be, used by Lessor.

|                                                                                                                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.8
    Waive Statutes.   Lessor and Lessee agree that the terms of this Lease shall govern
the effect of any damage to or destruction of the Premises with respect to the termination
of this Lease and hereby waive the provisions of any present or future statute to the
extent inconsistent herewith.

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|                            
|----------------------------
|10.     Real Property Taxes.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|10.1
    Definition.   As used herein, the term Real Property Taxes shall include
any form of assessment; real estate, general, special, ordinary or extraordinary, or
rental levy or tax (other than inheritance, personal income or estate taxes); improvement
bond; and/or license fee imposed upon or levied against any legal or equitable interest of
Lessor in the Premises or the Project, Lessors right to other income therefrom,
and/or Lessors business of leasing, by any authority having the direct or indirect
power to tax and where the funds are generated with reference to the Building address and
where the proceeds so generated are to be applied by the city, county or other local
taxing authority of a jurisdiction within which the Premises are located. Real Property
Taxes shall also include any tax, fee, levy, assessment or charge, or any increase
therein: (i) imposed by reason of events occurring during the term of this Lease,
including but not limited to, a change in the ownership of the Premises, and
(ii) levied or assessed on machinery or equipment provided by Lessor or Lessee
pursuant to this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|10.2
    Payment of Taxes.   In addition to Base Rent, Lessee shall pay to Lessor an amount
equal to the Real Property Tax installment due at least 20 days prior to the applicable
delinquency date. If any such installment shall cover any period of time prior to or after
the expiration or termination of this Lease, Lessees share of such installment shall
be prorated. In the

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|event Lessee incurs a late charge on any rent payment, Lessor may
estimate the current Real Property Taxes, and require that such taxes be paid in advance
to Lessor by Lessee monthly in advance with the payment of the Base Rent. Such monthly
payments shall be an amount equal to the amount of the estimated installment of taxes
divided by the number of months remaining before the month in which said installment
becomes delinquent. When the actual amount of the applicable tax bill is known, the amount
of such equal monthly advance payments shall be adjusted as required to provide the funds
needed to pay the applicable taxes. If the amount collected by Lessor is insufficient to
pay such Real Property Taxes when due, Lessee shall pay Lessor, upon demand, such
additional sum as is necessary. Advance payments may be intermingled with other moneys of
Lessor and shall not bear interest. In the event of a Breach by Lessee in the performance
of its obligations under this Lease, then any such advance payments may be treated by
Lessor as an additional Security Deposit.

|                                                                                                                                                                                                                                                                                                                                                                                                                            
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|10.3
    Joint Assessment.   If the Premises are not separately assessed, Lessees
ability shall be an equitable proportion of the Real Property Taxes for all of the land
and improvements included within the tax parcel assessed, such proportion to be
conclusively determined by Lessor from the respective valuations assigned in the
assessors work sheets or such other information as may be reasonably available.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|10.4
    Personal Property Taxes.   Lessee shall pay, prior to delinquency, all taxes assessed
against and levied upon Lessee Owned Alterations, Utility Installations, Trade Fixtures,
furnishings, equipment and all personal property of Lessee. When possible, Lessee shall
cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately from the
real property of Lessor. If any of Lessees said property shall be assessed with
Lessors real property, Lessee shall pay Lessor the taxes attributable to
Lessees property within 10 days after receipt of a written statement setting for the
taxes applicable to Lessees property.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|11.    
Utilities and Services.  Lessee shall pay for all water, gas, heat, light,
power, telephone, trash disposal and other utilities and services supplied to
the Premises, together with any taxes thereon. If any such services are not
separately metered or billed to Lessee, Lessee shall pay a reasonable
proportion, to be determined by Lessor, of all charges jointly metered or
billed. There shall be no abatement of rent and Lessor shall not be liable in
any respect whatsoever for the inadequacy, stoppage, interruption or
discontinuance of any utility or service due to riot, strike, labor dispute,
breakdown, accident, repair or other cause beyond Lessors reasonable
control or in cooperation with governmental request or directions.

|                                  
|----------------------------------
|12.     Assignment and
Subletting.

|                                   
|-----------------------------------
|12.1    
Lessors Consent Required.

|                                                                                                                                                                                                                                                                                                         
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Lessee shall not voluntarily or by operation of law assign, transfer, mortgage
          or encumber (collectively, assign or assignment) or sublet all or
          any part of Lessees interest in this Lease or in the Premises without
          Lessors prior written consent.

|                                                                                                                                                                                                                                                                                                                                                                            
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Unless Lessee is a corporation and its stock is publicly trade don a national
          stock exchange, a change in the control of Lessee shall constitute an assignment
          requiring consent. The transfer, on a cumulative basis, of 25% or more of the
          voting control of Lessee shall constitute a change in control for this purpose.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          The involvement of Lessee or its assets in any transaction, or series of
          transactions (by way of a merger, sale, acquisition, financing, transfer,
          leveraged buy-out or otherwise), whether or not a formal assignment or
          hypothecation of this Lease or Lessees assets occurs, which results or
          will result in a reduction of the Net Wroth of Lessee by an amount greater than
          25% of such Net Worth as it was represented at the time of the execution of this
          lease or at the time of the most recent assignment to which Lessor has
          consented, or as it exists immediately prior to said transaction or transactions

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|constituting such reduction, whichever was or is greater, shall be considered an
          assignment of this Lease to which Lessor may withhold its consent. Net
          worth of Lessee shall mean the net worth of Lessee (excluding any
          guarantors) established under generally accepted accounting principles.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)       
          an assignment or subletting without consent shall, at Lessors option, be a
          Default curable after notice per Paragraph 13.1(c), or a noncurable Breach
          without the necessity of any notice and grace period. If Lessor elects to treat
          such unapproved assignment or subletting as a noncurable Breach, Lessor may
          either: (i) terminate this Lease, or (ii) upon 30 days written notice,
          increase the monthly Base Rent to 1'10% of the Base Rent then in effect.
          Further, in the event of such Breach and rental adjustment, (i) the
          purchase price of any option to purchase the Premises held by Lessee shall be
          subject to similar adjustment to 110% of the price previously in effect, and
          (ii) all fixed and non-fixed rental adjustments scheduled during the
          remainder of the Lease term shall be increased to 110% of the scheduled adjusted
          rent.

|                                                                                                                                                            
|------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)       
          Lessees remedy for any breach of Paragraph 12.1 by Lessor shall be limited
          to compensatory damages and/or injunctive relief.

|                                                                      
|----------------------------------------------------------------------
|12.2
    Terms and Conditions Applicable to Assignment and Subletting.

|                                                                                                                                                                                                                                                                                  
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Regardless of Lessors consent, no assignment or subletting shall:
          (i) be effective without the express written assumption by such assignee or
          sublessee of the obligations of Lessee under this Lease, (ii) release
          Lessee of any

|                                                                                                                                                                                            
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|obligations hereunder, or (iii) alter the primary liability
          of Lessee for the payment of Rent or for the performance of any other
          obligations to be performed by Lessee.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Lessor may accept Rent or performance of Lessees obligations from any
          person other than Lessee pending approval or disapproval of an assignment.
          Neither a delay in the approval or disapproval of such assignment nor the
          acceptance of Rent or performance shall constitute a waiver or estoppel of
          Lessors right to exercise its remedies for Lessees Default or
          Breach.

|                                                                                                                                                       
|-------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Lessors consent to any assignment or subletting shall not constitute a
          consent to any subsequent assignment or subletting.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)    
          In the event of any Default or Breach by Lessee, Lessor may proceed directly
          against Lessee, any Guarantors or anyone else responsible for the performance of
          Lessees obligations under this Lease, including any assignee or sublessee,
          without first exhausting Lessors remedies against any other person or
          entity responsible therefore to Lessor, or any security held by Lessor.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          Each request for consent to an assignment or subletting shall be I n writing,
          accompanied by information relevant to Lessors determination as to the
          financial and operational responsibility and appropriateness of the proposed
          assignee or sublessee, including but not limited to the intended use and/or
          required modification of the Premises, if any, together with a fee of $500 as
          consideration for Lessors considering and processing said request. Lessee
          agrees to provide Lessor with such other or additional information and/or
          documentation as may be reasonably requested. (See also Paragraph 36).

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(f)    
          Any assignee of, or sublessee under, this Lease shall, by reason of accepting
          such assignment or entering into such sublease, be deemed to have assumed and
          agreed to conform and comply with each and every term, covenant, condition and
          obligation herein to be observed or performed by Lessee during the term of said
          assignment or sublease, other than such obligations as are contrary to or
          inconsistent with provisions of an assignment or sublease to which Lessor has
          specifically consented to in writing.

|                                                                                                                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(g)    
          Lessors consent to any assignment or subletting shall not transfer to the
          assignee or sublessee any Option granted to the original Lessee by this Lease
          unless such transfer is specifically consented to by Lessor in writing. (See
          Paragraph 39.2).

|                                                                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|12.3
    Additional Terms and Conditions Applicable to Subletting.   The following terms and
conditions shall apply to any subletting by Lessee of all or any part of the Premises and
shall be deemed included in all subleases under this lease whether or not expressly
incorporated therein:

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Lessee hereby assigns and transfers to Lessor all of Lessees interest in
          all Rent payable on any sublease, and Lessor may collect such Rent and apply
          same toward Lessees obligations under this Lease; provided, however, that
          until a Breach shall occur in the performance of Lessees obligations,
          Lessee may collect said Rent. In the event that the amount collected by Lessor
          exceeds Lessees obligations any such excess shall be refunded to Lessee.
          Lessor shall not, by reason of the foregoing or any assignment of such sublease,
          nor by reason of the collection of Rent, be deemed liable to the sublessee for
          any failure of Lessee to perform and comply with any of Lessees
          obligations to such sublessee. Lessee hereby irrevocably authorizes and directs
          any such sublessee, upon receipt of a written notice from Lessor stating that a
          Breach exists in the performance of Lessees obligations under this Lease,
          to pay to Lessor all Rent due and to become due under the sublease. Sublessee
          shall rely upon any such notice from Lessor and shall pay all Rents to Lessor
          without any obligation or right to inquire as to whether such Breach exists,
          notwithstanding any claim from Lessee to the contrary.

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|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          In the event of a Breach by Lessee, Lessor may, at its option, require sublessee
          to attorn to Lessor, in which event Lessor shall undertake the obligations of
          the sublessor under such sublease from the time of the exercise of said option
          to the expiration of such sublease; provided, however, Lessor shall not be
          liable for any prepaid rents or security deposit paid by such sublessee to such
          sublessor or for any prior Defaults or Breaches of such sublessor.

|                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Any matter requiring the consent of the sublessor under a sublease shall also
          require the consent of Lessor.

|                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------
|(d)    
          No sublessee shall further assign or sublet all or any part of the Premises
          without Lessors prior written consent.

|                                                                                                                                                                                                                                                                                                                                                                                                         
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the
          sublessee, who shall have the right to cure the Default of Lessee within the
          grace period, if any, specified in such notice. The sublessee shall have a right
          of reimbursement and offset from and against Lessee for any such Defaults cured
          by the sublessee.

|                                 
|---------------------------------
|13.    Default; Breach;
Remedies.

|                                                                                                                                                                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.1
    Default; Breach.   A Default is defined as a failure by the Lessee to
comply with or perform any of the terms, covenants, conditions or Rules and Regulations
under this Lease. A Breach is defined as the occurrence of one or more of the
following Defaults, and the failure of Lessee to cure such Default within any applicable
grade period:

|                                                                                                                                                                                                                                                                                                                                                                                    
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          The abandonment of the Premises; or the vacating of the Premises without
          providing a commercially reasonable level of security, or where the coverage of
          the property insurance described in Paragraph 8.3 is jeopardized as a result
          thereof, or without providing reasonable assurances to minimize potential
          vandalism.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          The failure of Lessee to make any payment of Rent or any Security Deposit
          required to be made by Lessee hereunder, whether to Lessor or to a third party,
          when due, to provide reasonable evidence of insurance or surety bond, or to
          fulfill any obligation under this Lease which endangers or threatens life or
          property, where such failure continues for a period of 3 business days following
          written notice to Lessee.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          The failure by Lessee to provide (i) reasonable written evidence of
          compliance with Applicable Requirements, (ii) the service contracts,
          (iii) the rescission of an unauthorized assignment or subletting,
          (iv) an Estoppel Certificate, (v) a requested subordination,
          (vi) evidence concerning any guaranty and/or Guarantor, (vii) any
          document requested under Paragraph 42, (viii) material safety data sheets
          (MSDS), or (ix) any other documentation or information which Lessor may
          reasonably require of Lessee under the terms of this Lease, where any such
          failure continues for a period of 10 days following written notice to Lessee.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)    
          A Default by Lessee as to the terms, covenants, conditions or provisions of this
          Lease, or of the rules adopted under Paragraph 40 hereof, other than those
          described in subparagraphs 13.1(a), (b) or (c), above, where such Default
          continues for a period of 30 days after written notice; provided, however, that
          if the nature of Lessees Default is such that more than 30 days are
          reasonably required for its cure, then it shall not be deemed to be a Breach if
          Lessee commences such cure within said 30 day period and thereafter diligently
          prosecutes such cure to completion.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          The occurrence of any of the following events: (i) the making of any
          general arrangement or assignment for the benefit of creditors;
          (ii) becoming a debtor as defined in 11 U.S.C. § 101
          or any successor statute thereto (unless, in the case of a petition filed
          against Lessee, the same is dismissed with 60 days); (iii) the appointment
          of a trustee or receiver to take possession of substantially all of
          Lessees assets located at the Premises or of Lessees interest in
          this Lease, where possession is not restored to Lessee within 30 days; or
          (iv)  the attachment, execution or other judicial seizure of substantially
          all of Lessees assets located at the Premises or of Lessees interest
          in this Lease, where such seizure is not discharged within 30 days; provided,
          however, in the event that any provision of this subparagraph (a) is contrary to
          any applicable law, such provision shall be of no force or effect, and not
          affect the validity of the remaining provisions.

|                                                                                                                                          
|------------------------------------------------------------------------------------------------------------------------------------------
|(f)    
          The discovery that any financial statement of Lessee or of any Guarantor given
          to Lessor was materially false.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(g)    
          If the performance of Lessees obligations under this Lease is guaranteed:
          (i) the death of a Guarantor, (ii) the termination of a
          Guarantors liability with respect to this Lease other than in accordance
          with the terms of such guaranty, (iii) a Guarantors becoming
          insolvent or the subject of a bankruptcy filing, (iv) a Guarantors
          refusal to honor the guaranty, or (v) a Guarantors breach of its
          guaranty obligation on an anticipatory basis, and Lessees failure, within
          60 days following written notice of any such event, to provide written
          alternative assurance or security, which, when coupled with the then existing
          resources of Lessee, equals or exceeds the combined financial resources of
          Lessee and the Guarantors that existed at the time of execution of this Lease.

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|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.2
    Remedies.  If Lessee fails to perform any of its affirmative duties or obligations,
within 10 days after written notice (or in case of an emergency, without notice) Lessor
may, at its option, perform such duty or obligation on Lessees behalf, including but
not limited to the obtaining of reasonably required bonds, insurance policies, or
governmental licenses, permits or approvals. Lessee shall pay to Lessor an amount equal to
115% of the costs and expenses incurred by Lessor in such performance upon receipt of an
invoice therefore. In the event of a Breach, Lessor may, with or without further notice or
demand, and without limiting Lessor in the exercise of any right or remedy which Lessor
may have by reason of such Breach:

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Terminate Lessees right to possession of the Premises by any lawful means,
          in which case this Lease shall terminate and Lessee shall immediately surrender
          possession to Lessor. In such event Lessor shall be entitled to recover from
          Lessee: (i) the unpaid Rent which had been earned at the time of
          termination; (ii) the worth at the time of award of the amount by which the
          unpaid rent which would have been earned after termination until the time of
          award exceeds the amount of such rental loss that the Lessee proves could have
          been reasonably avoided; (iii) the worth at the time of award of the amount
          by which the unpaid rent for the balance of the term after the time of award
          exceeds the amount of such rental loss that the Lessee proves could be
          reasonable avoided; and (iv) any other amount necessary to compensate
          Lessor for all the detriment proximately caused by the Lessees failure to
          perform its obligations under this Lease or which in the ordinary course of
          things would be likely to result therefrom, including but not limited to the
          cost of recovering possession of the Premises, expenses of reletting, including
          necessary renovation and alteration of the Premises, reasonable attorneys
          fees, and that portion of any leasing commission paid by Lessor in connection
          with this Lease applicable to the unexpired term of this Lease. The worth at the
          time of award of the amount referred to in provision (iii) of the immediately
          preceding sentence shall

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|be computed by discounting such amount at the discount
          rate of the Federal Reserve Bank of the District within which the Premises are
          located at the time of award plus one percent. Efforts by Lessor to mitigate
          damages caused by Lessees Breach of this Lease shall not waive
          Lessors right to recover damages under Paragraph 12. If termination of
          this Lease is obtained through the provisional remedy of unlawful detainer,
          Lessor shall have the right to recover in such proceeding any unpaid Rent and
          damages as are recoverable therein, or Lessor may reserve the right to recover
          all or any part thereof in a separate suit. If a notice and grace period
          required under Paragraph 13.1 was not previously given, a notice to pay rent or
          quit, or to perform or quit given to Lessee under the unlawful detainer statute
          shall also constitute the notice required by Paragraph 13.1. In such case, the
          applicable grace period required by Paragraph 13.1 and the unlawful detainer
          statute shall run concurrently, and the failure of Lessee to cure the Default
          within the greater of the two such grace periods shall constitute both an
          unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
          provided for in this Lease and/or by said statute.

|                                                                                                                                                                                                                                                                                                                                                                                                                                
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Continue the Lease and Lessees right to possession and recover the Rent as
          it becomes due, in which event Lessee may sublet or assign, subject only to
          reasonable limitations. Acts of maintenance, efforts to relet, and/or the
          appointment of a receiver to protect the Lessors interests, shall not
          constitute a termination of the Lessees right to possession.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Pursue any other remedy now or hereafter available under the laws or judicial
          decisions of the state wherein the Premises are located. The expiration or
          termination of this Lease and/or the termination of Lessees right to
          possession shall not relieve Lessee from liability under any indemnity
          provisions of this Lease as to matters occurring or accruing during the term
          hereof or by reason of Lessees occupancy of the Premises.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.3
    Inducement Recapture.   Any agreement for free or abated rent or other charges, or
for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement
or consideration for Lessees entering into this Lease, all of which concessions are
hereinafter referred to as Inducement Provisions, shall be deemed
conditioned upon Lessees full and faithful performance of all of the terms,
covenants and conditions of this Lease. Upon Breach of this Lese by Lessee, any such
Inducement Provision shall automatically be deemed deleted from this Lease and of no
further force or effect, and any rent, other charge, bonus, inducement or consideration
theretofore abated, given or paid by Lessor under such an Inducement Provision shall be
immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of
said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which
initiated the operation of this paragraph shall not be deemed a waiver by Lessor of the
provisions of this paragraph unless specifically so stated in writing by Lessor at the
time of such acceptance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.4
    Late Charges.   Lessee hereby acknowledges that late payment by Lessee of Rent will
cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will
be extremely difficult to ascertain. Such costs include, but are not limited to,
processing and accounting charges, and late charges which were imposed upon Lessor by any
Lender. Accordingly, if any Rent shall not be received by Lessor within 5 days after such
amount shall be due, then, without any requirement for notice to Lessee, Lessee shall
immediately pay to Lessor a one-time late charge equal to 10% of each such overdue amount
or $100, whichever is greater. The Parties hereby agree that such late charge represents a
fair and reasonable estimate of the costs Lessor will incur by reason of such late
payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of
Lessees Default or Breach with respect to such overdue amount, nor prevent the
exercise of any

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|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|of the other rights and remedies granted hereunder. In the event that a
late charge is payable hereunder, whether or not collected, for 3 consecutive installments
of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent
shall, at Lessors option, become due and payable quarterly in advance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.5
    Interest.   Any monetary payment due Lessor hereunder, other than late charges, not
received by Lessor, when due as to scheduled payments (such as Base Rent) or within 30
days following the date on which it was due for non-scheduled payment, shall bear interest
from the date when due, as to scheduled payments, or the 31st day after it was due as to
non-scheduled payments. The interest (Interest) charged shall be
computed at the rate of 10% per annum but shall not exceed the maximum rate allowed by
law. Interest is payable in addition to the potential late charge provided for in
Paragraph 13.4.

|                          
|--------------------------
|13.6
    Breach by Lessor.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Notice of Breach. Lessor shall not be deemed in breach of this Lease
          unless Lessor fails within a reasonable time to perform an obligation required
          to be performed by Lessor. For purposes of this Paragraph, a reasonable time
          shall in no event be less than 30 days after receipt by Lessor, and any Lender
          whose name and address shall have been furnished Lessee in writing for such
          purpose, of written notice specifying wherein such obligation of Lessor has not
          been performed; provided, however, that if the nature of Lessors
          obligation is such that more than 30 days are reasonably required for its
          performance, then Lessor shall not be in breach if performance is commenced
          within such 30 day period and thereafter diligently pursued to completion.

|                                                                                                                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Performance by Lessee on Behalf of Lessor. In the event that neither
          Lessor nor Lender cures said breach within 30 days after receipt of said notice,
          or if having commenced said cure they do not diligently pursue it to

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|completion,
          then Lessee may elect to cure said breach at Lessees expense and offset
          from Rent the actual and reasonable cost to perform such cure, provided however,
          that such offset shall not exceed an amount equal to the greater of one
          months Base Rent or the Security Deposit, reserving Lessees right to
          seek reimbursement from Lessor. Lessee shall document the cost of said cure and
          supply said documentation to Lessor.

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|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|14.    
          Condemnation.   If the Premises or any portion thereof are taken under the
          power of eminent domain or sold under the threat of the exercise of said power
          (collectively Condemnation), this Lease shall terminate as to
          the part taken as of the date the condemning authority takes title or
          possession, whichever first occurs. If more than 10% of the Building, or more
          than 25% of that portion of the Premises not occupied by any building, is taken
          by Condemnation, Lessee may, at Lessees option, to be exercised in writing
          within 10 days after Lessor shall have given Lessee written notice of such
          taking (or in the absence of such notice, within 10 days after the condemning
          authority shall have taken possession) terminate this Lease as of the date the
          condemning authority takes possession. If Lessee does not terminate this Lease
          in accordance with the foregoing, this Lease shall remain in full force and
          effect as to the portion of the Premises remaining, except that the Base Rent
          shall be reduced in proportion to the reduction in utility of the Premises
          caused by such Condemnation. Condemnation awards and/or payments shall be the
          property of Lessor, whether such award shall be made as compensation for
          diminution in value of the leasehold, the value of the part taken, or for
          severance damages; provided, however, that Lessee shall be entitled to any
          compensation for Lessees relocation expenses, loss of business goodwill
          and/or Trade Fixtures, without regard to whether or not this Lease is terminated
          pursuant to the provisions of this Paragraph. All Alterations and Utility
          Installations made to the Premises by Lessee, for purposes of Condemnation only,
          shall be considered the property of the Lessee and Lessee shall be entitled to
          any and all compensation which is payable therefor. In the event that this Lease
          is not terminated by reason of the Condemnation, Lessor shall repair any damage
          to the Premises caused by such Condemnation.

|                       
|-----------------------
|15.     Brokerage Fees.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|15.1
    Additional Commission.   In addition to the payments owed pursuant to Paragraph 1.9
above, and unless Lessor and the Brokers otherwise agree in writing, Lessor agrees that:
(a) if Lessee exercises any Option, (b) if Lessee acquires any rights to the Premises or
other premises owned by Lessor and located within the same Project, if any, within which
the Premises is located, (c) if Lessee remains in possession of the Premises, with the
consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased,
whether by agreement or operation of an escalation clause herein, then, Lessor shall pay
Brokers a fee in accordance with the schedule of the Brokers in effect at the time of the
execution of this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|15.2
    Assumption of Obligations.   Any buyer or transferee of Lessors interest in
this Lease shall be deemed to have assumed Lessors obligation hereunder. Brokers
shall be third party beneficiaries of the provisions of Paragraphs 1.9, 15, 22 and 31. If
Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to
this Lease when due, then such amounts shall accrue interest. In addition, if Lessor fails
to pay any amounts to Lessees Broker when due, Lessees

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|Broker shall be deemed to be a third
party beneficiary of any commission agreement entered into by and/or between Lessor and
Lessors Broker for the limited purpose of collecting any brokerage fee owed.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|15.3
    Representations and Indemnities of Broker Relationships.   Lessee and Lessor each
represent and warrant to the other that it has had no dealings with any person, firm,
broker or finder (other than the Brokers, if any) in connection with this Lease, and that
no one other than said named Brokers is entitled to any commission or finders fee in
connection herewith. Lessee and Lessor do each hereby agree to indemnify, protect, defend
and hold the other harmless from and against liability for compensation or charges which
may be claimed by any such unnamed broker, finder or other similar party by reason of any
dealings or actions of the indemnifying Party, including any costs, expenses,
attorneys fees reasonably incurred with respect thereto.

|                              
|------------------------------
|16.     Estoppel
Certificates.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Each Party (as Responding Party) shall within 10 days after
          written notice from the other Party (the Requesting Party)
          execute, acknowledge and deliver to the Requesting Party a statement in writing
          in form similar to the then most current Estoppel Certificate
          form published by the American Industrial Real Estate Association, plus such
          additional information, confirmation and/or statements as may be reasonably
          requested by the Requesting Party.

|                                                                                                                                                                                                                                                                   
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          If the Responding Party shall fail to execute or deliver the Estoppel
          Certificate within such 10 day period, the Requesting Party may execute an
          Estoppel Certificate stating that: (i) the Lease is in full force and effect

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|without modification except as may be represented by the Requesting Party, (ii)
          there are no uncured defaults in the Requesting Partys performance, and
          (iii) if Lessor is the Requesting Party, not more than one months rent has
          been paid in advance. Prospective purchasers and encumbrancers may rely upon the
          Requesting Partys Estoppel Certificate, and the Responding Party shall be
          estopped from denying the truth of the facts contained in said Certificate.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          If Lessor desires to finance, refinance, or sell the Premises, or any part
          thereof, Lessee and all Guarantors shall deliver to any potential lender or
          purchaser designated by Lessor such financial statements as may be reasonably
          required by such lender or purchaser, including but not limited to Lessees
          financial statements for the past 3 years. All such financial statements shall
          be received by Lessor and such lender or purchaser in confidence and shall be
          used only for the purposes herein set forth.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|17.    
          Definition of Lessor.   The term Lessor as used herein
          shall mean the owner or owners at the time in question of the fee title to the
          Premises, or, if this is a sublease, of the Lessees interest in the prior
          lease. In the event of a transfer of Lessors title or interest in the
          Premises or this Lease, Lessor shall deliver to the transferee or assignee (in
          cash or by credit) any unused Security Deposit held by Lessor. Except as
          provided in Paragraph 15, upon such transfer or assignment and delivery of the
          Security Deposit, as aforesaid, the prior Lessor shall be relieved of all
          liability with respect to the obligations and/or covenants under this Lease
          thereafter to be performed by the Lessor. Subject to the foregoing, the
          obligations and/or covenants in this Lease to be performed by the Lessor shall
          be binding only upon the Lessor as hereinabove defined.

|                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|18.    
          Severability.   The invalidity of any provision of this Lease, as
          determined by a court of competent jurisdiction, shall in no way affect the
          validity of any other provision hereof.

|                                                                                                                                                                         
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|19.    
          Days.   Unless otherwise specifically indicated to the contrary, the word
          days as used in this Lease shall mean and refer to calendar days.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|20.    
          Limitation on Liability.   The obligations of Lessor under this Lease shall
          not constitute personal obligations of Lessor or its partners, members,
          directors, officers or shareholders, and Lessee shall look to the Premises, and
          to no other assets of Lessor, for the satisfaction of any liability of Lessor
          with respect to this Lease, and shall not seek recourse against Lessors
          partners, members, directors, officers or shareholders, or any of their personal
          assets for such satisfaction.

|                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|21.    
          Time of Essence.   Time is of the essence with respect to the performance
          of all obligations to be performed or observed by the Parties under this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                   
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|22.    
          No Prior or Other Agreements; Broker Disclaimer. The Lease contains all
          agreements between the Parties with respect to any matter mentioned herein, and
          no other prior contemporaneous agreement or understanding shall be effective.
          Lessor and Lessee each represents and warrants to the Brokers that it has made,
          and is relying solely upon, its own

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|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|investigation as to the nature, quality,
          character and financial responsibility of the other Party to this Lease and as
          to the use, nature, quality and character of the Premises. Brokers have no
          responsibility with respect thereto or with respect to any default or breach
          hereof by either Party. The liability (including court costs and attorneys
          fees), of any Broker with respect to negotiation, execution, delivery or
          performance by either Lessor or Lessee under this Lease or any amendment or
          modification hereto shall be limited to an amount up to the fee received by such
          Broker pursuant to this Lease; provided, however, that the foregoing limitation
          on each Brokers liability shall not be applicable to any gross negligence
          or willful misconduct of such Broker.

|                          
|--------------------------
|23.    
          Notices.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|23.1
    Notice Requirements.   All notices required or permitted by this Lease or applicable
law shall be in writing and may be delivered in person (by hand or by courier) or may be
sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with
postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if
served in a manner specified in this Paragraph 23. The addresses noted adjacent to a
Partys signature on this Lease shall be that Partys address for delivery or
mailing of notices. Either Party may by written notice to the other specify a different
address for notice, except that upon Lessees taking possession of the Premises, the
Premises shall constitute Lessees address for notice. A copy of all notices to
Lessor shall be concurrently transmitted to such party or parties at such addresses as
Lessor may from time to time hereafter designate in writing.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|23.2
    Date of Notice.   Any notice sent by registered or certified mail, return receipt
requested, shall be deemed given on the date of delivery shown on the receipt card, or if
no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall
be deemed given 48 hours after the same is addressed as required herein and mailed with
postage prepaid. Notices delivered by United States Express Mail or overnight courier that
guarantee next day deliver shall be deemed given 24 hours after delivery of the same to
the Postal Service or courier. Notices transmitted by facsimile transmission or similar
means shall be deemed delivered upon telephone confirmation of receipt (confirmation
report from fax machine is sufficient), provided a copy is also delivered via delivery or
mail. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed
received on the next business day.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|24.    
          Waivers.   No waiver by Lessor of the Default or Breach of any term,
          covenant or condition hereof by Lessee, shall be deemed a waiver of any other
          term, covenant or condition hereof, or of any subsequent Default or Breach by
          Lessee of the same or of any other term, covenant or condition hereof.
          Lessors consent to, or approval of, any act shall not be deemed to render
          unnecessary the obtaining of Lessors consent to, or approval of, any
          subsequent or similar act by Lessee, or be construed as the basis of an estoppel
          to enforce the provision or provisions of this Lease requiring such consent. The
          acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by
          Lessee. Any payment by Lessee may be accepted by Lessor on account of moneys or
          damages due Lessor, notwithstanding any qualifying statements or conditions made
          by Lessee in connection therewith, which such statements and/or conditions shall
          be of no force or effect whatsoever unless specifically agreed to in writing by
          Lessor at or before the time of deposit of such payment.

|                                                                             
|-----------------------------------------------------------------------------
|25.    Disclosures
Regarding The Nature of a Real Estate Agency Relationship.

|                                                                                                                                                                                                                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          When entering into a discussion with a real estate agent regarding a real estate
          transaction, a Lessor or Lessee should from the outset understand what type of
          agency relationship or representation it has with the agent or agents in the
          transaction. Lessor and Lessee acknowledge being advised by the Brokers in this
          transaction, as follows:

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(i)    
          Lessors Agent. A Lessors agent under a listing agreement with
          the Lessor acts as the agent for the Lessor only. A Lessors agent or
          subagent has the following affirmative obligations: To the Lessor: A
          fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with
          the Lessor. To the Lessee and the Lessor: a. Diligent exercise of
          reasonable skills and care in performance of the agents duties. b. A duty
          of honesty and fair dealing and good faith. c. A duty to disclose all facts
          known to the agent materially affecting the value or desirability of the
          property that are not known to, or within the diligent attention and observation
          of, the Parties. An agent is not obligated to reveal to either Party any
          confidential information obtained from the other Party which does not involve
          the affirmative duties set forth above.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(ii)    
          Lessees Agent. An agent can agree to act as agent for the Lessee
          only. In these situations, the agent is not the Lessors agent, even if by
          agreement the agent may receive compensation for services rendered, either in
          full or in part from the Lessor. An agent acting only for a Lessee has the
          following affirmative obligations. To the Lessee: A fiduciary duty of
          utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To
          the Lessee and the Lessor: a. Diligent exercise of reasonable skills and
          care in performance of the agents duties. b. A duty of honest and fair
          dealing and good faith. c. A duty to disclose all facts known to the agent
          materially affecting the value or desirability of the property that are not
          known to, or within the diligent attention and observation of, the Parties. An
          agent is not obligated to reveal to either Party any confidential information
          obtained from the other Party which does not involve the affirmative duties set
          forth above.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(iii)    
          Agent Representing Both Lessor and Lessee. A real estate agent, either
          acting directly or through one or more associate licenses, can legally be the
          agent of both the Lessor and the Lessee in a transaction, but only with the
          knowledge and consent of both the Lessor and the Lessee. In a dual agency
          situation, the agent has the following affirmative obligations to both the
          Lessor and the Lessee: a. A fiduciary duty of utmost care, integrity, honesty
          and loyalty in the dealings with either Lessor or the Lessee. b. Other duties to
          the Lessor and the Lessee as sated above in subparagraphs (i) or (ii). In
          representing both Lessor and Lessee, the agent may not without the express
          permission of the respective Party, disclose to the other Party that the Lessor
          will accept rent in an amount less than that indicated in the listing or that
          the Lessee is willing to pay a higher rent than that offered. The above duties
          of the agent in a real estate transaction do not relieve a Lessor or Lessee from
          the responsibility to protect their own interests. Lessor and Lessee should
          carefully read all agreements to ensure that they adequately express their
          understanding of the transaction. A real estate agent is a person qualified to
          advise about real estate. If legal or tax advice is desired, consult a competent
          professional.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Brokers have no responsibility with respect to any default or breach hereof by
          either Party. The liability (including court costs and attorneys fees), of
          any Broker with respect to any breach of duty, error or omission relating to
          this Lease shall not exceed the fee received by such Broker pursuant to this
          Lease; provided, however, that the foregoing limitation on each Brokers
          liability shall not be applicable to any gross negligence or willful misconduct
          of such Broker.

|                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Lessor and Lessee agree to identify to Brokers as Confidential any
          communication or information given Brokers that is considered by such Party to
          be confidential.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|26.    
          No Right To Holdover.   Lessee has no right to retain possession of the
          Premises or any part thereof beyond the expiration or termination of this Lease.
          In the event that Lessee holds over, then the Base Rent shall be increased to
          150% of the Base Rent applicable immediately preceding the expiration or
          termination. Nothing contained herein shall be construed as consent by Lessor to
          any holding over by Lessee.

|                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|27.    
          Cumulative Remedies.   No remedy or election hereunder shall be deemed
          exclusive but shall, wherever possible, be cumulative with all other remedies at
          law or in equity.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|28.    
          Covenants and Conditions; Construction of Agreement.   All provisions of
          this Lease to be observed or performed by Lessee are both covenants and
          conditions. In construing this Lease, all headings and titles are for the
          convenience of the Parties only and shall not be considered a part of this
          Lease. Whenever required by the context, the singular shall include the plural
          and vice versa. This Lease shall not be construed as if prepared by one of the
          Parties, but rather according to its fair meaning as a whole, as if both Parties
          had prepared it.

|                                                                                                                                                                                                                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|29.    
          Binding Effect; Choice of Law.   This Lease shall be binding upon the
          Parties, their personal representatives, successors and assigns and be governed
          by the laws of the State in which the Premises are located. Any litigation
          between the Parties hereto concerning this Lease shall be initiated in the
          county in which the Premises are located.

|                                              
|----------------------------------------------
|30.Subordination; Attornment; Non-Disturbance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|30.1
    Subordination.   This Lease and any Option granted hereby shall be subject and
subordinate to any ground lease, mortgage, deed of trust, or other hypothecation or
security device (collectively, Security Device), now or hereafter
placed upon the Premises, to any and all advances made on the security thereof, and to all
renewals, modifications, and extensions thereof. Lessee agrees that the holders of any
such Security Devices (in this Lease together referred to as Lender)
shall have no liability or obligation to perform any of the obligations of Lessor under
this Lease. Any Lender may elect to have this Lease and/or any Option granted hereby
superior to the lien of its Security Device by giving written notice thereof to Lessee,
whereupon this Lease and such Options shall be deemed prior to such Security Device,
notwithstanding the relative dates of the documentation or recordation thereof.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|30.2
    Attornment.   In the event that Lessor transfers title to the Premises, or the
Premises are acquired by another upon the foreclosure or termination of a Security Device
to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance
provisions of Paragraph 30.3, attorn to such new owner, and upon request, enter into a new
lease, containing all of the terms and provisions of this Lease, with such new owner for
the remainder of the term hereof, or, at the election of such new owner, this Lease shall
automatically become a new Lease between Lessee and such new owner, upon all of the terms
and conditions hereof, for the remainder of the term hereof, and (ii) Lessor shall
thereafter be relieved of any further obligations hereunder and such new owner shall
assume all of Lessors obligations hereunder, except that such new owner shall not:
(a) be liable for any act or omission of any prior lessor or with respect to events
occurring prior to acquisition of ownership; (b) be subject to any offsets or
defenses which Lessee might have against any prior lessor, (c) be bound by prepayment
of more than one months rent, or (d) be liable for the return of any security
deposit paid to any prior lessor.

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|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|30.3
    Non-Disturbance.   With respect to Security Devices entered into by lessor after the
execution of this Lease, Lessees subordination of this Lease shall be subject to
receiving a commercially reasonable non-disturbance agreement (a Non-Disturbance
Agreement) from the Lender which Non-Disturbance Agreement provides that
Lessees possession of the Premises, and this Lease, including any options to extend
the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and
attorns to the record owner of the Premises. Further, within 60 drays after the execution
of this Lease, Lessor shall use its commercially reasonable efforts to obtain a
Non-Disturbance Agreement from the holder of any pre-existing Security Device which is
secured by the Premises. In the event that Lessor is unable to provide the Non-Disturbance
Agreement within said 60 days, then Lessee may, at Lessees option, directly contact
Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance
Agreement.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|30.4
    Self-Executing.   The agreement contained in this Paragraph 30 shall be effective
without the execution of any further documents; provided, however, that, upon written
request from Lessor or a Lender in connection with a sale, financing or refinancing of the
Premises, Lessee and Lessor shall execute such further writings as may be reasonably
required to separately document any subordination, attornment and/or Non-Disturbance
Agreement provided for herein.

|                                                                                                                                                                                                                                                                                                                                                                                
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|31.    
Attorneys Fees.  If any Party or Broker brings an action or
proceeding involving the Premises whether founded in tort, contract or equity,
or to declare rights hereunder, the Prevailing Party (as hereafter defined) in
any such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys fees. Such fees may be awarded in the same suit or

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|recovered in
a separate suit, whether or not such action or proceeding is pursued to decision
or judgment. The term, Prevailing Party shall include, without
limitation, a Party or Broker who substantially obtains or defeats the relief
sought, as the case may be, whether by compromise, settlement, judgment, or the
abandonment by the other Party or Broker of its claim or defense. The
attorneys fees award shall not be computed in accordance with any court
fee schedule, but shall be such as to fully reimburse all attorneys fees
reasonably incurred. In addition, Lessor shall be entitled to attorneys
fees, costs and expenses incurred in the preparation and service of notices of
Default and consultations in connection therewith, whether or not a legal action
is subsequently commenced in connection with such Default or resulting Breach
($200 is a reasonable minimum per occurrence for such services and
consultation).

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|32.    
Lessors Access; Showing Premises; Repairs.  Lessor and Lessors
agents shall have the right to enter the Premises at any time, in the case of an
emergency, and otherwise at reasonable times after reasonable prior notice for
the purpose of showing the same to prospective purchasers, lenders, or tenants,
and making such alterations, repairs, improvements or additions to the Premises
as Lessor may deem necessary or desirable and the erecting, using and
maintaining of utilities, services, pipes and conduits through the Premises
and/or other premises as long as there is no material adverse effect to
lessees use of the Premises. All such activities shall be without
abatement of rent or liability to Lessee.

|                                                                                                                                                                                                                                                                    
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|33.    
Auctions.  Lessee shall not conduct, nor permit to be conducted, any
auction upon the Premises without Lessors prior written consent. Lessor
shall not be obligated to exercise any standard of reasonableness in determining
whether to permit an auction.

|                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|34.    
Signs.  Lessor may place on the Premises ordinary For Sale
signs at any time and ordinary For Lease signs during the last 6
months of the term hereof. Except for ordinary for sublease signs,
Lessee shall not place any sign upon the Premises without Lessors prior
written consent. All signs must comply with all Applicable Requirements.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|35.    
Termination; Merger.  Unless specifically stated otherwise in writing by
Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual
termination or cancellation hereof, or a termination hereof by Lessor for Breach
by Lessee, shall automatically terminate any sublease or lesser estate in the
Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies. Lessors failure within 10 days following any such
event to elect to the contrary by written notice to the holder of any such
lesser interest, shall constitute Lessors election to have such event
constitute the termination of such interest.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|36.    
Consents.  Except as otherwise provided herein, wherever in this Lease the
consent of a Party is required to an act by or for the other Party, such consent
shall not be unreasonably withheld or delayed. Lessors actual reasonable
costs and expenses including but not limited to architects, attorneys,
engineers and other consultants fees) incurred in the consideration
of, or response to, a request by Lessee for any Lessor consent, including but
not limited to consents to an assignment, a subletting or the presence or use of
a Hazardous Substance, shall be paid by Lessee upon receipt of an invoice

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|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|and
supporting documentation therefore. Lessors consent to any act, assignment
or subletting shall not constitute an acknowledgment that no Default or Breach
by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any
then existing Default or Breach, except as may be otherwise specifically stated
in writing by Lessor at the time of such consent. The failure to specify herein
any particular condition to Lessors consent shall not preclude the
imposition by Lessor at the time of consent of such further or other conditions
as are then reasonable with reference to the particular matter for which consent
is being given. In the event that either Party disagrees with any determination
made by the other hereunder and reasonably requests the reasons for such
determination, the determining party shall furnish its reasons in writing and in
reasonable detail within 10 business days following such request.

|                 
|-----------------
|37.    Guarantor.

|                                                                                                                                                                                                                                                       
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|37.1
    Execution.   The Guarantors, if any, shall each execute a guaranty in the form most
recently published by the American Industrial Real Estate Association, and each such
Guarantor shall have the same obligations as Lessee under this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|37.2
    Default.   It shall constitute a Default of the Lessee if any Guarantor fails or
refuses, upon request to provide: (a) evidence of the execution of the guaranty,
including the authority of the party signing on Guarantors behalf to obligate
Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of
its board of directors authorizing the making of such guaranty, (b) current financial
statements, (c) an Estoppel Certificate, or (d) written confirmation that the
guaranty is still in effect.

|                                                                                                                                                                                                                                                                                                     
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|38.    
Quiet Possession.  Subject to payment by Lessee of the Rent and
performance of all of the covenants, conditions and provisions on Lessees
part to be observed and performed under this Lease, Lessee shall have quiet
possession and quiet enjoyment of the Premises during the term hereof.

|                                                                                                              
|--------------------------------------------------------------------------------------------------------------
|39.    
Options.  If Lessee is granted an Option, as defined below, then the
following provisions shall apply:

|                                                                                                                                                                                                                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|39.1
    Definition.   Option shall mean: (a) the right to extend the term of
or renew this Lease or to extend or renew any lease that Lessee has on other property of
Lessor; (b) the right of first refusal or first offer to lease either the Premises or
other property of Lessor; (c) the right to purchase or the right of first refusal to
purchase the Premises or other property of Lessor.

|                                                                                                                                                                                                                                                                                                                                                                                                           
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|39.2
    Options Personal To Original Lessee. Any Option granted to Lessee in this Lease is
personal to the original Lessee, and cannot be assigned or exercised by anyone other than
said original Lessee and only while the original Lessee is in full possession of the
Premises and, if requested by Lessor, with Lessee certifying that Lessee has no intention
of thereafter assigning or subletting.

|                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|39.3
    Multiple Options.   In the event that Lessee has any multiple Options to extend or
renew this Lease, a later Option cannot be exercised unless the prior Options have been
validly exercised.

|                                      
|--------------------------------------
|39.4
    Effect of Default on Options.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Lessee shall have no right to exercise an Option: (i) during the period
          commencing with the giving of any notice of Default and continuing until said
          Default is cured, (ii) during the period of time any Rent is unpaid
          (without regard to whether notice thereof is given Lessee), (iii) during
          the time Lessee is in Breach of this Lease, or (iv) in the event that lee
          has been given 3 or more notices of separate Default, whether or not the
          Defaults are cured, during the 12 month period immediately preceding the
          exercise of the Option.

|                                                                                                                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          The period of time within which an Option may be exercised shall not be extended
          or enlarged by reason of Lessees inability to exercise an Option because
          of the provisions of Paragraph 39.4(a).

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          An Option shall terminate and be of no further force or effect, notwithstanding
          Lessees due and timely exercise of the Option, if, after such exercise and
          prior to the commencement of the extended term or completion of the purchase,
          (i) Lessee fails to pay Rent for a period of 30 days after such Rent
          becomes due (without any necessity of Lessor to give notice thereof), or
          (ii) if Lessee commits a Breach of this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|40.    
Multiple Buildings.  If the Premises are a part of a group of buildings
controlled by Lessor, Lessee agrees that it will abide by and conform to all
reasonable rules and regulations which Lessor may make from time to time for the
management, safety, and care of said properties, including the care and
cleanliness of the grounds and including the parking, loading and unloading of
vehicles, and to cause its employees, suppliers, shippers, customers,
contractors and invitees to so abide and conform. Lessee also agrees to pay its
fair share of common expenses incurred in connection with such rules and
regulations.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|41.    
Security Measures.  Lessee hereby acknowledges that the Rent payable to
les hereunder does not include the cost of guard service or other security
measures, and that Lessor shall have no obligation whatsoever to provide same.
Lessee assumes all responsibility for the protection of the Premises, Lessee,
its agents and invitees and their property from the acts of third parties.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|42.    
Reservations.   Lessor reserves to itself the right, from time to time, to
grant, without the consent or joinder of Lessee, such easements, rights and
dedications that Lessor deems necessary, and to cause the recordation of parcel
maps and restrictions, so long as such easements, rights, dedications, maps and
restrictions do not unreasonably interfere with the use of the Premises by
Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to
effectuate any such easements rights, dedication, map or restrictions.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|43.    
Performance Under Protest.  If at any time a dispute shall arise as to any
amount or sum of money to be paid by one Party to the other under the provisions
hereof, the Party against whom the obligation to pay the money is asserted shall
have the right to make payment under protest and such payment shall
not be regarded as a voluntary payment and there shall survive the right on the
part of said Party to institute suit for recovery of such sum. If it shall be
adjudged that there was no legal obligation on the part of said Party to pay
such sum or any part thereof, said Party shall be entitled to recover such sum
or so much thereof as it was not legally required to pay.

|                                                         
|---------------------------------------------------------
|44.    
          Authority; Multiple Parties; Execution.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          If either Party hereto is a corporation, trust, limited liability company,
          partnership, or similar entity, each individual executing this Lease no behalf
          of such entity represents and warrants that he or she is duly authorized to
          execute and deliver this Lease on its behalf. Each party shall, within 30 days
          after request, deliver to the other party satisfactory evidence of such
          authority.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          If this Lease is executed by more than one person or entity as
          Lessee, each such person or entity shall be jointly and severally
          liable hereunder. It is agreed that any one of the named Lessees shall be
          empowered to execute any amendment to this Lease, or other document ancillary
          thereto and bind all of the named Lessees, and Lessor may rely on the same as if
          all of the named Lessee had executed such document.
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   

|                                                                                                                                                                                                                  
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          This Lease may be executed by the Parties in counterparts, each of which shall
          be deemed an original and all of which together shall constitute one and the
          same instrument.
|                                                                                                                                                                                                                  

|                                                                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|45.    
Conflict.  Any conflict between the printed provisions of this Lease and
typewritten or handwritten provisions shall be controlled by the typewritten or
handwritten provisions.

|                                                                                                                                                                                                                                                                         
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|46.    
Offer.  Preparation of this lease by either Party or their agent and
submission of same to the other Party shall not be deemed an offer to lease to
the other Party. This Lease is not intended to be binding until executed and
delivered by all Parties hereto.

|                                                                                                                                                                                                                                                                                                                                                                                                                          
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|47.    
Amendments.  This Lease may be modified only in writing, signed by the
Parties in interest at the time of the modification. As long as they do not
materially change Lessees obligations hereunder, Lessee agrees to make
such reasonable non-monetary modifications to this Lease as may be reasonably
required by a Lender in connection with the obtaining of normal financing or
refinancing of the Premises.

|                                                                                                                                                                                      
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|48.    
Waiver of Jury Trial.   THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO
TRIAL BY JURY IN ANY ACTION OR PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT
OF THIS AGREEMENT.

|                                                                                                                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|49.    
Mediation and Arbitration of Disputes.  An Addendum requiring the
Mediation and/or the Arbitration of all disputes between the Parties and/or
Brokers arising out of this Lease [  ] is [  ] is not
attached to this Lease.

|                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|50.    
Americans with Disabilities Act.   Since compliance with the Americans with
Disabilities Act (ADA) is dependent upon Lessees specific use of the
Premises, Lessor makes no warranty or representation as to whether or not the
Premises

|         |               |         
|-------- | ------------- | --------
|         |               |         
|         |               |         
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|                                                      |         |                 
|----------------------------------------------------- | ------- | ----------------
|(C)1997 - American Industrial Real Estate Association | REVISED | FORM STN-7-R/01E



|                                                                                                                                                                                                                                                                             
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|comply with ADA or any similar legislation. In the event that
Lessees use of the Premises requires modifications or additions to the
Premises in order to be in ADA compliance, Lessee agrees to make any such
necessary modifications and/or additions at Lessees expense.

|                                                                                                                                                                                                                                                                                                                                                                   
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|51.  
Notwithstanding the provisions of 2.3(c) and 7.3(b) of the Lease, Lessee shall
provide Landlord a specific list of proposed tenant improvements including
costs. These improvements shall be made at Lessees sole expense and Lessee
shall demonstrate financial capacity. Landlords consent is required in
advance and shall not be unreasonably withheld.

This lease is subject to and
contingent upon Lessee obtaining their use & occupancy and other permits
as may be necessary and required on or before May 24, 2004. If Lessor does not
receive written notification of Lessees failure to obtain said approvals on or
before May 24, 2004, then it shall be conclusively deemed that Lessee has obtained
said approvals.

|         |               |         
|-------- | ------------- | --------
|         |               |         
|         |               |         
|Initials | Page 23 of 25 | Initials

|                                                      |         |                 
|----------------------------------------------------- | ------- | ----------------
|(C)1997 - American Industrial Real Estate Association | REVISED | FORM STN-7-R/01E



LESSOR AND LESSEE HAVE CAREFULLY READ
AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION
OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE
THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY
REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE
PREMISES.

ATTENTION: NO
REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE
ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX
CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED
TO:

|                                                                                                                                                                                                                                                                                                                                                                                                                              
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.    
            SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.                                                                                                                                                                                                                                                                                                                                 
|2.    
          RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE
          PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
          PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL
          INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY
          OF THE PREMISES FOR LESSEES INTENDED USE.

WARNING: IF THE PREMISES IS
LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE
REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES IS LOCATED.

The parties hereto have executed this
Lease at the place and on the dates specified above their respective signatures.

|             |               |  |              |            
|------------ | ------------- |  | ------------ | -----------
|Executed at: | Claremont, CA |  | Executed at: | S. Pasadena
|             |               |  |              |            

|    |         |  |     |        
|--- | ------- |  | --- | -------
|on: | 4/27/04 |  | on: | 3/23/04
|    |         |  |     |        

|           |           
|---------- | ----------
|By LESSOR: | By LESSEE:
|           |           

|                          |  |                                 
|------------------------- |  | --------------------------------
|Lewis Azusa Property, LLC |  | Viral Genetics, Inc., a Delaware
|                          |  | Corporation                     

|    |                                         |  |     |                  
|--- | --------------------------------------- |  | --- | -----------------
|By: | /s/ Joe Lewis
        (Joseph L. Lewis) |  | By: | /s/Haig Keledjian
|    |                                         |  |     |                  

|              |           |  |               |               
|------------- | --------- |  | ------------- | --------------
|Name Printed: | Joe Lewis |  | Name Printed: | Haig Keledjian
|              |           |  |               |               

|       |                 |  |        |          
|------ | --------------- |  | ------ | ---------
|Title: | Managing Member |  | Title: | President
|       |                 |  |        |          

|    |  |  |     |                    
|--- |  |  | --- | -------------------
|By: |  |  | By: | /s/Arthur Keledjian
|    |  |  |     |                    

|              |  |  |               |                 
|------------- |  |  | ------------- | ----------------
|Name Printed: |  |  | Name Printed: | Arthur Keledjian
|              |  |  |               |                 

|       |  |  |        |          
|------ |  |  | ------ | ---------
|Title: |  |  | Title: | Secretary
|       |  |  |        |          

|         |                                 |  |          |                      
|-------- | ------------------------------- |  | -------- | ---------------------
|Address: | 675 W. Foothill Blvd., Ste, 320 |  | Address: | 905 W. Mission Street
|         |                                 |  |          |                      

|                     |  |                          
|-------------------- |  | -------------------------
|Claremont, CA  91711 |  | South Pasadena, CA  91030
|                     |  |                          

|                     |                              |  |                      |             
|-------------------- | ---------------------------- |  | -------------------- | ------------
|Telephone/Facsimile: | 909-624-4075 fx 900-624-4045 |  | Telephone/Facsimile: | 626-441-9727
|                     |                              |  |                      |             

|               |  |  |                | 
|-------------- |  |  | -------------- | 
|Federal ID No. |  |  | Federal ID No. | 
|               |  |  |                | 

|         |               |         
|-------- | ------------- | --------
|         |               |         
|         |               |         
|Initials | Page 24 of 25 | Initials

|                                                      |         |                 
|----------------------------------------------------- | ------- | ----------------
|(C)1997 - American Industrial Real Estate Association | REVISED | FORM STN-7-R/01E



|        |        
|------- | -------
|BROKER: | BROKER:
|        |        

|                                      |  |                                  
|------------------------------------- |  | ---------------------------------
|Ashwill Associates - City of Industry |  | Lee & Associates - Commerce, Inc.
|                                      |  |                                  
|                                      |  |                                  

|      |               |  |       |             
|----- | ------------- |  | ----- | ------------
|Attn: | Mitch Ashwill |  | Attn: | Jim Halferty
|      |               |  |       |             

|       |  |  |        |          
|------ |  |  | ------ | ---------
|Title: |  |  | Title: | Secretary
|       |  |  |        |          

|         |                                 |  |          |                           
|-------- | ------------------------------- |  | -------- | --------------------------
|Address: | 17890 Castleton Street, Ste 128 |  | Address: | 500 Citadel Drive, Ste 140
|         |                                 |  |          |                           

|                           |  |                   
|-------------------------- |  | ------------------
|City of Industry, CA 91748 |  | Commerce, CA 90040
|                           |  |                   

|                     |                              |  |                      |                              
|-------------------- | ---------------------------- |  | -------------------- | -----------------------------
|Telephone/Facsimile: | 626-854-3700 fx 626-854-0134 |  | Telephone/Facsimile: | 323-720-8484  fx 323-270-8474
|                     |                              |  |                      |                              

|               |  |  |                | 
|-------------- |  |  | -------------- | 
|Federal ID No. |  |  | Federal ID No. | 
|               |  |  |                | 

|     
|-----
|NOTE:

|                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|©Copyright 1997 - By American Industrial Real Estate Association.
All rights reserved.  No part of these works may be reproduced in any form without permission in writing.

|         |               |         
|-------- | ------------- | --------
|         |               |         
|         |               |         
|Initials | Page 25 of 25 | Initials

|                                                      |         |                 
|----------------------------------------------------- | ------- | ----------------
|(C)1997 - American Industrial Real Estate Association | REVISED | FORM STN-7-R/01E



|
|
|

# RENTAL ADJUSTMENT(S)
STANDARD LEASE ADDENDUM

|      |              
|----- | -------------
|Dated | April 7, 2004

|                        |                    
|----------------------- | -------------------
|By and Between (Lessor) | Azusa Property, LLC
|                        |                    

|       |                                 
|------ | --------------------------------
|Lessee | Viral Genetics, Inc., a Delaware
|       | Corporation                     

|                     |                                 
|-------------------- | --------------------------------
|Address of Premises: | 1321 Mountain View Circle, Azusa
|                     |                                 

Paragraph 52

|                                  
|----------------------------------
|A.    
          RENT ADJUSTMENTS:

|                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------
|The
monthly rent for each month of the adjustment period(s) specified below shall be increased
using the method(s) indicated below:

|                                                      
|------------------------------------------------------
|(Check Method(s) to be Used and Fill in Appropriately)

[ X]    
          I.    Cost of Living Adjustment(s) (COLA)

a.    
On (Fill in COLA Dates:) August 1, 2006, August 1, 2007,
August 1, 2008, the Base Rent shall be adjusted by the change, if any, from
the Base Month specified below, in the Consumer Price Index of the Bureau of
Labor Statistics of the U.S. Department of Labor for (select one) [  ]
CPI W (Urban Wage Earners and Clerical Workers) or [X] CPI U (All Urban
Consumers), for (Fill in Urban Area): Los Angeles; Riverside, Orange Counties. All items (1982-1984 = 100), herein
referred to as CPI.

b.    
          The monthly rent payable in accordance with paragraph A.I.a. of this Addendum
          shall be calculated as follows: the Base Rent set forth in paragraph 1.5 of the
          attached Lease, shall be multiplied by a fraction, the numerator of which shall
          be the CPI of the calendar month 2 months prior to the month(s) specified in
          paragraph A.I.a. above during which the adjustment is to take effect, and the
          denominator of which shall be the CPI of the calendar month which is 2 months
          prior to (select one): [X] the first month of the term of this Lease as set
          forth in paragraph 1.3 (Base Month) or [  ] (Fill in Other
          Base Month): ____________________. The sum so calculated shall constitute the new
          monthly rent hereunder, but in no event, shall any such new monthly rent be less
          than the rent payable for the month immediately preceding the rent adjustment.

c.    
          In the event the compilation and/or publication of the CPI shall be transferred
          to any other governmental department or bureau or agency or shall be
          discontinued, then the index most nearly the same as the CPI shall be used to
          make such calculation. In the event that the parties cannot agree on such
          alternative index, then the matter shall be submitted for decision to the
          American Arbitration Association in accordance with the then rules of said
          Association and the decision of the arbitrators shall be binding upon the
          parties. The cost of said Arbitration shall be paid equally by the Parties.

IN NO EVENT SHALL THE ANNUAL BASE
RENTAL INCREASE BE LESS THAN 2% PER YEAR, OR GREATER THAN 4% PER YEAR.

|         |                             |         
|-------- | --------------------------- | --------
|         |                             |         
|         |                             |         
|Initials | RENT ADJUSTMENTSPage 1 of 3 | Initials

|                                                    |         |                
|--------------------------------------------------- | ------- | ---------------
|©2000 - American Industrial Real Estate Association | REVISED | FORM RA-3-8/00E



[   ]     II.    
Market Rental Value Adjustment(s) (MRV)

a.    
On (Fill in MRV Adjustment Date(s):______________the Base Rent shall be adjusted
to the Market Rental Value of the property as follows:

1)     Four months prior to each Market Rental Value Adjustment Date
          described above, the Parties shall attempt to agree upon what the new MRV will
          be on the adjustment date. If agreement cannot be reached within thirty days,
          then:

(a)    Lessor and Lessee
shall each immediately appoint a mutually acceptable appraiser or broker to establish the
new MRV within the next 30 days. Any associated costs will be split equally between the
Parties, or

(b)    Both Lessor and
Lessee shall each immediately make a reasonable determination of the MRV and submit such
determination, in writing, to arbitration in accordance with the following provisions:

(i)    Within 15 days
thereafter, Lessor and Lessee shall each selection an [ ] appraiser or [ ] broker
(Consultant check one) of their choice to act as an arbitrator. The two
arbitrators so appointed shall immediately select a third mutually acceptable Consultant
to act as a third arbitrator.

(ii) The 3 arbitrators
shall within 30 days of the appointment of the third arbitrator reach a decision as to
what the actual MRV for the Premises is, and whether Lessors or Lessees
submitted MRV is the closest thereto. The decision of a majority of the arbitrators shall
be binding on the Parties. The submitted MRV whish is determined to be the closest to the
actual MRV shall thereafter be used by the Parties.

(iii)    If either of the
Parties fails to appoint an arbitrator within the specified 15 days, the arbitrator timely
appointed by one of them shall reach a decision on his or her own, and said decision shall
be binding on the Parties.

(iv)     The entire cost of
such arbitration shall be paid by the party whose submitted MRV is not selected, is the
one that is NOT the closest to the actual MRV.

2) Notwithstanding the foregoing, the new MRV shall not be less than
          the rent payable for the month immediately preceding the rent adjustment.

b.    Upon the establishment of each new Market Rental Value:

1)     the new MRV will become the new Base Rent for the
          purpose of calculating any further Adjustments, and

2) the first month of each Market Rental Value term shall become the
          new Base Month for the purpose of calculating any further
          Adjustments.

# [    ]    
         III. Fixed Rental Adjustment(s) (FRA)

The Base Rent shall be
increased to the following amounts on the dates set froth below:

On (Fill
in FRA Adjustment Date(s)):        The New Base Rent shall be:

|             
|-------------
|B.    NOTICE:

|                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------
|Unless
specified otherwise herein, notice of any such adjustments, other than Fixed Rental
Adjustments, shall be made as specified in paragraph 23 of the Lease.

|         |                             |         
|-------- | --------------------------- | --------
|         |                             |         
|         |                             |         
|Initials | RENT ADJUSTMENTSPage 2 of 3 | Initials

|                                                    |         |                
|--------------------------------------------------- | ------- | ---------------
|©2000 - American Industrial Real Estate Association | REVISED | FORM RA-3-8/00E



|                    
|--------------------
|C.    
BROKERS FEE:

|                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------
|The
Brokers shall be paid a Brokerage Fee for each adjustment specified above in accordance
with paragraph 15 of the Lease.

|                                                                                                                                                                                                                                          
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|NOTE: These forms are often
modified to meet changing requirements of law and needs of the industry. Always write or
call to make sure you are utilizing the most current form: AMERICAN INDUSTRIAL REAL ESTATE
ASSOCIATION, 700 S. Flower
|                                                                                                                                                                                                                                          

|         |                             |         
|-------- | --------------------------- | --------
|         |                             |         
|         |                             |         
|Initials | RENT ADJUSTMENTSPage 3 of 3 | Initials

|                                                    |         |                
|--------------------------------------------------- | ------- | ---------------
|©2000 - American Industrial Real Estate Association | REVISED | FORM RA-3-8/00E

---



# OPTION(S) TO EXTEND)
        STANDARD LEASE ADDENDUM

|      |              
|----- | -------------
|Dated | April 7, 2004

|                        |                          
|----------------------- | -------------------------
|By and Between (Lessor) | Lewis Azusa Property, LLC
|                        |                          

|       |                                 
|------ | --------------------------------
|Lessee | Viral Genetics, Inc., a Delaware
|       | Corporation                     

|                     |                                 
|-------------------- | --------------------------------
|Address of Premises: | 1321 Mountain View Circle, Azusa
|                     |                                 

Paragraph 54

|                                     
|-------------------------------------
|A.    
          OPTION(S) TO EXTEND:

|                                                                                                                                                                                                                            
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|Lessor hereby grants to Lessee the
option to extend the term of this Lease for Three (3)additional Sixty (60)month
period(s) commencing when the prior term expires upon each and all of the following terms
and conditions:

(A)    
          Base rent during Lessees first sixty (60) month option period shall be
          subject to annual CPI increases of not less than 2% per year, but not greater
          than 4% per year as outlined in Paragraph I below. Base rent during
          Lessees second and third Sixty (60) month option periods shall be subject
          to the Market Rental Value as outlined in Paragraph II below.

(i)  In
order to exercise an option to extend, Lessee must give written notice of such election to
Lessor and Lessor must receive the same at least 6but not more than 9months prior to the
date that the option period would commence, time being of the essence. If proper
notification of the exercise of an option is not given and/or received, such option shall
automatically expire. Options (if there are more than one) may only be exercised
consecutively.

(ii)  The
provisions of paragraph 30, including those relating to Lessees Default set forth in
paragraph 39.4 of this Lease, are conditions of this Option.

(iii)  Except
for the provisions of this Lease granting an option or options to extend the term, all of
the terms and conditions of this Lease except where specifically modified by this option
shall apply.

(iv)  This
Option is personal to the original Lessee, and cannot be assigned or exercised by anyone
other than said original Lessee and only while the original Lessee is in full possession
of the Premises and without the intention of thereafter assigning or subletting.

(v)  the
 monthly  rent for each month of the option  period shall be  calculated  as follows,
 using the  method(s) indicated below:  (Check Method(s) to be Used and Fill in
Appropriately)

[ X]    
I.  Cost of Living Adjustment(s) (COLA)

a.    
On (Fill in COLA Dates): August 1, 2009, August 1, 2010,
August 1, 2011, August 1, 2012, and August 1, 2013, the Base Rent
shall be adjusted by the change, if any, from the Base Month specified below, in
the Consumer Price Index of the Bureau of Labor Statistics of the U.S.
Department of Labor for (select one): [  ] CPI W (Urban Wage Earners and Clerical
Workers or [ X] CPI U (all Urban Consumers), for (Fill in Urban Area): Los
Angeles; Riverside; Orange Counties __________________________. All items (1982-1984 = 100), herein
referred to as CPI.

|         |             |         
|-------- | ----------- | --------
|         |             |         
|         |             |         
|Initials | Page 1 of 3 | Initials

|                                                    |         |                
|--------------------------------------------------- | ------- | ---------------
|©2000 - American Industrial Real Estate Association | REVISED | FORM OE-3-8/00E

b.    
          The monthly rent payable in accordance with paragraph A.I.a. of this Addendum
          shall be calculated as follows: the Base Rent as set forth in paragraph 1.5 of
          the attached Lease, shall be multiplied by a fraction the numerator of which
          shall be the CPI of the calendar month 2 months prior to the month(s) specified
          in paragraph A.I.a. above during which the adjustment is to take effect, and the
          denominator of which shall be the CPI of the calendar month which is 2 months
          prior to (select one): [x] the first month of the term of this Lease as set
          forth in paragraph 1.3 (Base Month) or [ ] (Fill in Other Base
          Month): _______________________. The sum so calculated shall constitute
          the new monthly rent hereunder, but in no event, shall any such new monthly rent
          be less than the rent payable for the month immediately preceding the rent
          adjustment.

c.    
          In the event the compilation and/or publication of the CPI shall be transferred
          to any other governmental department or bureau or agency or shall be
          discontinued, then the index most nearly the same as the CPI shall be used to
          make such calculation. In the event that the Parties cannot agree on such
          alternative index, then the matter shall be submitted for decision to the
          American Arbitration Association in accordance with the then rules of said
          Association ad the decision of the arbitrators shall be binding upon the
          parties. The cost of said Arbitration shall be paid equally by the Parties.

IN NO EVENT SHALL THE ANNUAL BASE
RENTAL INCREASE BE LESS THAN 2% PER YEAR, OR GREATER THAN 4% PER YEAR.

|                                                     
|-----------------------------------------------------
|[ X]    
II.  Market Rental Value Adjustment(s) (MRV)

|                                                                                                                                                                       
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------
|a.    
On (Fill in MRV Adjustment Date(s)) August 1, 2014 and on August 1,
2019the Base Rent shall be adjusted to
the Market Rental Value of the property as follows:

|                                                                                                                                                                                                                                                                      
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1)    
          Four months prior to each Market Rental Value Adjustment Date described above,
          the Parties shall attempt to agree upon what the new MRV will be on the
          adjustment date. If agreement cannot be reached, within thirty days, then:

(a)    
          Lessor and Lessee shall immediately appoint a mutually acceptable appraiser or
          broker to establish the new MRV within the next 30 days. Any associated costs
          will be split equally between the Parties, or

(b)    
          Both Lessor and Lessee shall each immediately make reasonable determination of
          the MRV and submit such determination, in writing, to arbitration in accordance
          with the following provisions:

(i)    Within 15 days  thereafter,
        Lessor or Lessee shall each select an [ ] appraiser or[X]    
          broker (Consultant  check one) of their choice to act as an
          arbitrator. The two arbitrators so appointed shall immediately select a third
          mutually acceptable Consultant to act as a third arbitrator.

(ii) The
3 arbitrators shall within 30 days of the appointment of the third arbitrator reach a
decision as to what the actual MRV for the Premises is, and whether Lessors or
Lessees submitted MRV is the closest thereto. The decision of a majority of the
arbitrators shall be binding on the Parties. The submitted MRV which is determined to be
the closest to the actual MRV shall thereafter be used by the Parties.

(iii) If
either of the Parties fails to appoint an arbitrator within the specified 15 days, the
arbitrator timely appointed by one of them shall reach a decision on his or her own, and
said decision shall be binding on the Parties.

(iv) The
entire cost of such arbitration shall be paid by the party whose submitted MRV is not
selected, i.e., the one that is NOT the closest to the actual MRV.

2)    
          Notwithstanding the foregoing, the new MRV shall not be less than the rent
          payable for the month immediately preceding the rent adjustment.

b.    
          Upon the establishment of each New Market Rental Value:

|                                                                                                                                  
|----------------------------------------------------------------------------------------------------------------------------------
|1)    
          the new MRV will become the new Base Rent for the purpose of
          calculating any further Adjustments, and

|         |             |         
|-------- | ----------- | --------
|         |             |         
|         |             |         
|Initials | Page 2 of 3 | Initials

|                                                    |         |                
|--------------------------------------------------- | ------- | ---------------
|©2000 - American Industrial Real Estate Association | REVISED | FORM OE-3-8/00E



|                                                                                                                                                                     
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2)    
          the first month of each market Rental Value term shall become the new Base
          Month for the purpose of calculating any further Adjustments.

|                                                                                                                                                                                                                                                                                                                                    
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|3)    
          Base Rent during the Second and Third Sixty (60) month option Periods shall be
          subject to annual CPI increases as defined in Section I Cost of Living
          Adjustment(s) (COLA) herein. In no event shall the annual CPI increases be
          less than 2% per year or greater than 4% per year.

|                                                                                                                                    
|------------------------------------------------------------------------------------------------------------------------------------
|[  ]    III.
Fixed Rental Adjustment(s) (FRA)The Base Rent shall be
increased to the following amounts on the dates set froth below:

On (Fill in FRA Adjustment Date(s)):        
       The New Base Rent shall be:

|                                                                                       
|---------------------------------------------------------------------------------------
|_______________________________________        $_______________________________________
|_______________________________________        $_______________________________________
|_______________________________________        $_______________________________________
|_______________________________________        $_______________________________________

|             
|-------------
|B.    NOTICE:

|                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------
|Unless
specified otherwise herein, notice of any such adjustments, other than Fixed Rental
Adjustments, shall be made as specified in paragraph 23 of the Lease.

|                    
|--------------------
|C.    
BROKERS FEE:

|                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------
|The
Brokers shall be paid a Brokerage Fee for each adjustment specified above in accordance
with paragraph 15 of the Lease.

NOTE: These forms are often
modified to meet changing requirements of law and needs of the industry. Always write or
call to make sure you are utilizing the most current form: AMERICAN INDUSTRIAL REAL ESTATE
ASSOCIATION, 700 S. Flower Street, Suite 600, Los
Angeles, Calif. 90017

|         |             |         
|-------- | ----------- | --------
|         |             |         
|         |             |         
|Initials | Page 3 of 3 | Initials

|                                                    |         |                
|--------------------------------------------------- | ------- | ---------------
|©2000 - American Industrial Real Estate Association | REVISED | FORM OE-3-8/00E



# RIGHT OF FIRST REFUSAL
        STANDARD LEASE ADDENDUM

|      |              
|----- | -------------
|Dated | April 7, 2004

|                        |                          
|----------------------- | -------------------------
|By and Between (Lessor) | Lewis Azusa Property, LLC
|                        |                          

|       |                                 
|------ | --------------------------------
|Lessee | Viral Genetics, Inc., a Delaware
|       | Corporation                     

|                     |                                 
|-------------------- | --------------------------------
|Address of Premises: | 1321 Mountain View Circle, Azusa
|                     |                                 

Paragraph 53

(a)    Lessor
shall not, at any time prior to the expiration of the term of this Lease, or any extension
thereof, sell the Premises, or any interest therein, without first giving written notice
thereof to Lessee, which notice is hereinafter referred to as Notice of Sale.

(b)    The
Notice of Sale shall include the exact and complete terms of the proposed sale and shall
have attached thereto a copy of the bona fide offer and counteroffer, if any, duly
executed by both Lessor and the prospective purchaser.

(c)    For
a period of 7 calendar days after receipt by Lessee of the Notice of Sale, Lessee shall
have the right to give written notice to Lessor of Lessees exercise of Lessees
right to purchase the Premises, the interest therein proposed to be sold, or the property
of which the Premises are a part, on the same terms, price and conditions as set forth in
the Notice of Sale. In the event that Lessor does not receive written notice of
Lessees exercise of the right herein granted within said 7 day period, there shall
be a conclusive presumption that Lessee has elected NOT to exercise Lessees right
hereunder, and Lessor may complete the sale to the prospective purchaser, on the same
terms set forth in the Notice of Sale.

(d)    In
the event that Lessee declines to exercise its right of first refusal after receipt of the
Notice of Sale, and, thereafter, Lessor and the prospective purchaser modify by more than
5%, (i) the sales price, or (ii) the amount of down payment, or if there is a
material change in any seller financing offered, or in the event that the sale is not
consummated within 180 days of the date of the Notice of Sale, then Lessees right of
first refusal shall reapply to said transaction.

(e)    In
the event that Lessee declines to exercise its right of first refusal after receipt of the
Notice of Sale, and, thereafter, the proposed transfer or sale is not consummated, the
Lessees right of first refusal shall apply to any subsequent transaction. If,
however, said transfer or sale is, in fact, completed, then said right shall be
extinguished and shall not apply to any subsequent transactions.

(f)    Notwithstanding
the above, this right of first refusal is intended to apply only to voluntary transfers
involving third party transferees. This right of first refusal shall not, therefore,
apply: where the Premises are taken by eminent domain or sold under threat of
condemnation, to inter-family or inter-ownership transfers, to transfers by Lessor to a
trust created by Lessor, or, if Lessor is a trust, to transfers to a trust beneficiary.

(g)    NOTE:
This right of first refusal cannot be exercised: (i) during the period commencing
with the giving of any notice of Default and continuing until said Default is cured,
(ii) during the period of time any Rent is unpaid (without regard to whether notice
thereof is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or
(iv) in the event that Lessee has been given 3 or more notices of Default, whether or
not the Defaults were cured, during the 12 month period immediately preceding the exercise
of the right of first refusal.

NOTE: These forms are often
modified to meet changing requirements of law and needs of the industry. Always write or
call to make sure you are utilizing the most current form: AMERICAN INDUSTRIAL REAL ESTATE
ASSOCIATION, 700 S. Flower Street, Suite 600, Los
Angeles, Calif. 90017

|         |  |         
|-------- |  | --------
|         |  |         
|         |  |         
|Initials |  | Initials

|                                                    |         |                
|--------------------------------------------------- | ------- | ---------------
|©2000 - American Industrial Real Estate Association | REVISED | FORM FR-3-8/00E



# DISCLOSURE FOR LEASE

# PREMISES:__________________
________________________________________________________ (The
Premises)

1.    
          LEGAL EFFECT.   Upon acceptance of a binding Lease (Lease),
          Lessor and Lessee both intend to have a binding legal agreement for the leasing
          of the Premises on the terms and conditions set forth therein. Lessor and Lessee
          acknowledge that Ashwill Associates  Industry (hereinafter
          Broker) are not qualified to practice law, nor authorized to give
          legal advice or counsel you as to any legal matters affecting the Lease. Broker
          hereby advises Lessor and Lessee to consult with their respective attorneys in
          connection with any questions each may have as to legal ramifications or effects
          of the Lease, prior to its execution.

2.    
          FORM OF LEASE.   The Lease is a standard form document, and Broker makes no
          representations or warranties with respect to the adequacy of this document for
          either Lessors or Lessees particular purposes. Broker has, at the
          direction of the Lessor and/or Lessee, merely filled in the blanks
          base don prior discussion and/or correspondence of the parties. Lessor and
          Lessee each acknowledge that the Lease is delivered subject to the express
          condition that Broker has merely followed the instructions of the parties in
          preparing this document, and does not assume any responsibility for its
          accuracy, completeness or form. Lessor and Lessee acknowledge and understand
          that in providing the Lease, Broker has acted to expedite this transaction on
          behalf of Lessor and/or Lessee, and has functioned within the scope of
          professional ethics by doing so.

3.    
          REPRESENTATION.   The following real estate brokers (collectively, the
          Broker) and brokerage relationships exist in this transaction (check
          applicable boxes):

| |                                                          
| | ---------------------------------------------------------
| | represents
Lessor exclusively (Lessors Broker);       
| |                                                          
| | represents Lessee
exclusively (Lessees Broker);       
| |                                                          
| | represents
Lessor and Lessee exclusively (Dual Agency);

4.    
          NO INDEPENDENT INVESTIGATION.   Lessor and Lessee acknowledge and
          understand that any financial statements, information, reports, or written
          materials of any nature whatsoever, as provided by the parties to Broker, and
          thereafter submitted by Broker to either Lessor and/or Lessee, are so provided
          without any Independent Investigation by Broker, and as such Broker assumes no
          responsibility or liability for the accuracy or validity of the same. Any
          verification of such submitted documents is solely and completely the
          responsibility of the party to whom such documents have been submitted.

5.    
          NO WARRANTY.   Lessor and Lessee acknowledge and understand that no
          warranties, recommendations, or representations are or will be made by the
          Broker as to the accuracy, the legal sufficiency, the legal effect or the tax
          consequences of any of the documents submitted by Broker to Lessor and/or
          Lessee, nor of the legal sufficiency, legal affect, or tax consequences of the
          transactions contemplated thereby. Furthermore, Lessor and Lessee acknowledge
          and understand that Broker has made no representations concerning the ability of
          the Lessee to use the Premises as intended, the sufficiency or adequacy of the
          Premises for the intended use, nor Lessees financial stability, nor any
          other matter regarding the Premises, and the parties are relying solely on their
          own investigations in executing the Lease.

6.    
          NOTICE REGARDING HAZARDOUS WASTES OR SUBSTANCES AND UNDERGROUND STORAGE
          TANKS.   Although Broker will disclose any knowledge it actually possesses
          with respect to the existence of any hazardous wastes, substances, or
          underground storage tanks at the Premises, Broker has not made any independent
          investigations or obtained reports with respect thereto, except as may be
          described in a separate written document signed by Broker. All parties hereto
          acknowledge and understand that Broker makes no representations regarding the
          existence or nonexistence of hazardous wastes, substances, or underground
          storage tanks at the Premises. Lessor and Lessee acknowledge that Broker has
          recommended that they should each contact a professional, such as a civil
          engineer, geologist, industrial hygienist or other environmental consultants for
          advice concerning the Premises.

7.    
          DISCLOSURE RESPECTING AMERICANS WITH DISABILITIES ACT.   The United States
          Congress has enacted the Americans with Disabilities Act. Among other things,
          this act is intended to make many business establishments equally accessible to
          persons with a variety of disabilities, and modifications to real property may
          be required. State and local laws also may mandate changes. Broker is not
          qualified to advise you as to what, if any, changes may be required now or in
          the future. The undersigned acknowledge that Broker has recommended that they
          consult attorneys and qualified design professionals for information regarding
          this matter.

8.    
          CORPORATE SIGNATURES.   Although there is a presumption under California
          law that the signature of a corporate president is adequate to bind the
          corporation, a California Court of Appeals in a 1998 case allowed a party to
          rebut the normal presumption. Therefore, if either of the parties to the Lease
          is a corporation, it is advisable: (i) that the Lease be signed by
          two officers of the corporation, i.e., the president or vice president
          and the secretary or chief financial officer (note: one individual signing in
          both the capacity of president and as secretary may not be sufficient), or
          (ii) that the corporation provided a duly executed corporate resolution
          authorizing the transaction.

9.    
          USE AND OCCUPANCY DISCLOSURE.   Broker recommends that prior to the
          execution of the Lease, Lessee hire a qualified architect, attorney and/or other
          consultant to confirm with the appropriate city and/or county agencies that the
          use and the zoning of the Premises are acceptable for improvements to the
          Premises. On occasion the Premises may be zoned appropriately for a use, however
          the Certificate of Occupancy issued by the appropriate governmental agency may
          prohibit the same use for the Premises.

10.    
          SEISMIC REINFORCEMENT DISCLOSURE.   Some cities, the counties have
          established or may be establishing minimum standards for structural seismic
          resistance for certain buildings constructed prior to 1933, 1976 and possibly
          other dates. Some structures will be required to comply with various standards
          set forth by the appropriate governmental agencies. Broker is not qualified to
          advise you as to what, if any, changes may be required now or in the future. The
          undersigned acknowledge that Broker has recommended that they consult a
          qualified architect, attorney or other consultant for information regarding this
          matter.

11.    
          PHYSICAL CHARACTERISTICS OF THE PREMISES.   Broker recommends that Lessee
          hires a qualified consultant or contractor to confirm that the electrical power
          servicing the improvements on the property are that in the same as advertised,
          and that other utilities such as natural gas, water and the sewer lines are
          adequate to accommodate Lessees intended use. Broker further recommends
          that Lessee hires a qualified consultant or contractor to verify that the
          advertised characteristics of the improvements on the property are that in the
          same as advertised and that they are adequate to accommodate Lessees
          intended use.

12.    
          DISCLOSURE REGARDING CITY ORDINANCES.   Cities have enacted zoning
          ordinances which provide, among other matters, for car and truck parking
          restrictions and regulations, truck loading area requirements, and maximum
          building sizes. Broker is not qualified to advise you whether the Premises
          (and/or any related property) or the proposed use thereof complies with those,
          or any other ordinances, or whether the Premises (and/or any related property)
          might in the future violate those, or any other ordinances, nor is Broker
          qualified to advise you as to the impact thereof. Broker recommends that each
          party carefully review all applicable codes, regulations and ordinances
          affecting the Premises, and consult with their attorneys, consultants, engineers
          and contractors to determine whether the premises (and/or any related property),
          and the proposed use, is and in the future will be in compliance with same.

The undersigned acknowledge that they
have received and read the above disclosure.

|        |                     |  |         |  | 
|------- | ------------------- |  | ------- |  | 
|Dated:  | 04/27/04            |  | Dated:  |  | 
|        |                     |  |         |  | 
|Lessor: | /s/ Joseph L. Lewis |  | Lessee: |  | 



# AIR COMMERCIAL
REAL ESTATE ASSOCATIONSTANDARD
INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE  GROSS

|                                        
|----------------------------------------
|1.Basic Provisions (Basic Provisions).

|                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.1    
Parties:   This Lease (Lease), dated for reference purposes only,
December 1, 2004, is made by and between Fred Bowden, et al
(Lessor) and Viral Genetics, Inc.
(Lessee), (collectively the Parties, or individually
a Party).

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.2    
Premises:   That certain real property, including all improvements therein or to be
provided by Lessor under the terms of this Lease, and commonly known as 1291 Mountain View
Circle, Azusa, located in the County of Los Angeles, State of California, and generally described
as (describe briefly the nature of the property and, if applicable, the
Project, if the property is located within a Project) an approximately 8,1242 square foot commercial building
            (Premises). (See also Paragraph 2)

|                                                                                                                                                                                              
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.3    
Term:   Three (3) years and _______ months (Original Term) commencing
January 1, 2005 (Commencement Date) and ending December 31, 2008
(Expiration Date). (See also Paragraph 3)

|                                                                                                                                                                                                 
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.4    
Early Possession:  Upon mutually executed contracts,
         payment of rent, security deposit and certificate of insurance (Early Possession Date). (See also
Paragraphs 3.2 and 3.3)

|                                                                                                                                                  
|--------------------------------------------------------------------------------------------------------------------------------------------------
|1.5    
Base Rent:  $6,018.00 per month (Base Rent), payable on the 1st day of each month
commencing January 1, 2005.     (See also Paragraph 4)

|                                                                                                                         
|-------------------------------------------------------------------------------------------------------------------------
|[ X]    
          If this box is checked, there are provisions in this Lease for the Base Rent to
          be adjusted.

|                                                       
|-------------------------------------------------------
|1.6    
Base Rent and Other Monies Paid Upon Execution:

|                                                                                                 
|-------------------------------------------------------------------------------------------------
|(a)    
          Base Rent:   $6,018.00 for the period January 1, to January 31,
          2005.

|                                                                                                         
|---------------------------------------------------------------------------------------------------------
|(b)    
          Security Deposit:   ____________ (Security Deposit). (See
          also Paragraph 5)

|                                                                                              
|----------------------------------------------------------------------------------------------
|(c)    
          Association Fees:   ____________ for the period ____________________________

|                                      
|--------------------------------------
|(d)     Other:  
$______ for ________.

|                                                                      
|----------------------------------------------------------------------
|(e)    
          Total Due Upon Execution of this Lease:   $27,018.00

|                                                                                                                                                                   
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.7     Agreed
Use:  Sales/marketing/manufacturing/distribution of biotechnology products,
        administrative offices and related uses.  (See also Paragraph 6)

|                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------
|1.8     Insuring
Party:  Lessor is the Insuring Party.  The annual "Base Premium" is $___________. (See also
Paragraph 8)

|                                                     
|-----------------------------------------------------
|1.9
    Real Estate Brokers:  (See also Paragraph 15)

|                                                                                                                                                                                         
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Representation:   The following real estate brokers (the
          Brokers) and brokerage relationships exist in this
          transaction (check applicable boxes):

|                                                                                                                             
|-----------------------------------------------------------------------------------------------------------------------------
|[  ]    
         ______________________________________________ represents Lessor exclusively
          (Lessors Broker);

|                                                                                                                                 
|---------------------------------------------------------------------------------------------------------------------------------
|[  ]    
          ______________________________________________ represents Lessee exclusively
          (Lessees Broker); or

|                                                                                                                       
|-----------------------------------------------------------------------------------------------------------------------
|[ X]
        G. Bates Financial Services, Inc. dba The Bates Company represents both Lessor and Lessee (Dual Agency).

|                                                                                                                                                                                                                                                                                                                       
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
Payment to Brokers:  Upon execution and delivery of this Lease by both
Parties, Lessor shall pay to the Broker the fee agreed to in their separate
written agreement (or if there is no such agreement, the sum of Sep agrmtor
N/A% of the total Base Rent) for the brokerage services rendered by the Brokers.

|                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------
|1.10    
Guarantor.  The obligations of the Lessee under this Lease are to be guaranteed by
___________________ (Guarantor). (See also Paragraph 37)

|                                                                                                       
|-------------------------------------------------------------------------------------------------------
|1.11
    Attachments.  Attached hereto are the following, all of which constitute a part of
this Lease:

|                                                                        
|------------------------------------------------------------------------
|[    ]    
          an Addendum consisting of Paragraphs 51 through 53;

|                                             
|---------------------------------------------
|[    ]    a plot plan depicting the
Premises;

|                                                     
|-----------------------------------------------------
|[    ]    a current set of the Rules and
Regulations;

|                        
|------------------------
|[    ]    a Work Letter;

|                                                                                                                                                           
|-----------------------------------------------------------------------------------------------------------------------------------------------------------
|[ X]    other (specify):  Lessor reserves
the right to erect a cell site on premises that will not eliminate any parking spaces.  See attached Exhibit A.

|               
|---------------
|2.    Premises.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2.1    
Letting.   Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the
Premises, for the term, at the rental, and upon all of the terms, covenants and conditions
set forth in this Lease. Unless otherwise provided herein, any statement of size set forth
in this Lease, or that may have been used in calculating Rent, is an approximation which
the Parties agree is reasonable and any payments based thereon are not subject to revision
whether or not the actual size is more or less. Note: Lessee is advised to verify the
actual size prior to executing this Lease.

|         |              |         
|-------- | ------------ | --------
|         |              |         
|         |              |         
|Initials | Page 1 of 24 | Initials

|                                                 |         |                 
|------------------------------------------------ | ------- | ----------------
|(C)1997 - Air Commercial Real Estate Association | REVISED | FORM STN-7-R/01E



|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2.2    
Condition.   Lessor shall deliver the Premises to Lessee broom clean and free of
debris on the Commencement Date or the Early Possession Date, whichever first occurs
(Start Date), and, so long as the required service contracts described
in Paragraph 7.1(b) below are obtained by Lessee and in effect within thirty days
following the Start Date, warrants that the existing electrical, plumbing, fire sprinkler,
lighting, heating, ventilating and air conditioning systems (HVAC),
loading doors, sump pumps, if any, and all other such elements in the Premises, other than
those constructed by Lessee, shall be in good operating condition on said date and that
the surace and structural elements of the roof, bearing walls and foundation of any buildings on the
Premises (the Building) shall be free of material defects. If a
non-compliance with said warranty exists as of the Start Date, or if one of such systems
or elements should malfunction or fail within the appropriate warranty period, Lessor
shall, as Lessors sole obligation with respect to such matter, except as otherwise
provided in this Lease, promptly after receipt of written notice from Lessee setting forth
with specificity the nature and extent of such non-compliance, malfunction or failure,
rectify same at Lessors expense. The warranty periods shall be as follows: (i) 6
months as to the HVAC systems, and (ii) 30 days as to the remaining systems and other
elements of the Building. If Lessee does not give Lessor the required notice within the
appropriate warranty period, correction of any such non-compliance, malfunction or failure
shall be the obligation of Lessee at Lessees sole cost and expense, except for the roof,
        foundations, and bearing walls which are handled as provided in paragraph 7.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2.3    
Compliance.   Lessor warrants that the improvements on the Premises comply with the
building codes, applicable laws, covenants or restrictions of record, regulations, and
ordinances (Applicable Requirements) that were in effect at the time
that each Improvement, or portion thereof, was constructed. Said warranty does not apply
to the use to which Lessee will put the Premises, modifications which may be required by
the Americans with Disabilities Act or any similar laws as a result of Lessees use
(see Paragraph 50), or to any Alterations or Utility Installations (as defined in Paragraph
7.3(a)) made or to be made by Lessee. NOTE: Lessee is responsible for determining
whether or not the Applicable Requirements, and especially the zoning, are appropriate for
Lessees intended use, and acknowledges that past uses of the Premises may no longer
be allowed. If the Premises do not comply with said warranty, Lessor shall, except as
otherwise provided, promptly after receipt of written notice from Lessee setting forth
with specificity the nature and extent of such non-compliance, rectify the same at
Lessors expense. If Lessee does not give Lessor written notice of a non-compliance
with this warranty within 6 months following the Start Date, correction of that
non-compliance shall be the obligation of Lessee at Lessees sole cost and expense.
If the Applicable Requirements are hereafter changed so as to require during the term of
this Lease the construction of an addition to or an alteration of the Premises and/or
Building, the remediation of any Hazardous Substance, or the reinforcement or other
physical modification of the Unit, Premises and/or Building (Capital
Expenditure), Lessor and Lessee shall allocate the cost of such work as follows:

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Subject to paragraph 2.3(c) below, if such Capital Expenditures are required as
          a result of the specific and unique use of the Premises by Lessee as compared
          with uses by tenants in general, Lessee shall be fully responsible for the cost
          thereof, provided, however that if such Capital Expenditure is required during
          the last 2 years of this Lease and the cost thereof exceeds 6 months Base
          Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in
          writing, within 10 days after receipt of Lessees termination notice that
          Lessor has elected to pay the difference between the actual cost thereof and an
          amount equal to 6 months Base Rent. If Lessee elects termination, Lessee
          shall immediately cease the use of the Premises which requires such Capital
          Expenditure and deliver to Lessor written notice specifying a termination date
          at least 90 days thereafter. Such termination date shall, however, in no event
          be earlier than the last day that Lessee could legally utilize the Premises
          without commencing such Capital Expenditure.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          If such Capital Expenditure is not the result of the specific and unique use of
          the Premises by Lessee (such as, governmentally mandated seismic modifications),
          then Lessor and Lessee shall allocate the obligation to pay for such costs
          pursuant to the provisions of Paragraph 7.1(d); provided, however, that if such
          Capital Expenditure is required during the last 2 years of this Lease or if
          Lessor reasonably determines that it is not economically feasible to pay its
          share thereof, Lessor shall have the option to terminate this Lease upon 90 days
          prior written notice to Lessee unless Lessee notifies Lessor, in writing, within
          10 days after receipt of Lessors termination notice that Lessee will pay
          for such Capital Expenditure. If Lessor does not elect to terminate, and fails
          to tender its share of any such Capital Expenditure, Lessee may advance such
          funds and deduct same, with interest, from Rent until Lessors share of
          such costs have been fully paid. If Lessee is unable to finance Lessors
          share, or if the balance of the Rent due and payable for the remainder of this
          Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee
          shall have the right to terminate this Lease upon 30 days written notice to
          Lessor.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Notwithstanding the above, the provisions concerning Capital Expenditures are
          intended to apply only to non-voluntary, unexpected, and new Applicable
          Requirements. If the Capital Expenditures are instead triggered by Lessee as a
          result of an actual or proposed change in use, change in intensity of use, or
          modification to the Premises then, and in that event, Lessee shall either: (i)
          immediately cease such changed use or intensity of use and/or take such other
          steps as may be necessary to eliminate the requirement for such Capital
          Expenditure, or (ii) complete such Capital Expenditure at its own expense.
          Lessee shall not, however, have any right to terminate this Lease.

|         |              |         
|-------- | ------------ | --------
|         |              |         
|         |              |         
|Initials | Page 2 of 24 | Initials

|                                                 |         |                 
|------------------------------------------------ | ------- | ----------------
|(C)1997 - Air Commercial Real Estate Association | REVISED | FORM STN-7-R/01E



|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2.4    
Acknowledgements.   Lessee acknowledges that: (a) it has been advised by Lessor
and/or Brokers to satisfy itself with respect to the condition of the Premises (including
but not limited to the electrical, HVAC and fire sprinkler systems, security,
environmental aspects, and compliance with Applicable Requirements and the Americans with
Disabilities Act), and their suitability for Lessees intended use, (b) Lessee has
made such investigation as it deems necessary with reference to such matters and assumes
all responsibility therefor as the same relate to its occupancy of the Premises, and (c)
neither Lessor, Lessors agents, nor Brokers have made any oral or written
representations or warranties with respect to said matters other than as set forth in this
Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations or
warranties concerning Lessees ability to honor the Lease or suitability to occupy
the Premises, and (ii) it is Lessors sole responsibility to investigate the
financial capability and/or suitability of all proposed tenants.

|                                                                                                                                                                                                                                                                                            
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2.5    
Lessee as Prior Owner/Occupant.   The warranties made by Lessor in Paragraph 2 shall
be of no force or effect if immediately prior to the Start Date Lessee was the owner or
occupant of the Premises. In such event, Lessee shall be responsible for any necessary
corrective work.

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|-----------
|3.    Term.

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|--------------------------------------------------------------------------------------------------------------------------------
|3.1    
        Term.  The Commencement Date, Expiration Date and Original Term of this Lease are as specified in
Paragraph 1.3.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|3.2
    Early Possession.   If Lessee totally or partially occupies the Premises prior to the
Commencement Date, the obligation to pay Base Rent shall be abated for the period of such
early possession. All other terms of this Lease (including but not limited to the
obligations to pay Real Property Taxes and insurance premiums and to maintain the
Premises) shall, however, be in effect during such period. Any such early possession shall
not affect the Expiration Date.

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|3.3
    Delay in Possession.   Lessor agrees to use its best commercially reasonable efforts
to deliver possession of the Premises to Lessee by the Commencement Date. If, despite said
efforts, Lessor is unable to deliver possession by such date, Lessor shall not be subject
to any liability therefor, nor shall such failure affect the validity of this Lease.
Lessee shall not, however, be obligated to pay Rent or perform its other obligations until
Lessor delivers possession of the Premises and any period of rent abatement that Lessee
would otherwise have enjoyed shall run from the date of delivery of possession and
continue for a period equal to what Lessee would otherwise have enjoyed under the terms
hereof, but minus any days of delay caused by the acts or omissions of Lessee. If
possession is not delivered within 60 days after the Commencement Date, Lessee may, at its
option, by notice in writing within 10 days after the end of such 60 day period, cancel
this Lease, in which event the Parties shall be discharged from all obligations hereunder.
If such written notice is not received by Lessor within said 10 day period, Lessees
right to cancel shall terminate. If possession of the Premises is not delivered within 120
days after the Commencement Date, this Lease shall terminate unless other agreements are
reached between Lessor and Lessee, in writing.

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|3.4
    Lessee Compliance.   Lessor shall not be required to deliver possession of the
Premises to Lessee until Lessee complies with its obligation to provide evidence of
insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to
perform all of its obligations under this Lease from and after the Start Date, including
the payment of Rent, notwithstanding Lessors election to withhold possession pending
receipt of such evidence of insurance. Further, if Lessee is required to perform any other
conditions prior to or concurrent with the Start Date, the Start Date shall occur but
Lessor may elect to withhold possession until such conditions are satisfied.

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|------------
|4.     Rent.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------
|4.1
    Rent Defined.   All monetary obligations of Lessee to Lessor under the terms of this
Lease (except for the Security Deposit) are deemed to be rent (Rent).

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|4.2
    Payment.  Lessee shall cause payment of Rent to be received by Lessor in lawful
money of the United States on or before the day on which it is due, without offset or
deduction (except as specifically permitted in this Lease). Rent for any period during the
term hereof which is for less than one full calendar month shall be prorated based upon
the actual number of days of said month. Payment of Rent shall be made to Lessor at its
address stated herein or to such other persons or place as Lessor may from time to time
designate in writing. Acceptance of a payment which is less than the amount then due shall
not be a waiver of Lessors rights to the balance of such Rent, regardless of
Lessors endorsement of any check so stating. In the event that any check, draft, or
other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee
agrees to pay to Lessor the sum of $25 in addition to any Late Charge and Lessor, at its
option, may require all future payments to be made by Lessee to be by cashiers
check. Payments will be applied first to accrued late charges and attorneys fees,
second to accrued interest, then to Base Rent and Operating Expenses Increase, and any
remaining amount to any other outstanding charges or costs.

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|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|4.3
    Association Fees.   In addition to the Base Rent, Lessee shall pay to Lessor each
month an amount equal to any owners association or condominium fees levied or
assessed against the Premises. Said monies shall be paid at the same time and in the same
manner as the Base Rent.

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|5.    
          Security Deposit.   Lessee shall deposit with Lessor upon execution hereof
          the Security Deposit as security for Lessees faithful performance of its
          obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults
          under this Lease, Lessor may use, apply or retain all or any portion of said
          Security Deposit for the payment of any amount due Lessor or to reimburse or
          compensate Lessor for any liability, expense, loss or damage which Lessor may
          suffer or incur by reason thereof. If Lessor uses or applies all or any portion
          of the Security Deposit, Lessee shall within 10 days after written request
          therefor deposit monies with Lessor sufficient to restore said Security Deposit
          to the full amount required by this Lease. If the Base Rent increases during the
          term of this Lease, Lessee shall, upon written request from Lessor, deposit
          additional moneys with Lessor so that the total amount of the Security Deposit
          shall at all times bear the same proportion to the increased Base Rent as the
          initial Security Deposit bore to the initial Base Rent. Should the Agreed Use be
          amended to accommodate a material change in the business of Lessee or to
          accommodate a sublessee or assignee, Lessor shall have the right to increase the
          Security Deposit to the extent necessary, in Lessors reasonable judgment,
          to account for any increased wear and tear that the Premises may suffer as a
          result thereof. If a change in control of Lessee occurs during this Lease and
          following such change the financial condition of Lessee is, in Lessors
          reasonable judgment, significantly reduced, Lessee shall deposit such additional
          monies with Lessor as shall be sufficient to cause the Security Deposit to be at
          a commercially reasonable level based on such change in financial condition.
          Lessor shall not be required to keep the Security Deposit separate from its
          general accounts. Within 14 days after the expiration or termination of this
          Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent, and
          otherwise within 30 days after the Premises have been vacated pursuant to
          Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit
          not used or applied by Lessor. No part of the Security Deposit shall be
          considered to be held in trust, to bear interest or to be prepayment for any
          monies to be paid by Lessee under this Lease.

|           
|-----------
|6.     Use.

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|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|6.1
    Use.   Lessee shall use and occupy the Premises only for the Agreed Use, or any other
legal use which is reasonably comparable thereto, and for no other purpose. Lessee shall
not use or permit the use of the Premises in a manner that is unlawful, creates damage,
waste or a nuisance, or that disturbs occupants of or causes damage to neighboring
premises or properties. Lessor shall not unreasonably withhold or delay its consent to any
written request for a modification of the Agreed Use, so long as the same will not impair
the structural integrity of the improvements on the Premises or the mechanical or
electrical systems therein, and/or is not significantly more burdensome to the Premises.
If Lessor elects to withhold consent, Lessor shall within 7 days after such request given
written notification of same, which notice shall include an explanation of Lessors
objections to the change in the Agreed Use.

|                             
|-----------------------------
|6.2    
Hazardous Substances.

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|(a)    
          Reportable Uses Require Consent.   The term Hazardous
          Substance as used in this Lease shall mean any product, substance, or
          waste whose presence, use, manufacture, disposal, transportation, or release,
          either by itself or in combination with other materials expected to be on the
          Premises, is either: (i) potentially injurious to the public health, safety or
          welfare, the environment or the Premises, (ii) regulated or monitored by any
          governmental authority, or (iii) a basis for potential liability of Lessor to
          any governmental agency or third party under any applicable statute or common
          law theory. Hazardous Substances shall include, but not be limited to,
          hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products
          or fractions thereof. Lessee shall not engage in any activity in or on the
          Premises which constitutes a Reportable Use of Hazardous Substances without the
          express prior written consent of Lessor and timely compliance (at Lessees
          expense) with all Applicable Requirements. Reportable Useshall mean (i) the installation or use of any above or below ground storage
          tank, (ii) the generation, possession, storage, use, transportation, or disposal
          of a Hazardous Substance that requires a permit from, or with respect to which a
          report, notice, registration or business plan is required to be filled with, any
          governmental authority, and/or (iii) the presence at the Premises of a Hazardous
          Substance with respect to which any Applicable Requirements requires that a
          notice be given to persons entering or occupying the Premises or neighboring
          properties. Notwithstanding the foregoing, Lessee may use any ordinary and
          customary materials reasonably required to be used in the normal course of the
          Agreed Use, ordinary office supplies (copier toner, liquid paper, glue, etc.)
          and common household cleaning materials, so long as such use is in compliance
          with all Applicable Requirements, is not a Reportable Use, and does not expose
          the Premises or neighboring property to any meaningful risk of contamination or
          damage or expose Lessor to any liability therefor. In addition, Lessor may
          conditions its consent to any Reportable Use upon receiving such additional
          assurances as Lessor reasonably deems necessary to protect itself, the public,
          the Premises and/or the environment against damage, contamination, injury and/or
          liability, including, but not limited to, the installation (and removal on or
          before Lease expiration or termination) of protective modifications (such as
          concrete encasements) and/or increasing the Security Deposit.  Lessor acknowledges
        that some products used in the manufacturing/bottling of Viral Genetics Biotechnology
        products may be cnosidered hazardous products as defined by the Los Angeles County Fire Department. Lessor
        hereby consents to the use of such products.

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|(b)    
          Duty to Inform Lessor.  If Lessee knows, or has reasonable cause to
          believe, that a Hazardous Substance has come to be located in, on, under or
          about the Premises, other than as previously consented to by Lessor, Lessee
          shall immediately give written notice of such fact to Lessor, and provide Lessor
          with a copy of any report, notice, claim or other documentation which it has
          concerning the presence of such Hazardous Substance.

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|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Lessee Remediation.   Lessee shall not cause or permit any Hazardous
          Substance to be spilled or released in, on , under, or about the Premises
          (including through the plumbing or sanitary sewer system) and shall promptly, at
          Lessees expense, comply with all Applicable Requirements and take all
          investigatory and/or remedial action reasonably recommended, whether or not
          formally ordered or required, for the cleanup of any contamination of, and for
          the maintenance, security and/or monitoring of the Premises or neighboring
          properties, that was caused or materially contributed to by Lessee, or
          pertaining to or involving any Hazardous Substance brought onto the Premises
          during the term of this Lease, by or for Lessee, or any third party.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)    
          Lessee Indemnification.   Lessee shall indemnify, defend and hold Lessor,
          its agents, employees, lenders and ground lessor, if any, harmless from and
          against any and all loss of rents and/or damages, liabilities, judgments,
          claims, expenses, penalties, and attorneys and consultants fees
          arising out of or involving any Hazardous Substance brought onto the Premises by
          or for Lessee, or any third party (provided, however, that Lessee shall have no
          liability under this Lease with respect to underground migration of any
          Hazardous Substance under the Premises from adjacent properties not caused or
          contributed to by Lessee). Lessees obligations shall include, but not be
          limited to, the effects of any contamination or injury to person, property or
          the environment created or suffered by Lessee, and the cost of investigation,
          removal, remediation, restoration and/or abatement, and shall survive the
          expiration or termination of this Lease. No termination, cancellation or
          release agreement entered into by Lessor and Lessee shall release Lessee from
          its obligations under this Lease with respect to Hazardous Substances, unless
          specifically so agreed by Lessor in writing at the time of such agreement.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          Lessor Indemnification.   Lessor and its successors and assigns shall
          indemnify, defend, reimburse and hold Lessee, its employees and lenders,
          harmless from and against any and all environmental damages, including the cost
          of remediation, which result from Hazardous Substances which existed on the
          Premises prior to Lessees occupancy or which are caused by the gross
          negligence or willful misconduct of Lessor, its agents or employees.
          Lessors obligations, as and when required by the Applicable Requirements,
          shall include, but not be limited to, the cost of investigation, removal,
          remediation, restoration and/or abatement, and shall survive the expiration or
          termination of this Lease.

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|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(f)    
          Investigations and Remediations.   Lessor shall retain the responsibility
          and pay for any investigations or remediation measures required by governmental
          entities having jurisdiction with respect to the existence of Hazardous
          Substances on the Premises prior to Lessees occupancy, unless such
          remediation measure is required as a result of Lessees use (including
          Alterations, as defined in paragraph 7.3(a) below) of the Premises,
          in which event Lessee shall be responsible for such payment. Lessee shall
          cooperate fully in any such activities at the request of Lessor, including
          allowing Lessor and Lessors agents to have reasonable access to the
          Premises at reasonable times in order to carry out Lessors investigative
          and remedial responsibilities.

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|(g)    
          Lessor Termination Option.   If a Hazardous Substance Condition (see
          Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee is legally
          responsible therefor (in which case Lessee shall make the investigation and
          remediation thereof required by the Applicable Requirements and this Lease shall
          continue in full force and effect, but subject to Lessors rights under
          Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessors option, either
          (i) investigate and remediate such Hazardous Substance Condition, if required,
          as soon as reasonably possible at Lessors expense, in which event this
          Lease shall continue in full force and effect, or (ii) if the estimated cost to
          remediate such condition exceeds 12 times the then monthly Base Rent or
          $100,000, whichever is greater, given written notice to Lessee, within 30 days
          after receipt by Lessor of knowledge of the occurrence of such Hazardous
          Substance Condition, of Lessors desire to terminate this Lease as of the
          date 60 days following the date of such notice. In the event Lessor elects to
          give a termination notice, Lessee may, within 10 days thereafter, give written
          notice to Lessor of Lessees commitment to pay the amount by which the cost
          of the remediation of such Hazardous Substance Condition exceeds an amount equal
          to 12 times the then monthly Base Rent or $100,000, whichever is greater. Lessee
          shall provide Lessor with said funds or satisfactory assurance thereof within 30
          days following such commitment. In such event, this Lease shall continue in full
          force and effect, and Lessor shall proceed to make such remediation as soon as
          reasonably possible after the required funds are available. If Lessee does not
          give such notice and provide the required funds or assurance thereof within the
          time provided, this Lease shall terminate as of the date specified in
          Lessors notice of termination.

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|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|6.3
    Lessees Compliance with Applicable Requirements.   Except as otherwise provided
in this Lease, Lessee shall, at Lessees sole expense, fully, diligently and in a
timely manner, materially comply with all Applicable Requirements, the requirements of any
applicable fire insurance underwriter or rating bureau, and the recommendations of
Lessors

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|engineers and/or consultants which relate in any manner to the such
Requirements, without regard to whether such Requirements are now in effect or become
effective after the Start Date. Lessee shall, within 10 days after receipt of
Lessors written request, provide Lessor with copies of all permits and other
documents, and other information evidencing Lessees compliance with any Applicable
Requirements specified by Lessor, and shall immediately upon receipt, notify Lessor in
writing (with copies of any documents involved) of any threatened or actual claim, notice,
citation, warning, complaint or report pertaining to or involving the failure of Lessee or
the Premises to comply with any Applicable Requirements.

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|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|6.4
    Inspection; Compliance.   Lessor and Lessors Lender (as
defined in Paragraph 30) and consultants shall have the right to enter into Premises at
any time, in the case of an emergency, and otherwise at reasonable times after reasonable
notice, for the purpose of inspecting the condition of the Premises and for verifying
compliance by Lessee with this Lease. The cost of any such inspections shall be paid by
Lessor, unless a violation of Applicable Requirements, or a Hazardous Substance Condition
(see paragraph 9.1) is found to exist or be imminent, or the inspection is requested or
ordered by a governmental authority. In such case, Lessee shall upon request reimburse
Lessor for the cost of such inspection, so long as such inspection is reasonably related
to the violation or contamination. In addition, Lessee shall provide copies of all
relevant material safety data sheets (MSDS) to Lessor within 10 days of the receipt of a
written request therefor.

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|----------------------------------------------------------------------------------
|7.    Maintenance; Repairs,
Utility Installations; Trade Fixtures and Alterations.

|                             
|-----------------------------
|7.1
    Lessees Obligations.

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|(a)    
          In General.   Subject to the provisions of Paragraph 2.2 (Condition), 2.3
          (Compliance), 6.3 (Lessees Compliance with Applicable Requirements), 7.2
          (Lessors Obligations), 9 (Damage or Destruction), and 14 (Condemnation),
          Lessee shall, at Lessees sole expense, keep the Premises, Utility
          Installations (intended for Lessees exclusive use, no matter where
          located), and Alterations in good order, condition and repair (whether or not
          the portion of the Premises requiring repairs, or the means of repairing the
          same, are reasonably or readily accessible to Lessee, and whether or not the
          need for such repairs occurs as a result of Lessees use, any prior use,
          the elements or the age of such portion of the Premises), including, but not
          limited to, all equipment or facilities, such as plumbing, HVAC equipment,
          electrical, lighting facilities, boilers, pressure vessels, fire protection
          system, fixtures, walls (interior and exterior), ceilings, floors, windows, doors,
         plate glass, skylights, landscaping, driveways, parking lots, fences, retaining walls, signs, sidewalks
          and parkways located in, on, or adjacent to the Premises. Lessee is also responsible for
keeping the roof and roof drainage clean and free of debris.  Lessor shall keep the
surface and structural elements of the roof, foudnations, and bearing walls in good repair (see paragraph 7.2).
        Lessee, in keeping the Premises in good order, condition and repair, shall exercise and perform good
          maintenance practices, specifically including the procurement and maintenance of
          the service contracts required by Paragraph 7.1(b) below. Lessees
          obligations shall include restorations, replacements or renewals when necessary
          to keep the Premises and all improvements thereon or a part thereof in good
          order, condition and state of repair. Lessee shall, during the term of this
          Lease, keep the exterior appearance of the Building in a first-class condition
          (including, e.g. graffiti removal) consistent with the exterior appearance of
          other similar facilities of comparable age and size in the vicinity, including,
          when necessary, the exterior repainting of the Building.

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|(b)    
          Service Contracts.   Lessee shall, at Lessees sole expense, procure
          and maintain contracts, with copies to Lessor, in customary form and substance
          for, and with contractors specializing and experienced in the maintenance of the
          following equipment and improvements, if any, if and when installed on the
          Premises: (i) HVAC equipment, (ii) boiler, and pressure vessels, (iii) fire
          extinguishing systems, including fire alarm and/or smoke detection, (iv)
          landscaping and irrigation systems, (v) clarifiers, (vi) basic utility feed to the perimeter of the Building, and
          (viii) any other equipment, if reasonably required by Lessor. However, Lessor
          reserves the right, upon notice to Lessee, to procure and maintain any or all of
          such service contracts, and if Lessor so elects, Lessee shall reimburse Lessor,
          upon demand, for the cost thereof.

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|(c)    
          Failure to Perform.   If Lessee fails to perform Lessees obligations
          under this Paragraph 7.1, Lessor may enter upon the Premises after 10 days
          prior written notice to Lessee (except in the case of an emergency, in which
          case no notice shall be required), perform such obligations on Lessees
          behalf, and put the Premises in good order, condition and repair, and Lessee
          shall promptly pay to Lessor a sum equal to 115% of the cost thereof.

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|(d)    
          Replacement.   Subject to Lessees indemnification of Lessor as set
          forth in Paragraph 8.7 below, and without relieving Lessee of liability
          resulting from Lessees failure to exercise and perform good maintenance
          practices, if an item described in Paragraph 7.1(b) cannot be repaired other
          than at a cost which is in excess of 50% of the cost of replacing such item,
          then such item shall be replaced by Lessor, and the cost thereof shall be
          prorated between the Parties and Lessee shall only be obligated to pay, each
          month during the remainder of the term of this Lease, on the date on which Base
          Rent is due, an amount equal to the product of multiplying the cost of such
          replacement by a fraction, the numerator of which is one, and the denominator of
          which is 144 (i.e. 1/144th of the cost per month). Lessee shall pay interest on
          the unamortized balance at a rate that is commercially reasonable in the
          judgment of Lessors accountants. Lessee may, however, prepay its
          obligations at any time.

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|7.2
    Lessors Obligations.   Subject to the provisions of Paragraphs 2.2 (Condition),
2.3 (Compliance), 9 (Damage or Destruction) and 14 (Condemnation), it is intended by the
parties hereto that Lessor have no obligation, in any manner whatsoever, to repair and
maintain the Premises, or the equipment therein, all of which obligations are intended to
be that of the Lessee, except for the surface and structural elements of the roof, foundations and
bearing walls, the repair of which shall be the responsibility of Lessor upon receipt of
written notice that such a repair is necessary. It is the intention of the Parties that the terms of this Lease
govern the respective obligations of the Parties as to maintenance and repair of the
Premises, and they expressly waive the benefit of any statute now or hereafter in effect
to the extent it is inconsistent with the terms of this Lease.

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|-----------------------------------------------------------
|7.3    
Utility Installations; Trade Fixtures; Alterations.

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|(a)    
          Definitions.   The term Utility Installations refers to all
          floor and window coverings, air and/or vacuum lines, power panels, electrical
          distribution, security and fire protection systems, communication cabling,
          lighting fixtures, HVAC equipment, plumbing and fencing in or on the Premises.
          The term Trade Fixtures shall mean Lessees machinery and
          equipment that can be removed without doing material damage to the Premises. The
          term Alterations shall mean any modification of the improvements,
          other than Utility Installations or Trade Fixtures, whether by addition or
          deletion. Lessee Owned Alterations and/or Utility Installations are
          defined as Alterations and/or Utility Installations made by Lessee that are not
          yet owned by Lessor pursuant to Paragraph 7.4(a).

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Consent.   Lessee shall not make any Alterations or Utility Installations
          to the Premises without Lessors prior written consent. Lessee may,
          however, make non-structural Utility Installations to the interior of the
          Premises (excluding the roof) without such consent but upon notice to Lessor, as
          long as they are not visible from the outside, do not involve puncturing,
          relocating or removing the roof or any existing walls, will not affect the
          electrical, plumbing, HVAC, and/or life safety systems, and the cumulative cost
          thereof during this Lease as extended does not exceed a sum equal to 3
          months Base Rent in the aggregate or a sum equal to one months Base
          Rent in any one year. Notwithstanding the foregoing, Lessee shall not make or
          permit any roof penetration and/or install anything on the roof without the
          prior written approval of Lessor. Lessor may, as a precondition to granting such
          approval, require Lessee to utilize a contractor chosen and/or approved by
          Lessor. Any Alterations or Utility Installations that Lessee shall desire to
          make and which require the consent of the Lessor shall be presented to Lessor in
          written form with detailed plans. Consent shall be deemed conditioned upon
          Lessees: (i) acquiring all applicable governmental permits,
          (ii) furnishing Lessor with copies of both the permits and the plans and
          specifications prior to commencement of the work, and (iii) compliance with
          all conditions of said permits and other Applicable Requirements in a prompt and
          expeditious manner. Any Alterations or Utility Installations shall be performed
          in a workmanlike manner with good and sufficient materials. Lessee shall
          promptly upon completion furnish Lessor with as-built plans and specifications.
          For work which costs an amount in excess of one months Base Rent, Lessor
          may condition its consent upon Lessee providing a lien and completion bond in an
          amount equal to 150% of the estimated cost of such Alteration or Utility
          Installation and/or upon Lessees posting an additional Security Deposit
          with Lessor.

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|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Liens; Bonds.  Lessee shall pay, when due, all claims for labor or
          materials furnished or alleged to have been furnished to or for Lessee at or for
          use on the Premises, which claims are or may be secured by any mechanics
          or materialmens lien against the Premises or any interest therein. Lessee
          shall give Lessor not less than 10 days notice prior to the commencement of any
          work in, on or about the Premises, and Lessor shall have the right to post
          notices of non-responsibility. If Lessee shall contest the validity of any such
          lien, claim or demand, then Lessee shall, at its sole expense defend and protect
          itself, Lessor and the Premises against the same and shall pay and satisfy any
          such adverse judgment that may be rendered thereon before the enforcement
          thereof. If Lessor shall require, Lessee shall furnish a surety bond in an
          amount equal to 150% of the amount of such contested lien, claim or demand,
          indemnifying Lessor against liability for the same. If Lessor elects to
          participate in any such action, Lessee shall pay Lessors attorneys
          fees and costs.

|                                                       
|-------------------------------------------------------
|7.4
    Ownership; Removal; Surrender; and Restoration.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Ownership.   Subject to Lessors right to require removal or elect
          ownership as hereinafter provided, all Alterations and Utility Installations
          made by Lessee shall be the property of Lessee, but considered a part of the
          Premises. Lessor may, at any time, elect in writing to be the owner of all or
          any specified part of the Lessee Owned Alterations and Utility Installations.
          Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned
          Alterations and Utility Installations shall, at the expiration or termination of
          this Lease, become the property of Lessor and be surrendered by Lessee with the
          Premises.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Removal.   By deliver to Lessee of written notice from Lessor not earlier
          than 90 and not later than 30 days prior to the end of the term of this Lease,
          Lessor may require that any or all Lessee Owned Alterations or Utility
          Installations be removed by the expiration or termination of this lease. Lessor
          may require the removal at any time of all or any part of any Lessee Owned
          Alterations or Utility Installations made without the required consent.

|                                                                                                                                                                                                                                                                                                                                                                                                                    
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Surrender; Restoration.   Lessee shall surrender the Premises by the
          Expiration Date or any earlier termination date, with all of the improvements,
          parts and surfaces thereof broom clean and free of debris, and in good operating
          order, condition and state of repair, ordinary wear and tear excepted.
          Ordinary wear and tear shall not include any

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|damage or deterioration
          that would have been prevented by good maintenance practice. Notwithstanding the
          foregoing, if this Lease is for 12 months or less, then Lessee shall surrender
          the Premises in the same condition as delivered to Lessee on the Start Date with
          NO allowance for ordinary wear and tear. Lessee shall repair any damage
          occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee
          owned Alterations and/or Utility Installations, furnishings, and equipment as
          well as the removal of any storage tank installed by or for Lessee. Lessee shall
          completely remove from the Premises any and all Hazardous Substances brought
          onto the Premises by or for Lessee, or any third party (except Hazardous
          Substances which were deposited via underground migration from areas outside of the
          Premises, or if applicable, the Project) even if such removal would require
          Lessee to perform or pay for work that exceed statutory requirements. Trade
          Fixtures shall remain the property of Lessee and shall be removed by Lessee. Any
          personal property of Lessee not removed on or before the Expiration Date or any
          earlier termination date shall be deemed to have been abandoned by Lessee and
          may be disposed of or retained by Lessor as Lessor may desire. The failure by
          Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without
          the express written consent of Lessor shall constitute a holdover under the
          provisions of Paragraph 26 below.

|                           
|---------------------------
|8.    Insurance; Indemnity.

|                                     
|-------------------------------------
|8.1
    Payment of Premium Increases.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Lessee shall pay to Lessor any insurance cost increase  (Insurance  Cost Increase)  occurring  during the term of
this Lease.  Insurance  Cost  Increase is defined as any  increase  in the actual  cost of the  insurance  required
under Paragraph 8.2(b),  8.3(a) and 8.3(b) (Required  Insurance),  over and above the Base Premium as hereinafter
defined  calculated  on an annual  basis.  Insurance  Cost  Increase  shall include but not be limited to increases
resulting  from the nature of Lessees  occupancy,  any act or omission  of Lessee,  requirements  of the holder of
mortgage or deed of trust  covering  the  Premises,  increased  valuation  of the  Premises  and/or a premium  rate
increase.  The parties are  encouraged to fill in the Base Premium in paragraph  1.8 with a reasonable  premium for
the Required  Insurance  based on the Agreed Use of the Premises.  If the parties fail to insert a dollar amount in
Paragraph  1.8, then the Base Premium shall be the lowest annual  premium  reasonably  obtainable  for the Required
Insurance as of the  commencement  of the Original Term for the Agreed Use of the Premises.  In no event,  however,
shall  Lessee be  responsible  for any portion of the  increase  in the  premium  cost  attributable  to  liability
insurance carried by Lessor under Paragraph 8.2(b) in excess of $2,000,00 per occurrence.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Lessee shall pay any such  Insurance  Cost  Increase to Lessor  within 30 days after receipt by Lessee of a copy of
the  premium  statement  or other  reasonable  evidence of the amount due.  If the  insurance  policies  maintained
hereunder  cover other  property  besides the  Premises,  Lessor  shall also  deliver to Lessee a statement  of the
amount of such Insurance Cost Increase  attributable  only to the Premises showing in reasonable  detail the manner
in which such amount was computed.  Premiums for policy periods  commencing  prior to, or extending beyond the term
of this Lease, shall be prorated to correspond to the term of this Lease.

|                            
|----------------------------
|8.2
    Liability Insurance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Carried by Lessee.   Lessee shall obtain and keep in force a Commercial
          General Liability policy of insurance protecting Lessee and Lessor as an
          additional insured against claims for bodily injury, personal injury and
          property damage based upon or arising out of the ownership, use, occupancy or
          maintenance of the Premises and all areas appurtenant thereto. Such insurance
          shall be on an occurrence basis providing single limit coverage in an amount not
          less than $1,000,000 per occurrence with an annual aggregate of not less than
          $2,000,000, an Additional Insured-Managers or Lessors of Premises
          Endorsement and contain the Amendment of the Pollution Exclusion
          Endorsement for damage caused by heat, smoke or fumes from a hostile fire.
          The policy shall not contain any intra-insured exclusions as between insured
          persons or organizations, but shall include coverage for liability assumed under
          this Lease as an insured contract for the performance of
          Lessees indemnity obligations under this Lease. The limits of said
          insurance shall not, however, limit the liability of Lessee nor relieve Lessee
          of any obligation hereunder. All insurance carried by Lessee shall be primary to
          and not contributory with any similar insurance carried by Lessor, whose
          insurance shall be considered excess insurance only.

|                                                                                                                                                                                                                                                                                                   
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Carried by Lessor.   Lessor shall maintain liability insurance as described
          in Paragraph 8.2(a), in addition to, and not in lieu of, the insurance required
          to be maintained by Lessee. Lessee shall not be named as an additional insured
          therein.

|                                                                     
|---------------------------------------------------------------------
|8.3    
Property Insurance  Building, Improvements and Rental Value.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Building and Improvements.   The Insuring Party shall obtain and keep in
          force a policy or policies in the name of Lessor, with loss payable to Lessor,
          any ground-lessor, and to any Lender insuring loss or damage to the Premises.
          The amount of such insurance shall be equal to the full replacement cost of the
          Premises, as the same shall exist from time to time, or the amount required by
          any Lender, but in no event more than the commercially reasonable and available
          insurance value thereof. If Lessor is the Insuring Party, however, Lessee Owned
          Alterations and utility Installations, Trade Fixtures, and Lessees
          personal property shall be insured by Lessee under Paragraph 8.4 rather than by
          Lessor. If the coverage is

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|available and commercially appropriate, such policy
          or policies shall insure against all risks of direct physical loss or damage
          (except the perils of flood and/or earthquake unless required by a Lender or included in the
        Base Premium), including coverage for debris removal and the enforcement of any applicable
          Requirements requiring the upgrading, demolition, reconstruction or replacement
          of any portion of the Premises as the result of a covered loss. Said policy or
          policies shall also contain an agreed valuation provision in lieu of any
          coinsurance clause, waiver of subrogation, and inflation guard protection
          causing an increase in the annual property insurance coverage amount by a factor
          of not less than the adjusted U.S. Department of Labor Consumer Price Index for
          All Urban Consumers for the city nearest to where the Premises are located. If
          such insurance coverage has a deductible clause, the deductible amount shall not
          exceed $1,000 per occurrence, and Lessee shall be liable for such deductible
          amount in the event of an Insured Loss.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Rental Value.   The Insuring Party shall obtain and keep in force a policy
          or policies in the name of Lessor with loss payable to Lessor and any Lender,
          insuring the loss of the full Rent for one year with an extended period of
          indemnity for an additional 180 days (Rental Value Insurance). Said
          insurance shall contain an agreed valuation provision in lieu of any coinsurance
          clause, and the amount of coverage shall be adjusted annually to reflect the
          projected Rent otherwise payable by Lessee, for the next 12 month period. Lessee
          shall be liable for any deductible amount in the event of such loss.

|                                                                                                                                                                                                                                                                                                                                                                                                                     
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Adjacent Premises.   If the Premises are part of a larger building, or of a
          group of buildings owned by Lessor which are adjacent to the Premises, the
          Lessee shall pay for any increase in the premiums for the property insurance of
          such building or buildings if said increase is caused by Lessees acts,
          omissions, use or occupancy of the Premises.

|                                                           
|-----------------------------------------------------------
|8.4
    Lessees Property; Business Interruption Insurance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Property Damage.  Lessee shall obtain and maintain insurance coverage on
          all of Lessees personal property, Trade Fixtures, and Lessee Owned
          Alterations and Utility Installations. Such insurance shall be full replacement
          cost coverage with a deductible of not to exceed $1,000 per occurrence. The
          proceeds from any such insurance shall be used by lee for the replacement of
          personal property, Trade Fixtures and Lessee Owned Alterations and Utility
          Installations. Lessee shall provide Lessor with written evidence that such
          insurance is in force.

|                                                                                                                                                                                                                                                                                                                                                                                                                          
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Business Interruption.   Lessee shall obtain and maintain loss of income
          and extra expense insurance in amounts as will reimburse Lessee for direct or
          indirect loss of earnings attributable to all perils commonly insured against by
          prudent lessees in the business of Lessee or attributable to prevention of
          access to the pre as a result of such perils.

|                                                                                                                                                                                                                                                                                         
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          No Representation of Adequate Coverage.   Lessor makes no representation
          that the limits or forms of coverage of insurance specified herein are adequate
          to cover Lessees property, business operations or obligations under this
          Lease.

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|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.5
    Insurance Policies.   Insurance required herein shall be by companies duly licensed
or admitted to transact business in the state where the Premises are located, and
maintaining during the policy term a General Policyholders Rating of at least
B+, V, as set forth in the most current issue of Bests Insurance Guide,
or such other rating as may be required by a Lender. Lessee shall not do or permit to be
done anything which invalidates the required insurance policies. Lessee shall, prior to
the Start Date, deliver to Lessor certified copies of policies of such insurance or
certificates evidencing the existence and amounts of the required insurance. No such
policy shall be cancelable or subject to modification except after 30 days prior written
notice to Lessor. Lessee shall, at least 30 days prior to the expiration of such policies,
furnish Lessor with evidence of renewals or insurance binders evidencing
renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee,
which amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for
a term of at least one year, or the length of the remaining term of this lease, whichever
is less. If either Party shall fail to procure and maintain the insurance required to b e
carried by it, the other Party may, but shall not be required to, procure and maintain the
same.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.6    
Waiver of Subrogation.   Without affecting any other rights or remedies, Lessee and
Lessor each hereby release and relieve the other, and waive their entire right to recover
damages against the other, for loss of or damage to is property arising out of or incident
to the perils required to be insured against herein. The effect of such releases and
waivers is not limited by the amount of insurance carried or required, or by any
deductibles applicable hereto. The Parties agree to have their respective property damage
insurance carriers waive any right to subrogation that such companies may have against
Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.7
    Indemnity.   Except for Lessors gross negligence or willful misconduct, Lessee
shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents,
Lessors master or ground lessor, partners and Lenders, from and against any and all
claims, loss of rents and/or damages, liens, judgments, penalties, attorneys and
consultants fees, expenses and/or liabilities arising out of, involving, or in
connection with, the use and/or occupancy of the Premises by Lessee. If any action or
proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee
shall upon notice defend the same at Lessees expense by counsel reasonably
satisfactory to Lessor and Lessor and Lessor shall cooperate with Lessee in such defense.
Lessor need not have first paid any such claim in order to be defended or indemnified.

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|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.8
    Exemption of Lessor from Liability.   Lessor shall not be liable for injury or damage
to the person or goods, wares, merchandise or other property of Lessee, Lessees
employees, contractors, invitees, customers, or any other person in or about the Premises,
whether such damage or injury is caused by or results from fire, steam, electricity, gas,
water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire
sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other
cause, whether the said injury or damage results from conditions arising upon the Premises
or upon other portions of the building of which the Premises are a part, or from other
sources or places. Lessor shall not be liable for any damages arising from any act or
neglect of any other tenant of Lessor nor from the failure of Lessor to enforce the
provisions of any other lease in the Project. Notwithstanding Lessors negligence or
breach of this Lease, Lessor shall under no circumstances be liable for injury to
Lessees business or for any loss of income or profit therefrom.

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|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.9
    Failure to Provide Insurance.   Lessee acknowledges that any failure on its part to
obtain or maintain the insurance required herein will expose Lessor to risks and
potentially cause Lessor to incur costs not contemplated by this Lease, the extent of
which will be extremely difficult to ascertain. Accordingly, for any month or portion
thereof that Lessee does not maintain the required insurance and/or does not provide
Lessor with the required binders or certificates evidencing the existence of the required
insurance, the Base Rent shall be automatically increased, without any requirement for
notice to Lessee, by an amount equal to 10% of the then existing Base Rent or $100,
whichever is greater. The parties agree that such  increase in Base Rent represents fair
and reasonable compensation for the additional risk/costs that Lessor will incur by reason
of Lessees failure to maintain the required insurance. Such increase in Base Rent
shall in no event constitute a waiver of Lessees Default or Breach with respect to
the failure to maintain such insurance, prevent the exercise of any of the other rights
and remedies granted hereunder, nor relieve Lessee of its obligation to maintain the
insurance specified in this Lease.

|                             
|-----------------------------
|9.     Damage or Destruction.

|                    
|--------------------
|9.1    
Definitions.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Premises Partial Damage shall mean damage or destruction to
          the improvements on the Premises, other than Lessee Owned Alterations and
          Utility Installations, which can reasonably be repaired in 6 months or less from
          the date of the damage or destruction. Lessor shall notify Lessee in writing
          within 30 days from the date of the damage or destruction as to whether or not
          the damage is Partial or Total.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Premises Total Destruction shall mean damage or destruction
          to the Premises, other than Lessee Owned alterations and Utility Installations
          and Trade Fixtures, which cannot reasonably be repaired in 6 months or less from
          the date of the damage or destruction. Lessor shall notify Lessee in writing
          within 30 days from the date of the damage or destruction as to whether or not
          the damage is Partial or Total.

|                                                                                                                                                                                                                                                                                                                                                                                                    
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Insured Loss shall mean damage or destruction to improvements
          on the Premises, other than Lessee Owned Alterations and Utility Installations
          and Trade Fixtures, which was caused by an event required to be covered by the
          insurance described in Paragraph 8.3(a), irrespective of any deductible amounts
          or coverage limits involved.

|                                                                                                                                                                                                                                                                                                                                                                                             
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)    ;
          Replacement Cost shall mean the cost to repair or rebuild
          the improvements owned by Lessor at the time of the occurrence to their
          condition existing immediately prior thereto, including demolition, debris
          removal and upgrading required by the operation of Applicable Requirements, and
          without deduction for depreciation.

|                                                                                                                                                                                                                                                                                                                               
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          Hazardous Substance Condition shall mean the occurrence or
          discovery of a condition involving the presence of, or a contamination by, a
          Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the
          Premises which requires repair, remediation, or restoration.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.2
    Partial Damage  Insured Loss.  If a Premises Partial Damage that is an Insured
Loss occurs, then Lessor shall, at Lessors expenses, repair such damage (but not
Lessees Trade Fixtures or Lessee Owned Alterations and Utility Installations) as
soon as reasonably possible and this Lease shall continue in full force and effect;
provided, however that Lessee shall, at Lessors election, make the repair of any
damage or destruction the total cost to repair of which is $10,000 or less, and, in such
event, Lessor shall make any applicable insurance proceeds available to Lessee on a
reasonable basis for that purpose. Notwithstanding the foregoing, if the required
insurance was not in force or the insurance proceeds are not sufficient to effect such
repair, the Insuring Party shall promptly contribute the shortage in proceeds (except as
to the deductible which is Lessees responsibility) as and when required to complete
said repairs. In the event, however, such shortage was due to the fact that, by reason of
the unique nature of the improvements, full replacement cost insurance coverage was not
commercially reasonable and available, Lessor shall have no obligation to pay for the
shortage in insurance proceeds or to fully restore the unique aspects of the Premises
unless Lessee provides Lessor with the funds to cover same, or adequate assurance thereof,
within 10 days following receipt of written notice of such shortage and request therefore.
If Lessor receives said funds or adequate assurance thereof within said 10 day period, the
party responsible for making the repairs shall complete them as soon as reasonably
possible and this lease shall remain in full force and effect. If such funds or assurance
are not received, Lessor may nevertheless elect by written notice to Lessee within 10 days
thereafter to: (i) make

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|such restoration and repair as is commercially reasonable
with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full
force and effect, or (ii) have this Lease terminate 30 days thereafter. Lessee shall
not be entitled to reimbursement of any funds contributed by Lessee to repair any such
damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject
to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but the net
proceeds of any such insurance shall be made available for the repairs if made by either
Party.

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.3
    Partial Damage  Uninsured Loss.   If a Premises Partial Damage that is not an
Insured Loss occurs, unless caused by a negligent or willful act of Lessee (in which event
Lessee shall make the repairs at Lessees expense), Lessor may either:
(i) repair such damage as soon as reasonably possible at Lessors expense, in
which event this Lease shall continue in full force and effect, or (ii) terminate
this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of
knowledge of the occurrence of such damage. Such termination shall be effective 60 days
following the date of such notice. In the event Lessor elects to terminate this Lease,
Lessee shall have the right within 10 days after receipt of the termination notice to give
written notice to Lessor of Lessees commitment to pay for the repair of such damage
without reimbursement from Lessor. Lessee shall provide Lessor with said funds or
satisfactory assurance thereof within 30 days after making such commitment. In such event
this Lease shall continue in full force and effect, and Lessor shall proceed to make such
repairs as soon as reasonably possible after the required funds are available. If Lessee
does not make the required commitment, this lease shall terminate as of the date specified
in the termination notice.

|                                                                                                                                                                                                                                                                                                                                                                                          
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.4
    Total Destruction.   Notwithstanding any other provision hereof, if a Premises Total
Destruction occurs, this lease shall terminate 60 days following such Destruction. If the
damage or destruction was caused by the gross negligence or willful misconduct of Lessee,
Lessor shall have the right to recover Lessors damages from Lessee, except as
provided in Paragraph 8.6.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.5
    Damage Near End of Term.   If at any time during the last 6 months of this Lease
there is damage for which the cost to repair exceeds one months Base Rent, whether
or not an Insured Loss, Lessor may terminate this lease effective 60 days following the
date of occurrence of such damage by giving a written termination notice to Lessee within
30 days after the date of occurrence of such damage. Notwithstanding the foregoing, if
Lessee at that time has an exercisable option to extend this Lease or to purchase the
Premises, then Lessee may preserve this Lease by, (a) exercising such option and
(b) providing Lessor with any shortage in insurance proceeds (or adequate assurance
thereof) needed to make the repairs on or before the earlier of (i) the date which is
10 days after Lessees receipt of Lessors written notice purporting to
terminate this lease, or (ii) the day prior to the date upon which such option
expires. If Lessee duly exercises such option during such period and provides Lessor with
funds (or adequate assurance thereof) to cover any shortage in insurance proceeds, Lessor
shall, at Lessors commercially reasonable expenses, repair such damage as soon as
reasonably possible and this Lease shall continue in full forced and effect. If Lessee
fails to exercise such option and provide such funds or assurance during such period, then
this lease shall terminate on the date specified in the termination notice and
Lessees option shall be extinguished.

|                                             
|---------------------------------------------
|9.6
    Abatement of Rent; Lessees Remedies.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Abatement.   In the event of Premises Partial Damage or Premises Total
          Destruction or a Hazardous Substance Condition for which Lessee is not
          responsible under this Lease, the Rent payable by Lessee for the period required
          for the repair, remediation or restoration of such damage shall be abated in
          proportion to the degree to which Lessees use of the Premises is impaired,
          but not to exceed the proceeds received from the Rental Value Insurance. All
          other obligations of Lessee hereunder shall be performed by Lessee, and Lessor
          shall have no liability for any such damage, destruction, remediation, repair or
          restoration except as provided herein.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Remedies.   If Lessor shall be obligated to repair or restore the Premises
          and does not commence, in a substantial and meaningful way, such repair or
          restoration within 90 days after such obligation shall accrue, Lessee may, at
          any time prior to the commencement of such repair or restoration, give written
          notice to Lessor and to any Lenders of which Lessee has actual notice, of
          Lessees election to terminate this Lease on a date not less than 60 days
          following the giving of such notice. If Lessee gives such notice and such repair
          or restoration is not commenced within 30 days thereafter, this Lease shall
          terminate as of the date specified in said notice. If the repair or restoration
          is commenced within such 30 days, this lease shall continue in full force and
          effect. Commence shall mean either the unconditional authorization
          of the preparation of the required plans, or the beginning of the actual work on
          the Premises, whichever first occurs.

|                                                                                                                                                                                                                                                                                                                                                                                                 
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.7
    Termination; Advance Payments.   Upon termination of this Lease pursuant to Paragraph
6.2(g) or Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent
and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return
to Lessee so much of Lessees Security Deposit as has not been, or is not then
required to be, used by Lessor.

|                                                                                                                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|9.8
    Waive Statutes.   Lessor and Lessee agree that the terms of this Lease shall govern
the effect of any damage to or destruction of the Premises with respect to the termination
of this Lease and hereby waive the provisions of any present or future statute to the
extent inconsistent herewith.

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|                            
|----------------------------
|10.     Real Property Taxes.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|10.1
    Definition.   As used herein, the term Real Property Taxes shall include
any form of assessment; real estate, general, special, ordinary or extraordinary, or
rental levy or tax (other than inheritance, personal income or estate taxes); improvement
bond; and/or license fee imposed upon or levied against any legal or equitable interest of
Lessor in the Premises or the Project, Lessors right to other income therefrom,
and/or Lessors business of leasing, by any authority having the direct or indirect
power to tax and where the funds are generated with reference to the Building address and
where the proceeds so generated are to be applied by the city, county or other local
taxing authority of a jurisdiction within which the Premises are located. Real Property
Taxes shall also include any tax, fee, levy, assessment or charge, or any increase
therein: (i) imposed by reason of events occurring during the term of this Lease,
including but not limited to, a change in the ownership of the Premises, and
(ii) levied or assessed on machinery or equipment provided by Lessor or Lessee
pursuant to this Lease.

|    
|----
|10.2

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Payment of Taxes.   Lessor shall pay the Real Property Taxes  applicable to the Premises  provided,  however,  that Lessee shall pay to
Lessor the amount,  if any, by which Real Property  Taxes  applicable to the Premises  increase over the fiscal tax
year during which the  Commencement  Date Occurs (Tax  Increase).  Payment of any such Tax increase shall be made
by Lessee to Lessor  within 30 days after  receipt of lessors  written  statement  setting forth the amount due and
computation  thereof.  If any such  taxes  shall  cover any  period of time  prior to or after  the  expiration  or
termination  of this Lease,  Lessees  share of such taxes shall be prorated to cover only that  portion of the tax
bill  applicable  to the period that this Lease is in effect.  In the event Lessee incurs a late charge on any Rent
payment,  Lessor may  estimate  the current  real  Property  Taxes,  and require  that the Tax  Increase be paid in
advance to Lessor by Lessee  monthly in advance with the payment of the Base Rent.  Such monthly  payment  shall be
an amount equal to the amount of the  estimated  installment  of the Tax  Increase  divided by the number of months
remaining  before  the  month  in  which  said  installment  becomes  delinquent.  When the  actual  amount  of the
applicable Tax increase is known,  the amount of such equal monthly advance  payments shall be adjusted as required
to  provide  the  funds  needed  to pay  the  applicable  Tax  Increase.  If the  amount  collected  by  Lessor  is
insufficient  to pay the Tax Increase when due, Lessee shall pay Lessor,  upon demand,  such additional sums as are
necessary  to pay such  obligations.  Advance  payments may be  intermingled  with other moneys of Lessor and shall
not bear  interest.  In the event of a Breach by Lessee in the  performance  of its  obligations  under this Lease,
then any such advance payments may be treated by Lessor as an additional Security Deposit.

|                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Additional Improvements.   Notwithstanding  anything to the contrary in this Paragraph
        10.2,  Lessee shall pay to Lessor upon demand therefor the entirety of any increase in Real Property  Taxes  assessed by reason of  Alterations  of Utility  installations
        placed upon the Premises by Lessee or at Lessees request.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|event Lessee incurs a late charge on any rent payment, Lessor may
estimate the current Real Property Taxes, and require that such taxes be paid in advance
to Lessor by Lessee monthly in advance with the payment of the Base Rent. Such monthly
payments shall be an amount equal to the amount of the estimated installment of taxes
divided by the number of months remaining before the month in which said installment
becomes delinquent. When the actual amount of the applicable tax bill is known, the amount
of such equal monthly advance payments shall be adjusted as required to provide the funds
needed to pay the applicable taxes. If the amount collected by Lessor is insufficient to
pay such Real Property Taxes when due, Lessee shall pay Lessor, upon demand, such
additional sum as is necessary. Advance payments may be intermingled with other moneys of
Lessor and shall not bear interest. In the event of a Breach by Lessee in the performance
of its obligations under this Lease, then any such advance payments may be treated by
Lessor as an additional Security Deposit.

|                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|10.3
    Joint Assessment.   If the Premises are not separately assessed, Lessees
liability shall be an equitable proportion of the Real Property Tax increase for all of the land
and improvements included within the tax parcel assessed, such proportion to be
conclusively determined by Lessor from the respective valuations assigned in the
assessors work sheets or such other information as may be reasonably available.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|10.4
    Personal Property Taxes.   Lessee shall pay, prior to delinquency, all taxes assessed
against and levied upon Lessee Owned Alterations, Utility Installations, Trade Fixtures,
furnishings, equipment and all personal property of Lessee. When possible, Lessee shall
cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately from the
real property of Lessor. If any of Lessees said property shall be assessed with
Lessors real property, Lessee shall pay Lessor the taxes attributable to
Lessees property within 10 days after receipt of a written statement setting forth the
taxes applicable to Lessees property.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|11.    
Utilities and Services.  Lessee shall pay for all water, gas, heat, light,
power, telephone, trash disposal and other utilities and services supplied to
the Premises, together with any taxes thereon. If any such services are not
separately metered or billed to Lessee, Lessee shall pay a reasonable
proportion, to be determined by Lessor, of all charges jointly metered or
billed. There shall be no abatement of rent and Lessor shall not be liable in
any respect whatsoever for the

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|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|inadequacy, stoppage, interruption or
discontinuance of any utility or service due to riot, strike, labor dispute,
breakdown, accident, repair or other cause beyond Lessors reasonable
control or in cooperation with governmental request or directions.

|                                  
|----------------------------------
|12.     Assignment and
Subletting.

|                                   
|-----------------------------------
|12.1    
Lessors Consent Required.

|                                                                                                                                                                                                                                                                                                         
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Lessee shall not voluntarily or by operation of law assign, transfer, mortgage
          or encumber (collectively, assign or assignment) or sublet all or
          any part of Lessees interest in this Lease or in the Premises without
          Lessors prior written consent.

|                                                                                                                                                                                                                                                                                                                                                                            
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Unless Lessee is a corporation and its stock is publicly traded on a national
          stock exchange, a change in the control of Lessee shall constitute an assignment
          requiring consent. The transfer, on a cumulative basis, of 25% or more of the
          voting control of Lessee shall constitute a change in control for this purpose.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          The involvement of Lessee or its assets in any transaction, or series of
          transactions (by way of a merger, sale, acquisition, financing, transfer,
          leveraged buy-out or otherwise), whether or not a formal assignment or
          hypothecation of this Lease or Lessees assets occurs, which results or
          will result in a reduction of the Net Worth of Lessee by an amount greater than
          25% of such Net Worth as it was represented at the time of the execution of this
          lease or at the time of the most recent assignment to which Lessor has
          consented, or as it exists immediately prior to said transaction or transactions
          constituting such reduction, whichever was or is greater, shall be considered an
          assignment of this Lease to which Lessor may withhold its consent. Net
          worth of Lessee shall mean the net worth of Lessee (excluding any
          guarantors) established under generally accepted accounting principles.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)       
          An assignment or subletting without consent shall, at Lessors option, be a
          Default curable after notice per Paragraph 13.1(c), or a noncurable Breach
          without the necessity of any notice and grace period. If Lessor elects to treat
          such unapproved assignment or subletting as a noncurable Breach, Lessor may
          either: (i) terminate this Lease, or (ii) upon 30 days written notice,
          increase the monthly Base Rent to 110% of the Base Rent then in effect.
          Further, in the event of such Breach and rental adjustment, (i) the
          purchase price of any option to purchase the Premises held by Lessee shall be
          subject to similar adjustment to 110% of the price previously in effect, and
          (ii) all fixed and non-fixed rental adjustments scheduled during the
          remainder of the Lease term shall be increased to 110% of the scheduled adjusted
          rent.

|                                                                                                                                                            
|------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)       
          Lessees remedy for any breach of Paragraph 12.1 by Lessor shall be limited
          to compensatory damages and/or injunctive relief.

|                                                                      
|----------------------------------------------------------------------
|12.2
    Terms and Conditions Applicable to Assignment and Subletting.

|                                                                                                                                                                                                                                                                                  
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Regardless of Lessors consent, no assignment or subletting shall:
          (i) be effective without the express written assumption by such assignee or
          sublessee of the obligations of Lessee under this Lease, (ii) release
          Lessee of any

|                                                                                                                                                                                            
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|obligations hereunder, or (iii) alter the primary liability
          of Lessee for the payment of Rent or for the performance of any other
          obligations to be performed by Lessee.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Lessor may accept Rent or performance of Lessees obligations from any
          person other than Lessee pending approval or disapproval of an assignment.
          Neither a delay in the approval or disapproval of such assignment nor the
          acceptance of Rent or performance shall constitute a waiver or estoppel of
          Lessors right to exercise its remedies for Lessees Default or
          Breach.

|                                                                                                                                                       
|-------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Lessors consent to any assignment or subletting shall not constitute a
          consent to any subsequent assignment or subletting.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)    
          In the event of any Default or Breach by Lessee, Lessor may proceed directly
          against Lessee, any Guarantors or anyone else responsible for the performance of
          Lessees obligations under this Lease, including any assignee or sublessee,
          without first exhausting Lessors remedies against any other person or
          entity responsible therefore to Lessor, or any security held by Lessor.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          Each request for consent to an assignment or subletting shall be I n writing,
          accompanied by information relevant to Lessors determination as to the
          financial and operational responsibility and appropriateness of the proposed
          assignee or sublessee, including but not limited to the intended use and/or
          required modification of the Premises, if any, together with a fee of $500 as
          consideration for Lessors considering and processing said request. Lessee
          agrees to provide Lessor with such other or additional information and/or
          documentation as may be reasonably requested. (See also Paragraph 36).

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(f)    
          Any assignee of, or sublessee under, this Lease shall, by reason of accepting
          such assignment or entering into such sublease, be deemed to have assumed and
          agreed to conform and comply with each and every term, covenant, condition and
          obligation herein to be observed or performed by Lessee during the term of said
          assignment or sublease, other than such obligations as are contrary to or
          inconsistent with provisions of an assignment or sublease to which Lessor has
          specifically consented to in writing.

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|                                                                                                                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(g)    
          Lessors consent to any assignment or subletting shall not transfer to the
          assignee or sublessee any Option granted to the original Lessee by this Lease
          unless such transfer is specifically consented to by Lessor in writing. (See
          Paragraph 39.2).

|                                                                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|12.3
    Additional Terms and Conditions Applicable to Subletting.   The following terms and
conditions shall apply to any subletting by Lessee of all or any part of the Premises and
shall be deemed included in all subleases under this lease whether or not expressly
incorporated therein:

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Lessee hereby assigns and transfers to Lessor all of Lessees interest in
          all Rent payable on any sublease, and Lessor may collect such Rent and apply
          same toward Lessees obligations under this Lease; provided, however, that
          until a Breach shall occur in the performance of Lessees obligations,
          Lessee may collect said Rent. In the event that the amount collected by Lessor
          exceeds Lessees obligations any such excess shall be refunded to Lessee.
          Lessor shall not, by reason of the foregoing or any assignment of such sublease,
          nor by reason of the collection of Rent, be deemed liable to the sublessee for
          any failure of Lessee to perform and comply with any of Lessees
          obligations to such sublessee. Lessee hereby irrevocably authorizes and directs
          any such sublessee, upon receipt of a written notice from Lessor stating that a
          Breach exists in the performance of Lessees obligations under this Lease,
          to pay to Lessor all Rent due and to become due under the sublease. Sublessee
          shall rely upon any such notice from Lessor and shall pay all Rents to Lessor
          without any obligation or right to inquire as to whether such Breach exists,
          notwithstanding any claim from Lessee to the contrary.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          In the event of a Breach by Lessee, Lessor may, at its option, require sublessee
          to attorn to Lessor, in which event Lessor shall undertake the obligations of
          the sublessor under such sublease from the time of the exercise of said option
          to the expiration of such sublease; provided, however, Lessor shall not be
          liable for any prepaid rents or security deposit paid by such sublessee to such
          sublessor or for any prior Defaults or Breaches of such sublessor.

|                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Any matter requiring the consent of the sublessor under a sublease shall also
          require the consent of Lessor.

|                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------
|(d)    
          No sublessee shall further assign or sublet all or any part of the Premises
          without Lessors prior written consent.

|                                                                                                                                                                                                                                                                                                                                                                                                         
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the
          sublessee, who shall have the right to cure the Default of Lessee within the
          grace period, if any, specified in such notice. The sublessee shall have a right
          of reimbursement and offset from and against Lessee for any such Defaults cured
          by the sublessee.

|                                 
|---------------------------------
|13.    Default; Breach;
Remedies.

|                                                                                                                                                                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.1
    Default; Breach.   A Default is defined as a failure by the Lessee to
comply with or perform any of the terms, covenants, conditions or Rules and Regulations
under this Lease. A Breach is defined as the occurrence of one or more of the
following Defaults, and the failure of Lessee to cure such Default within any applicable
grade period:

|                                                                                                                                                                                                                                                                                                                                                                                    
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          The abandonment of the Premises; or the vacating of the Premises without
          providing a commercially reasonable level of security, or where the coverage of
          the property insurance described in Paragraph 8.3 is jeopardized as a result
          thereof, or without providing reasonable assurances to minimize potential
          vandalism.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          The failure of Lessee to make any payment of Rent or any Security Deposit
          required to be made by Lessee hereunder, whether to Lessor or to a third party,
          when due, to provide reasonable evidence of insurance or surety bond, or to
          fulfill any obligation under this Lease which endangers or threatens life or
          property, where such failure continues for a period of 3 business days following
          written notice to Lessee.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          The failure by Lessee to provide (i) reasonable written evidence of
          compliance with Applicable Requirements, (ii) the service contracts,
          (iii) the rescission of an unauthorized assignment or subletting,
          (iv) an Estoppel Certificate, (v) a requested subordination,
          (vi) evidence concerning any guaranty and/or Guarantor, (vii) any
          document requested under Paragraph 42, (viii) material safety data sheets
          (MSDS), or (ix) any other documentation or information which Lessor may
          reasonably require of Lessee under the terms of this Lease, where any such
          failure continues for a period of 10 days following written notice to Lessee.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(d)    
          A Default by Lessee as to the terms, covenants, conditions or provisions of this
          Lease, or of the rules adopted under Paragraph 40 hereof, other than those
          described in subparagraphs 13.1(a), (b) or (c), above, where such Default
          continues for a period of 30 days after written notice; provided, however, that
          if the nature of Lessees Default is such that more than 30 days are
          reasonably required for its cure, then it shall not be deemed to be a Breach if
          Lessee commences such cure within said 30 day period and thereafter diligently
          prosecutes such cure to completion.

|                                                                                                                                                                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(e)    
          The occurrence of any of the following events: (i) the making of any
          general arrangement or assignment for the benefit of creditors;
          (ii) becoming a debtor as defined in 11 U.S.C. § 101
          or any successor statute thereto (unless, in

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|the case of a petition filed
          against Lessee, the same is dismissed within 60 days); (iii) the appointment
          of a trustee or receiver to take possession of substantially all of
          Lessees assets located at the Premises or of Lessees interest in
          this Lease, where possession is not restored to Lessee within 30 days; or
          (iv)  the attachment, execution or other judicial seizure of substantially
          all of Lessees assets located at the Premises or of Lessees interest
          in this Lease, where such seizure is not discharged within 30 days; provided,
          however, in the event that any provision of this subparagraph (a) is contrary to
          any applicable law, such provision shall be of no force or effect, and not
          affect the validity of the remaining provisions.

|                                                                                                                                          
|------------------------------------------------------------------------------------------------------------------------------------------
|(f)    
          The discovery that any financial statement of Lessee or of any Guarantor given
          to Lessor was materially false.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(g)    
          If the performance of Lessees obligations under this Lease is guaranteed:
          (i) the death of a Guarantor, (ii) the termination of a
          Guarantors liability with respect to this Lease other than in accordance
          with the terms of such guaranty, (iii) a Guarantors becoming
          insolvent or the subject of a bankruptcy filing, (iv) a Guarantors
          refusal to honor the guaranty, or (v) a Guarantors breach of its
          guaranty obligation on an anticipatory basis, and Lessees failure, within
          60 days following written notice of any such event, to provide written
          alternative assurance or security, which, when coupled with the then existing
          resources of Lessee, equals or exceeds the combined financial resources of
          Lessee and the Guarantors that existed at the time of execution of this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.2
    Remedies.  If Lessee fails to perform any of its affirmative duties or obligations,
within 10 days after written notice (or in case of an emergency, without notice) Lessor
may, at its option, perform such duty or obligation on Lessees behalf, including but
not limited to the obtaining of reasonably required bonds, insurance policies, or
governmental licenses, permits or approvals. Lessee shall pay to Lessor an amount equal to
115% of the costs and expenses incurred by Lessor in such performance upon receipt of an
invoice therefore. In the event of a Breach, Lessor may, with or without further notice or
demand, and without limiting Lessor in the exercise of any right or remedy which Lessor
may have by reason of such Breach:

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Terminate Lessees right to possession of the Premises by any lawful means,
          in which case this Lease shall terminate and Lessee shall immediately surrender
          possession to Lessor. In such event Lessor shall be entitled to recover from
          Lessee: (i) the unpaid Rent which had been earned at the time of
          termination; (ii) the worth at the time of award of the amount by which the
          unpaid rent which would have been earned after termination until the time of
          award exceeds the amount of such rental loss that the Lessee proves could have
          been reasonably avoided; (iii) the worth at the time of award of the amount
          by which the unpaid rent for the balance of the term after the time of award
          exceeds the amount of such rental loss that the Lessee proves could be
          reasonable avoided; and (iv) any other amount necessary to compensate
          Lessor for all the detriment proximately caused by the Lessees failure to
          perform its obligations under this Lease or which in the ordinary course of
          things would be likely to result therefrom, including but not limited to the
          cost of recovering possession of the Premises, expenses of reletting, including
          necessary renovation and alteration of the Premises, reasonable attorneys
          fees, and that portion of any leasing commission paid by Lessor in connection
          with this Lease applicable to the unexpired term of this Lease. The worth at the
          time of award of the amount referred to in provision (iii) of the immediately
          preceding sentence shall be computed by discounting such amount at the discount
          rate of the Federal Reserve Bank of the District within which the Premises are
          located at the time of award plus one percent. Efforts by Lessor to mitigate
          damages caused by Lessees Breach of this Lease shall not waive
          Lessors right to recover damages under Paragraph 12. If termination of
          this Lease is obtained through the provisional remedy of unlawful detainer,
          Lessor shall have the right to recover in such proceeding any unpaid Rent and
          damages as are recoverable therein, or Lessor may reserve the right to recover
          all or any part thereof in a separate suit. If a notice and grace period
          required under Paragraph 13.1 was not previously given, a notice to pay rent or
          quit, or to perform or quit given to Lessee under the unlawful detainer statute
          shall also constitute the notice required by Paragraph 13.1. In such case, the
          applicable grace period required by Paragraph 13.1 and the unlawful detainer
          statute shall run concurrently, and the failure of Lessee to cure the Default
          within the greater of the two such grace periods shall constitute both an
          unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
          provided for in this Lease and/or by said statute.

|                                                                                                                                                                                                                                                                                                                                                                                                                                
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Continue the Lease and Lessees right to possession and recover the Rent as
          it becomes due, in which event Lessee may sublet or assign, subject only to
          reasonable limitations. Acts of maintenance, efforts to relet, and/or the
          appointment of a receiver to protect the Lessors interests, shall not
          constitute a termination of the Lessees right to possession.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Pursue any other remedy now or hereafter available under the laws or judicial
          decisions of the state wherein the Premises are located. The expiration or
          termination of this Lease and/or the termination of Lessees right to
          possession shall not relieve Lessee from liability under any indemnity
          provisions of this Lease as to matters occurring or accruing during the term
          hereof or by reason of Lessees occupancy of the Premises.

|                                                                                                                                                                                                                                                     
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.3
    Inducement Recapture.   Any agreement for free or abated rent or other charges, or
for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement
or consideration for Lessees entering into this Lease, all of

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|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|which concessions are
hereinafter referred to as Inducement Provisions, shall be deemed
conditioned upon Lessees full and faithful performance of all of the terms,
covenants and conditions of this Lease. Upon Breach of this Lease by Lessee, any such
Inducement Provision shall automatically be deemed deleted from this Lease and of no
further force or effect, and any rent, other charge, bonus, inducement or consideration
theretofore abated, given or paid by Lessor under such an Inducement Provision shall be
immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of
said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which
initiated the operation of this paragraph shall not be deemed a waiver by Lessor of the
provisions of this paragraph unless specifically so stated in writing by Lessor at the
time of such acceptance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.4
    Late Charges.   Lessee hereby acknowledges that late payment by Lessee of Rent will
cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will
be extremely difficult to ascertain. Such costs include, but are not limited to,
processing and accounting charges, and late charges which may be imposed upon Lessor by any
Lender. Accordingly, if any Rent shall not be received by Lessor within 5 days after such
amount shall be due, then, without any requirement for notice to Lessee, Lessee shall
immediately pay to Lessor a one-time late charge equal to 10% of each such overdue amount
or $100, whichever is greater. The Parties hereby agree that such late charge represents a
fair and reasonable estimate of the costs Lessor will incur by reason of such late
payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of
Lessees Default or Breach with respect to such overdue amount, nor prevent the
exercise of any of the other rights and remedies granted hereunder. In the event that a
late charge is payable hereunder, whether or not collected, for 3 consecutive installments
of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent
shall, at Lessors option, become due and payable quarterly in advance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.5
    Interest.   Any monetary payment due Lessor hereunder, other than late charges, not
received by Lessor, when due as to scheduled payments (such as Base Rent) or within 30
days following the date on which it was due for non-scheduled payment, shall bear interest
from the date when due, as to scheduled payments, or the 31st day after it was due as to
non-scheduled payments. The interest (Interest) charged shall be
computed at the rate of 10% per annum but shall not exceed the maximum rate allowed by
law. Interest is payable in addition to the potential late charge provided for in
Paragraph 13.4.

|                          
|--------------------------
|13.6
    Breach by Lessor.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Notice of Breach. Lessor shall not be deemed in breach of this Lease
          unless Lessor fails within a reasonable time to perform an obligation required
          to be performed by Lessor. For purposes of this Paragraph, a reasonable time
          shall in no event be less than 30 days after receipt by Lessor, and any Lender
          whose name and address shall have been furnished Lessee in writing for such
          purpose, of written notice specifying wherein such obligation of Lessor has not
          been performed; provided, however, that if the nature of Lessors
          obligation is such that more than 30 days are reasonably required for its
          performance, then Lessor shall not be in breach if performance is commenced
          within such 30 day period and thereafter diligently pursued to completion.

|                                                                                                                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Performance by Lessee on Behalf of Lessor. In the event that neither
          Lessor nor Lender cures said breach within 30 days after receipt of said notice,
          or if having commenced said cure they do not diligently pursue it to

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|completion,
          then Lessee may elect to cure said breach at Lessees expense and offset
          from Rent the actual and reasonable cost to perform such cure, provided however,
          that such offset shall not exceed an amount equal to the greater of one
          months Base Rent or the Security Deposit, reserving Lessees right to
          seek reimbursement from Lessor. Lessee shall document the cost of said cure and
          supply said documentation to Lessor.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|14.    
          Condemnation.   If the Premises or any portion thereof are taken under the
          power of eminent domain or sold under the threat of the exercise of said power
          (collectively Condemnation), this Lease shall terminate as to
          the part taken as of the date the condemning authority takes title or
          possession, whichever first occurs. If more than 10% of the Building, or more
          than 25% of that portion of the Premises not occupied by any building, is taken
          by Condemnation, Lessee may, at Lessees option, to be exercised in writing
          within 10 days after Lessor shall have given Lessee written notice of such
          taking (or in the absence of such notice, within 10 days after the condemning
          authority shall have taken possession) terminate this Lease as of the date the
          condemning authority takes possession. If Lessee does not terminate this Lease
          in accordance with the foregoing, this Lease shall remain in full force and
          effect as to the portion of the Premises remaining, except that the Base Rent
          shall be reduced in proportion to the reduction in utility of the Premises
          caused by such Condemnation. Condemnation awards and/or payments shall be the
          property of Lessor, whether such award shall be made as compensation for
          diminution in value of the leasehold, the value of the part taken, or for
          severance damages; provided, however, that Lessee shall be entitled to any
          compensation for Lessees relocation expenses, loss of business goodwill
          and/or Trade Fixtures, without regard to whether or not this Lease is terminated
          pursuant to the provisions of this Paragraph. All Alterations and Utility
          Installations made to the Premises by Lessee, for purposes of Condemnation only,
          shall be considered the property of the Lessee and Lessee shall be entitled to
          any and all compensation which is payable therefor. In the event that this Lease
          is not terminated by reason of the Condemnation, Lessor shall repair any damage
          to the Premises caused by such Condemnation.

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|                       
|-----------------------
|15.     Brokerage Fees.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|15.1
    Additional Commission.   In addition to the payments owed pursuant to Paragraph 1.9
above, and unless Lessor and the Brokers otherwise agree in writing, Lessor agrees that:
(a) if Lessee exercises any Option, (b) if Lessee acquires any rights to the Premises or
other premises owned by Lessor and located within the same Project, if any, within which
the Premises is located, (c) if Lessee remains in possession of the Premises, with the
consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased,
whether by agreement or operation of an escalation clause herein, then, Lessor shall pay
Brokers a fee in accordance with the schedule of the Brokers in effect at the time of the
execution of this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|15.2
    Assumption of Obligations.   Any buyer or transferee of Lessors interest in
this Lease shall be deemed to have assumed Lessors obligation hereunder. Brokers
shall be third party beneficiaries of the provisions of Paragraphs 1.9, 15, 22 and 31. If
Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to
this Lease when due, then such amounts shall accrue interest. In addition, if Lessor fails
to pay any amounts to Lessees Broker when due, Lessees Broker may send written
notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within
10 days after said notice, Lessee shall pay said monies to its Broker and offset such
amounts against Rent. In addition, Lessees Broker shall be deemed to be a third
party beneficiary of any commission agreement entered into by and/or between Lessor and
Lessors Broker for the limited purpose of collecting any brokerage fee owed.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|15.3
    Representations and Indemnities of Broker Relationships.   Lessee and Lessor each
represent and warrant to the other that it has had no dealings with any person, firm,
broker or finder (other than the Brokers, if any) in connection with this Lease, and that
no one other than said named Brokers is entitled to any commission or finders fee in
connection herewith. Lessee and Lessor do each hereby agree to indemnify, protect, defend
and hold the other harmless from and against liability for compensation or charges which
may be claimed by any such unnamed broker, finder or other similar party by reason of any
dealings or actions of the indemnifying Party, including any costs, expenses,
attorneys fees reasonably incurred with respect thereto.

|                              
|------------------------------
|16.     Estoppel
Certificates.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Each Party (as Responding Party) shall within 10 days after
          written notice from the other Party (the Requesting Party)
          execute, acknowledge and deliver to the Requesting Party a statement in writing
          in form similar to the then most current Estoppel Certificate
          form published by the AIR Commercial Real Estate Association, plus such
          additional information, confirmation and/or statements as may be reasonably
          requested by the Requesting Party.

|                                                                                                                                                                                                                                                                   
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          If the Responding Party shall fail to execute or deliver the Estoppel
          Certificate within such 10 day period, the Requesting Party may execute an
          Estoppel Certificate stating that: (i) the Lease is in full force and effect

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|without modification except as may be represented by the Requesting Party, (ii)
          there are no uncured defaults in the Requesting Partys performance, and
          (iii) if Lessor is the Requesting Party, not more than one months rent has
          been paid in advance. Prospective purchasers and encumbrances may rely upon the
          Requesting Partys Estoppel Certificate, and the Responding Party shall be
          estopped from denying the truth of the facts contained in said Certificate.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          If Lessor desires to finance, refinance, or sell the Premises, or any part
          thereof, Lessee and all Guarantors shall deliver to any potential lender or
          purchaser designated by Lessor such financial statements as may be reasonably
          required by such lender or purchaser, including but not limited to Lessees
          financial statements for the past 3 years. All such financial statements shall
          be received by Lessor and such lender or purchaser in confidence and shall be
          used only for the purposes herein set forth.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|17.    
          Definition of Lessor.   The term Lessor as used herein
          shall mean the owner or owners at the time in question of the fee title to the
          Premises, or, if this is a sublease, of the Lessees interest in the prior
          lease. In the event of a transfer of Lessors title or interest in the
          Premises or this Lease, Lessor shall deliver to the transferee or assignee (in
          cash or by credit) any unused Security Deposit held by Lessor. Except as
          provided in Paragraph 15, upon such transfer or assignment and delivery of the
          Security Deposit, as aforesaid, the prior Lessor shall be relieved of all
          liability with respect to the obligations and/or covenants under this Lease
          thereafter to be performed by the Lessor. Subject to the foregoing, the
          obligations and/or covenants in this Lease to be performed by the Lessor shall
          be binding only upon the Lessor as hereinabove defined.

|                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|18.    
          Severability.   The invalidity of any provision of this Lease, as
          determined by a court of competent jurisdiction, shall in no way affect the
          validity of any other provision hereof.

|                                                                                                                                                                         
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|19.    
          Days.   Unless otherwise specifically indicated to the contrary, the word
          days as used in this Lease shall mean and refer to calendar days.

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|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|20.    
          Limitation on Liability.   The obligations of Lessor under this Lease shall
          not constitute personal obligations of Lessor or its partners, members,
          directors, officers or shareholders, and Lessee shall look to the Premises, and
          to no other assets of Lessor, for the satisfaction of any liability of Lessor
          with respect to this Lease, and shall not seek recourse against Lessors
          partners, members, directors, officers or shareholders, or any of their personal
          assets for such satisfaction.

|                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|21.    
          Time of Essence.   Time is of the essence with respect to the performance
          of all obligations to be performed or observed by the Parties under this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|22.    
          No Prior or Other Agreements; Broker Disclaimer. The Lease contains all
          agreements between the Parties with respect to any matter mentioned herein, and
          no other prior contemporaneous agreement or understanding shall be effective.
          Lessor and Lessee each represents and warrants to the Brokers that it has made,
          and is relying solely upon, its own investigation as to the nature, quality,
          character and financial responsibility of the other Party to this Lease and as
          to the use, nature, quality and character of the Premises. Brokers have no
          responsibility with respect thereto or with respect to any default or breach
          hereof by either Party. The liability (including court costs and attorneys
          fees), of any Broker with respect to negotiation, execution, delivery or
          performance by either Lessor or Lessee under this Lease or any amendment or
          modification hereto shall be limited to an amount up to the fee received by such
          Broker pursuant to this Lease; provided, however, that the foregoing limitation
          on each Brokers liability shall not be applicable to any gross negligence
          or willful misconduct of such Broker.

|                          
|--------------------------
|23.    
          Notices.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|23.1
    Notice Requirements.   All notices required or permitted by this Lease or applicable
law shall be in writing and may be delivered in person (by hand or by courier) or may be
sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with
postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if
served in a manner specified in this Paragraph 23. The addresses noted adjacent to a
Partys signature on this Lease shall be that Partys address for delivery or
mailing of notices. Either Party may by written notice to the other specify a different
address for notice, except that upon Lessees taking possession of the Premises, the
Premises shall constitute Lessees address for notice. A copy of all notices to
Lessor shall be concurrently transmitted to such party or parties at such addresses as
Lessor may from time to time hereafter designate in writing.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|23.2
    Date of Notice.   Any notice sent by registered or certified mail, return receipt
requested, shall be deemed given on the date of delivery shown on the receipt card, or if
no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall
be deemed given 48 hours after the same is addressed as required herein and mailed with
postage prepaid. Notices delivered by United States Express Mail or overnight courier that
guarantee next day deliver shall be deemed given 24 hours after delivery of the same to
the Postal Service or courier. Notices transmitted by facsimile transmission or similar
means shall be deemed delivered upon telephone confirmation of receipt (confirmation
report from fax machine is sufficient), provided a copy is also delivered via delivery or
mail. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed
received on the next business day.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|24.    
          Waivers.   No waiver by Lessor of the Default or Breach of any term,
          covenant or condition hereof by Lessee, shall be deemed a waiver of any other
          term, covenant or condition hereof, or of any subsequent Default or Breach by
          Lessee of the same or of any other term, covenant or condition hereof.
          Lessors consent to, or approval of, any act shall not be deemed to render
          unnecessary the obtaining of Lessors consent to, or approval of, any
          subsequent or similar act by Lessee, or be construed as the basis of an estoppel
          to enforce the provision or provisions of this Lease requiring such consent. The
          acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by
          Lessee. Any payment by Lessee may be accepted by Lessor on account of moneys or
          damages due Lessor, notwithstanding any qualifying statements or conditions made
          by Lessee in connection therewith, which such statements and/or conditions shall
          be of no force or effect whatsoever unless specifically agreed to in writing by
          Lessor at or before the time of deposit of such payment.

|                                                                             
|-----------------------------------------------------------------------------
|25.    Disclosures
Regarding The Nature of a Real Estate Agency Relationship.

|                                                                                                                                                                                                                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          When entering into a discussion with a real estate agent regarding a real estate
          transaction, a Lessor or Lessee should from the outset understand what type of
          agency relationship or representation it has with the agent or agents in the
          transaction. Lessor and Lessee acknowledge being advised by the Brokers in this
          transaction, as follows:

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(i)    
          Lessors Agent. A Lessors agent under a listing agreement with
          the Lessor acts as the agent for the Lessor only. A Lessors agent or
          subagent has the following affirmative obligations: To the Lessor: A
          fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with
          the Lessor. To the Lessee and the Lessor: a. Diligent exercise of
          reasonable skills and care in performance of the agents duties. b. A duty
          of honesty and fair dealing and good faith. c. A duty

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|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|to disclose all facts
          known to the agent materially affecting the value or desirability of the
          property that are not known to, or within the diligent attention and observation
          of, the Parties. An agent is not obligated to reveal to either Party any
          confidential information obtained from the other Party which does not involve
          the affirmative duties set forth above.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(ii)    
          Lessees Agent. An agent can agree to act as agent for the Lessee
          only. In these situations, the agent is not the Lessors agent, even if by
          agreement the agent may receive compensation for services rendered, either in
          full or in part from the Lessor. An agent acting only for a Lessee has the
          following affirmative obligations. To the Lessee: A fiduciary duty of
          utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To
          the Lessee and the Lessor: a. Diligent exercise of reasonable skills and
          care in performance of the agents duties. b. A duty of honest and fair
          dealing and good faith. c. A duty to disclose all facts known to the agent
          materially affecting the value or desirability of the property that are not
          known to, or within the diligent attention and observation of, the Parties. An
          agent is not obligated to reveal to either Party any confidential information
          obtained from the other Party which does not involve the affirmative duties set
          forth above.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(iii)    
          Agent Representing Both Lessor and Lessee. A real estate agent, either
          acting directly or through one or more associate licenses, can legally be the
          agent of both the Lessor and the Lessee in a transaction, but only with the
          knowledge and consent of both the Lessor and the Lessee. In a dual agency
          situation, the agent has the following affirmative obligations to both the
          Lessor and the Lessee: a. A fiduciary duty of utmost care, integrity, honesty
          and loyalty in the dealings with either Lessor or the Lessee. b. Other duties to
          the Lessor and the Lessee as stated above in subparagraphs (i) or (ii). In
          representing both Lessor and Lessee, the agent may not without the express
          permission of the respective Party, disclose to the other Party that the Lessor
          will accept rent in an amount less than that indicated in the listing or that
          the Lessee is willing to pay a higher rent than that offered. The above duties
          of the agent in a real estate transaction do not relieve a Lessor or Lessee from
          the responsibility to protect their own interests. Lessor and Lessee should
          carefully read all agreements to assure that they adequately express their
          understanding of the transaction. A real estate agent is a person qualified to
          advise about real estate. If legal or tax advice is desired, consult a competent
          professional.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          Brokers have no responsibility with respect to any default or breach hereof by
          either Party. The liability (including court costs and attorneys fees), of
          any Broker with respect to any breach of duty, error or omission relating to
          this Lease shall not exceed the fee received by such Broker pursuant to this
          Lease; provided, however, that the foregoing limitation on each Brokers
          liability shall not be applicable to any gross negligence or willful misconduct
          of such Broker.

|                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          Lessor and Lessee agree to identify to Brokers as Confidential any
          communication or information given Brokers that is considered by such Party to
          be confidential.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|26.    
          No Right To Holdover.   Lessee has no right to retain possession of the
          Premises or any part thereof beyond the expiration or termination of this Lease.
          In the event that Lessee holds over, then the Base Rent shall be increased to
          150% of the Base Rent applicable immediately preceding the expiration or
          termination. Nothing contained herein shall be construed as consent by Lessor to
          any holding over by Lessee.

|                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|27.    
          Cumulative Remedies.   No remedy or election hereunder shall be deemed
          exclusive but shall, wherever possible, be cumulative with all other remedies at
          law or in equity.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|28.    
          Covenants and Conditions; Construction of Agreement.   All provisions of
          this Lease to be observed or performed by Lessee are both covenants and
          conditions. In construing this Lease, all headings and titles are for the
          convenience of the Parties only and shall not be considered a part of this
          Lease. Whenever required by the context, the singular shall include the plural
          and vice versa. This Lease shall not be construed as if prepared by one of the
          Parties, but rather according to its fair meaning as a whole, as if both Parties
          had prepared it.

|                                                                                                                                                                                                                                                                                                                                                                                                               
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|29.    
          Binding Effect; Choice of Law.   This Lease shall be binding upon the
          Parties, their personal representatives, successors and assigns and be governed
          by the laws of the State in which the Premises are located. Any litigation
          between the Parties hereto concerning this Lease shall be initiated in the
          county in which the Premises are located.

|                                              
|----------------------------------------------
|30.Subordination; Attornment; Non-Disturbance.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|30.1
    Subordination.   This Lease and any Option granted hereby shall be subject and
subordinate to any ground lease, mortgage, deed of trust, or other hypothecation or
security device (collectively, Security Device), now or hereafter
placed upon the Premises, to any and all advances made on the security thereof, and to all
renewals, modifications, and extensions thereof. Lessee agrees that the holders of any
such Security Devices (in this Lease together referred to as Lender)
shall have no liability or obligation to perform any of the obligations of Lessor under
this Lease. Any Lender may

|         |               |         
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|                                                                                                                                                                                                                                                                                                                      
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|elect to have this Lease and/or any Option granted hereby
superior to the lien of its Security Device by giving written notice thereof to Lessee,
whereupon this Lease and such Options shall be deemed prior to such Security Device,
notwithstanding the relative dates of the documentation or recordation thereof.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|30.2
    Attornment.   In the event that Lessor transfers title to the Premises, or the
Premises are acquired by another upon the foreclosure or termination of a Security Device
to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance
provisions of Paragraph 30.3, attorn to such new owner, and upon request, enter into a new
lease, containing all of the terms and provisions of this Lease, with such new owner for
the remainder of the term hereof, or, at the election of such new owner, this Lease shall
automatically become a new Lease between Lessee and such new owner, upon all of the terms
and conditions hereof, for the remainder of the term hereof, and (ii) Lessor shall
thereafter be relieved of any further obligations hereunder and such new owner shall
assume all of Lessors obligations hereunder, except that such new owner shall not:
(a) be liable for any act or omission of any prior lessor or with respect to events
occurring prior to acquisition of ownership; (b) be subject to any offsets or
defenses which Lessee might have against any prior lessor, (c) be bound by prepayment
of more than one months rent, or (d) be liable for the return of any security
deposit paid to any prior lessor.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|30.3
    Non-Disturbance.   With respect to Security Devices entered into by lessor after the
execution of this Lease, Lessees subordination of this Lease shall be subject to
receiving a commercially reasonable non-disturbance agreement (a Non-Disturbance
Agreement) from the Lender which Non-Disturbance Agreement provides that
Lessees possession of the Premises, and this Lease, including any options to extend
the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and
attorns to the record owner of the Premises. Further, within 60 days after the execution
of this Lease, Lessor shall use its commercially reasonable efforts to obtain a
Non-Disturbance Agreement from the holder of any pre-existing Security Device which is
secured by the Premises. In the event that Lessor is unable to provide the Non-Disturbance
Agreement within said 60 days, then Lessee may, at Lessees option, directly contact
Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance
Agreement.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|30.4
    Self-Executing.   The agreement contained in this Paragraph 30 shall be effective
without the execution of any further documents; provided, however, that, upon written
request from Lessor or a Lender in connection with a sale, financing or refinancing of the
Premises, Lessee and Lessor shall execute such further writings as may be reasonably
required to separately document any subordination, attornment and/or Non-Disturbance
Agreement provided for herein.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|31.    
Attorneys Fees.  If any Party or Broker brings an action or
proceeding involving the Premises whether founded in tort, contract or equity,
or to declare rights hereunder, the Prevailing Party (as hereafter defined) in
any such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys fees. Such fees may be awarded in the same suit or  recovered in
a separate suit, whether or not such action or proceeding is pursued to decision
or judgment. The term, Prevailing Party shall include, without
limitation, a Party or Broker who substantially obtains or defeats the relief
sought, as the case may be, whether by compromise, settlement, judgment, or the
abandonment by the other Party or Broker of its claim or defense. The
attorneys fees award shall not be computed in accordance with any court
fee schedule, but shall be such as to fully reimburse all attorneys fees
reasonably incurred. In addition, Lessor shall be entitled to attorneys
fees, costs and expenses incurred in the preparation and service of notices of
Default and consultations in connection therewith, whether or not a legal action
is subsequently commenced in connection with such Default or resulting Breach
($200 is a reasonable minimum per occurrence for such services and
consultation).

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|32.    
Lessors Access; Showing Premises; Repairs.  Lessor and Lessors
agents shall have the right to enter the Premises at any time, in the case of an
emergency, and otherwise at reasonable times after reasonable prior notice for
the purpose of showing the same to prospective purchasers, lenders, or tenants,
and making such alterations, repairs, improvements or additions to the Premises
as Lessor may deem necessary or desirable and the erecting, using and
maintaining of utilities, services, pipes and conduits through the Premises
and/or other premises as long as there is no material adverse effect to
lessees use of the Premises. All such activities shall be without
abatement of rent or liability to Lessee.

|                                                                                                                                                                                                                                                                    
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|33.    
Auctions.  Lessee shall not conduct, nor permit to be conducted, any
auction upon the Premises without Lessors prior written consent. Lessor
shall not be obligated to exercise any standard of reasonableness in determining
whether to permit an auction.

|                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|34.    
Signs.  Lessor may place on the Premises ordinary For Sale
signs at any time and ordinary For Lease signs during the last 6
months of the term hereof. Except for ordinary for sublease signs,
Lessee shall not place any sign upon the Premises without Lessors prior
written consent. All signs must comply with all Applicable Requirements.

|         |               |         
|-------- | ------------- | --------
|         |               |         
|         |               |         
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|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|35.    
Termination; Merger.  Unless specifically stated otherwise in writing by
Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual
termination or cancellation hereof, or a termination hereof by Lessor for Breach
by Lessee, shall automatically terminate any sublease or lesser estate in the
Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies. Lessors failure within 10 days following any such
event to elect to the contrary by written notice to the holder of any such
lesser interest, shall constitute Lessors election to have such event
constitute the termination of such interest.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|36.    
Consents.  Except as otherwise provided herein, wherever in this Lease the
consent of a Party is required to an act by or for the other Party, such consent
shall not be unreasonably withheld or delayed. Lessors actual reasonable
costs and expenses including but not limited to architects, attorneys,
engineers and other consultants fees) incurred in the consideration
of, or response to, a request by Lessee for any Lessor consent, including but
not limited to consents to an assignment, a subletting or the presence or use of
a Hazardous Substance, shall be paid by Lessee upon receipt of an invoice and
supporting documentation therefore. Lessors consent to any act, assignment
or subletting shall not constitute an acknowledgment that no Default or Breach
by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any
then existing Default or Breach, except as may be otherwise specifically stated
in writing by Lessor at the time of such consent. The failure to specify herein
any particular condition to Lessors consent shall not preclude the
imposition by Lessor at the time of consent of such further or other conditions
as are then reasonable with reference to the particular matter for which consent
is being given. In the event that either Party disagrees with any determination
made by the other hereunder and reasonably requests the reasons for such
determination, the determining party shall furnish its reasons in writing and in
reasonable detail within 10 business days following such request.

|                 
|-----------------
|37.    Guarantor.

|                                                                                                                                                                                                                                                  
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|37.1
    Execution.   The Guarantors, if any, shall each execute a guaranty in the form most
recently published by the AIR Commercial Real Estate Association, and each such
Guarantor shall have the same obligations as Lessee under this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|37.2
    Default.   It shall constitute a Default of the Lessee if any Guarantor fails or
refuses, upon request to provide: (a) evidence of the execution of the guaranty,
including the authority of the party signing on Guarantors behalf to obligate
Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of
its board of directors authorizing the making of such guaranty, (b) current financial
statements, (c) an Estoppel Certificate, or (d) written confirmation that the
guaranty is still in effect.

|                                                                                                                                                                                                                                                                                                     
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|38.    
Quiet Possession.  Subject to payment by Lessee of the Rent and
performance of all of the covenants, conditions and provisions on Lessees
part to be observed and performed under this Lease, Lessee shall have quiet
possession and quiet enjoyment of the Premises during the term hereof.

|                                                                                                              
|--------------------------------------------------------------------------------------------------------------
|39.    
Options.  If Lessee is granted an Option, as defined below, then the
following provisions shall apply:

|                                                                                                                                                                                                                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|39.1
    Definition.   Option shall mean: (a) the right to extend the term of
or renew this Lease or to extend or renew any lease that Lessee has on other property of
Lessor; (b) the right of first refusal or first offer to lease either the Premises or
other property of Lessor; (c) the right to purchase or the right of first refusal to
purchase the Premises or other property of Lessor.

|                                                                                                                                                                                                                                                                                                                                                                                                           
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|39.2
    Options Personal To Original Lessee. Any Option granted to Lessee in this Lease is
personal to the original Lessee, and cannot be assigned or exercised by anyone other than
said original Lessee and only while the original Lessee is in full possession of the
Premises and, if requested by Lessor, with Lessee certifying that Lessee has no intention
of thereafter assigning or subletting.

|                                                                                                                                                                                                      
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|39.3
    Multiple Options.   In the event that Lessee has any multiple Options to extend or
renew this Lease, a later Option cannot be exercised unless the prior Options have been
validly exercised.

|                                      
|--------------------------------------
|39.4
    Effect of Default on Options.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          Lessee shall have no right to exercise an Option: (i) during the period
          commencing with the giving of any notice of Default and continuing until said
          Default is cured, (ii) during the period of time any Rent is unpaid
          (without regard to whether notice thereof is given Lessee), (iii) during
          the time Lessee is in Breach of this Lease, or (iv) in the event that lee
          has been given 3 or more notices of separate Default, whether or not the
          Defaults are cured, during the 12 month period immediately preceding the
          exercise of the Option.

|                                                                                                                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          The period of time within which an Option may be exercised shall not be extended
          or enlarged by reason of Lessees inability to exercise an Option because
          of the provisions of Paragraph 39.4(a).

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|-------- | ------------- | --------
|         |               |         
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|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          An Option shall terminate and be of no further force or effect, notwithstanding
          Lessees due and timely exercise of the Option, if, after such exercise and
          prior to the commencement of the extended term or completion of the purchase,
          (i) Lessee fails to pay Rent for a period of 30 days after such Rent
          becomes due (without any necessity of Lessor to give notice thereof), or
          (ii) if Lessee commits a Breach of this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|40.    
Multiple Buildings.  If the Premises are a part of a group of buildings
controlled by Lessor, Lessee agrees that it will abide by and conform to all
reasonable rules and regulations which Lessor may make from time to time for the
management, safety, and care of said properties, including the care and
cleanliness of the grounds and including the parking, loading and unloading of
vehicles, and to cause its employees, suppliers, shippers, customers,
contractors and invitees to so abide and conform. Lessee also agrees to pay its
fair share of common expenses incurred in connection with such rules and
regulations.

|                                                                                                                                                                                                                                                                                                                                                                                                  
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|41.    
Security Measures.  Lessee hereby acknowledges that the Rent payable to
les hereunder does not include the cost of guard service or other security
measures, and that Lessor shall have no obligation whatsoever to provide same.
Lessee assumes all responsibility for the protection of the Premises, Lessee,
its agents and invitees and their property from the acts of third parties.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|42.    
Reservations.   Lessor reserves to itself the right, from time to time, to
grant, without the consent or joinder of Lessee, such easements, rights and
dedications that Lessor deems necessary, and to cause the recordation of parcel
maps and restrictions, so long as such easements, rights, dedications, maps and
restrictions do not unreasonably interfere with the use of the Premises by
Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to
effectuate any such easements rights, dedication, map or restrictions.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|43.    
Performance Under Protest.  If at any time a dispute shall arise as to any
amount or sum of money to be paid by one Party to the other under the provisions
hereof, the Party against whom the obligation to pay the money is asserted shall
have the right to make payment under protest and such payment shall
not be regarded as a voluntary payment and there shall survive the right on the
part of said Party to institute suit for recovery of such sum. If it shall be
adjudged that there was no legal obligation on the part of said Party to pay
such sum or any part thereof, said Party shall be entitled to recover such sum
or so much thereof as it was not legally required to pay.

|                                                         
|---------------------------------------------------------
|44.    
          Authority; Multiple Parties; Execution.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(a)    
          If either Party hereto is a corporation, trust, limited liability company,
          partnership, or similar entity, each individual executing this Lease on behalf
          of such entity represents and warrants that he or she is duly authorized to
          execute and deliver this Lease on its behalf. Each party shall, within 30 days
          after request, deliver to the other party satisfactory evidence of such
          authority.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(b)    
          If this Lease is executed by more than one person or entity as
          Lessee, each such person or entity shall be jointly and severally
          liable hereunder. It is agreed that any one of the named Lessees shall be
          empowered to execute any amendment to this Lease, or other document ancillary
          thereto and bind all of the named Lessees, and Lessor may rely on the same as if
          all of the named Lessee had executed such document.
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   

|                                                                                                                                                                                                                  
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|(c)    
          This Lease may be executed by the Parties in counterparts, each of which shall
          be deemed an original and all of which together shall constitute one and the
          same instrument.
|                                                                                                                                                                                                                  

|                                                                                                                                                                                        
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|45.    
Conflict.  Any conflict between the printed provisions of this Lease and
typewritten or handwritten provisions shall be controlled by the typewritten or
handwritten provisions.

|                                                                                                                                                                                                                                                                         
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|46.    
Offer.  Preparation of this lease by either Party or their agent and
submission of same to the other Party shall not be deemed an offer to lease to
the other Party. This Lease is not intended to be binding until executed and
delivered by all Parties hereto.

|                                                                                                                                                                                                                                                                                                                                                                                                                          
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|47.    
Amendments.  This Lease may be modified only in writing, signed by the
Parties in interest at the time of the modification. As long as they do not
materially change Lessees obligations hereunder, Lessee agrees to make
such reasonable non-monetary modifications to this Lease as may be reasonably
required by a Lender in connection with the obtaining of normal financing or
refinancing of the Premises.

|         |               |         
|-------- | ------------- | --------
|         |               |         
|         |               |         
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|                                                                                                                                                                                      
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|48.    
Waiver of Jury Trial.   THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO
TRIAL BY JURY IN ANY ACTION OR PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT
OF THIS AGREEMENT.

|                                                                                                                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|49.    
Mediation and Arbitration of Disputes.  An Addendum requiring the
Mediation and/or the Arbitration of all disputes between the Parties and/or
Brokers arising out of this Lease [  ] is [ X] is not
attached to this Lease.

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|50.    
Americans with Disabilities Act.   Since compliance with the Americans with
Disabilities Act (ADA) is dependent upon Lessees specific use of the
Premises, Lessor makes no warranty or representation as to whether or not the
Premises comply with ADA or any similar legislation. In the event that
Lessees use of the Premises requires modifications or additions to the
Premises in order to be in ADA compliance, Lessee agrees to make any such
necessary modifications and/or additions at Lessees expense.

LESSOR AND LESSEE HAVE CAREFULLY READ
AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION
OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE
THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY
REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE
PREMISES.

|                                                                                                                                                                                                                                                                    
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|ATTENTION: NO
REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE
ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX
CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED
TO:

|                                                                                                                                                                                                                                                                                                                                                                                                                              
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.    
            SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.                                                                                                                                                                                                                                                                                                                                 
|2.    
          RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE
          PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
          PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL
          INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY
          OF THE PREMISES FOR LESSEES INTENDED USE.

WARNING: IF THE PREMISES IS
LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE
REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES IS LOCATED.

The parties hereto have executed this
Lease at the place and on the dates specified above their respective signatures.

|             |              |  |              |          
|------------ | ------------ |  | ------------ | ---------
|Executed at: | Monrovia, CA |  | Executed at: | Azusa, CA
|             |              |  |              |          

|    |          |  |     |         
|--- | -------- |  | --- | --------
|on: | 12/07/04 |  | on: | 12/03/04
|    |          |  |     |         

|         |               |         
|-------- | ------------- | --------
|         |               |         
|         |               |         
|Initials | Page 23 of 24 | Initials

|                                                 |         |                 
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|(C)1997 - Air Commercial Real Estate Association | REVISED | FORM STN-7-R/01E



|           |           
|---------- | ----------
|By LESSOR: | By LESSEE:
|           |           

|                                            |  |                     
|------------------------------------------- |  | --------------------
|Frederick Edward Bowden and Diane Marilyn   |  | Viral Genetics, Inc.
|Bowden, Trustees of the Bowden Family Trust |  |                     
|Dated February 7, 1989 and as Amended       |  |                     

|                                         |  |     |                   
|---------------------------------------- |  | --- | ------------------
|December 10, 1996 as to an undivided 50% |  | By: | /s/ Haig Kaledjian

|                                          |  |               |               
|----------------------------------------- |  | ------------- | --------------
|interest and Diane P. Anderson, a married |  | Name Printed: | Haig Kaledjian

|                                           |  |        |          
|------------------------------------------ |  | ------ | ---------
|woman as her sole and separate property as |  | Title: | President

|                   |  |  | 
|------------------ |  |  | 
|tenants in common. |  |  | 

| |  |     | 
| |  | --- | 
| |  | By: | 

|    |                             |  |               | 
|--- | --------------------------- |  | ------------- | 
|By: | /s/ Frederick Edward Bowden |  | Name Printed: | 

|              |                         |  |        | 
|------------- | ----------------------- |  | ------ | 
|Name Printed: | Frederick Edward Bowden |  | Title: | 

|       |       |  |          |                          
|------ | ----- |  | -------- | -------------------------
|Title: | Owner |  | Address: | 1321 Mountain View Circle

| |  |  |                
| |  |  | ---------------
| |  |  | Azusa, CA 91702
| |  |  |                

|    |                          |  |            |               
|--- | ------------------------ |  | ---------- | --------------
|By: | /s/ Diane Marilyn Bowden |  | Telephone: | (626) 334-5310
|    |                          |  |            |               

|              |                      |  |            |               
|------------- | -------------------- |  | ---------- | --------------
|Name Printed: | Diane Marilyn Bowden |  | Facsimile: | (626) 334-5325

|       |       |  |                | 
|------ | ----- |  | -------------- | 
|Title: | Owner |  | Federal ID No. | 
|       |       |  |                | 

|         |                       |  |  | 
|-------- | --------------------- |  |  | 
|Address: | 212 W. Foothill Blvd. |  |  | 
|         |                       |  |  | 

|                   |  |  | 
|------------------ |  |  | 
|Monrovia, CA 91016 |  |  | 

|           |                |  |  | 
|---------- | -------------- |  |  | 
|Telephone: | (626) 303-7917 |  |  | 
|           |                |  |  | 

|           |                |  |  | 
|---------- | -------------- |  |  | 
|Facsimile: | (626) 358-1930 |  |  | 
|           |                |  |  | 

|               |  |  |  | 
|-------------- |  |  |  | 
|Federal ID No: |  |  |  | 
|               |  |  |  | 

|    |                       |  |  | 
|--- | --------------------- |  |  | 
|By: | /s/ Diane P. Anderson |  |  | 
|    |                       |  |  | 

|              |                          |  |            |               
|------------- | ------------------------ |  | ---------- | --------------
|Name Printed: | Diane P. Anderson, Owner |  | Facsimile: | (626) 334-5325

|       |       |  |  | 
|------ | ----- |  |  | 
|Title: | Owner |  |  | 
|       |       |  |  | 

|        |        
|------- | -------
|BROKER: | BROKER:
|        |        

|                                  |  |                                  
|--------------------------------- |  | ---------------------------------
|G. Bates Financial Services, Inc. |  | G. Bates Financial Services, Inc.
|dba The Bates Company             |  | dba The Bates Company            
|                                  |  |                                  
|                                  |  |                                  

|      |             |  |       |            
|----- | ----------- |  | ----- | -----------
|Attn: | Steve Gores |  | Attn: | Steve Gores
|      |             |  |       |            

|       |                  |  |        |                 
|------ | ---------------- |  | ------ | ----------------
|Title: | Broker Associate |  | Title: | Broker Associate
|       |                  |  |        |                 

|         |                   |  |          |                  
|-------- | ----------------- |  | -------- | -----------------
|Address: | 147 E. Olive Ave. |  | Address: | 147 E. Olive Ave.
|         |                   |  |          |                  

|                    |  |                    
|------------------- |  | -------------------
|Monrovia, CA  91016 |  | Monrovia, CA  91016
|                    |  |                    

|           |                |  |            |               
|---------- | -------------- |  | ---------- | --------------
|Telephone: | (626) 305-5338 |  | Telephone: | (626) 305-5338
|Facsimile: | (626) 305-1342 |  | Facsimile: | (606) 305-1342
|           |                |  |            |               

|               |  |  |                | 
|-------------- |  |  | -------------- | 
|Federal ID No. |  |  | Federal ID No. | 
|               |  |  |                | 

|     
|-----
|NOTE:

|                                                                                                                                                                      
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------
|©Copyright 2001 - By AIR Commercial Real Estate Association.
All rights reserved.  No part of these works may be reproduced in any form without permission in writing.

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|         |               |         
|         |               |         
|Initials | Page 24 of 24 | Initials

|                                                 |         |                 
|------------------------------------------------ | ------- | ----------------
|(C)1997 - Air Commercial Real Estate Association | REVISED | FORM STN-7-R/01E



|
|
|

# AIR COMMERCIAL RENT ADJUSTMENT(S)
STANDARD LEASE ADDENDUM

|      |                 
|----- | ----------------
|Dated | December 1, 2004

|                        |                   
|----------------------- | ------------------
|By and Between (Lessor) | Fred Bowden, et al
|                        |                   

|       |                     
|------ | --------------------
|Lessee | Viral Genetics, Inc.
|       |                     

|                     |                                 
|-------------------- | --------------------------------
|Address of Premises: | 1291 Mountain View Circle, Azusa
|                     |                                 

Paragraph 51

|                                  
|----------------------------------
|A.    
          RENT ADJUSTMENTS:

|                                                                                                                                   
|-----------------------------------------------------------------------------------------------------------------------------------
|The
monthly rent for each month of the adjustment period(s) specified below shall be increased
using the method(s) indicated below:

|                                                      
|------------------------------------------------------
|(Check Method(s) to be Used and Fill in Appropriately)

[ X]    
          I.    Cost of Living Adjustment(s) (COLA)

a.    
On (Fill in COLA Dates:) ________________________________________________________________________ the Base Rent shall be adjusted by the change, if any, from
the Base Month specified below, in the Consumer Price Index of the Bureau of
Labor Statistics of the U.S. Department of Labor for (select one) [  ]
CPI W (Urban Wage Earners and Clerical Workers) or [X] CPI U (All Urban
Consumers), for (Fill in Urban Area): Los Angeles; Riverside, Orange Counties. All items (1982-1984 = 100), herein
referred to as CPI.

b.    
          The monthly rent payable in accordance with paragraph A.I.a. of this Addendum
          shall be calculated as follows: the Base Rent set forth in paragraph 1.5 of the
          attached Lease, shall be multiplied by a fraction, the numerator of which shall
          be the CPI of the calendar month 2 months prior to the month(s) specified in
          paragraph A.I.a. above during which the adjustment is to take effect, and the
          denominator of which shall be the CPI of the calendar month which is 2 months
          prior to (select one): [X] the first month of the term of this Lease as set
          forth in paragraph 1.3 (Base Month) or [  ] (Fill in Other
          Base Month): ____________________. The sum so calculated shall constitute the new
          monthly rent hereunder, but in no event, shall any such new monthly rent be less
          than the rent payable for the month immediately preceding the rent adjustment.

c.    
          In the event the compilation and/or publication of the CPI shall be transferred
          to any other governmental department or bureau or agency or shall be
          discontinued, then the index most nearly the same as the CPI shall be used to
          make such calculation. In the event that the parties cannot agree on such
          alternative index, then the matter shall be submitted for decision to the
          American Arbitration Association in accordance with the then rules of said
          Association and the decision of the arbitrators shall be binding upon the
          parties. The cost of said Arbitration shall be paid equally by the Parties.

|         |                             |         
|-------- | --------------------------- | --------
|         |                             |         
|         |                             |         
|Initials | RENT ADJUSTMENTSPage 1 of 3 | Initials

|                                               |         |                
|---------------------------------------------- | ------- | ---------------
|©2000 - Air Commercial Real Estate Association | REVISED | FORM RA-3-8/00E



[   ]     II.    
Market Rental Value Adjustment(s) (MRV)

a.    
On (Fill in MRV Adjustment Date(s):______________the Base Rent shall be adjusted
to the Market Rental Value of the property as follows:

1)     Four months prior to each Market Rental Value Adjustment Date
          described above, the Parties shall attempt to agree upon what the new MRV will
          be on the adjustment date. If agreement cannot be reached within thirty days,
          then:

(a)    Lessor and Lessee
shall each immediately appoint a mutually acceptable appraiser or broker to establish the
new MRV within the next 30 days. Any associated costs will be split equally between the
Parties, or

(b)    Both Lessor and
Lessee shall each immediately make a reasonable determination of the MRV and submit such
determination, in writing, to arbitration in accordance with the following provisions:

(i)    Within 15 days
thereafter, Lessor and Lessee shall each select an [ ] appraiser or [ ] broker
(Consultant check one) of their choice to act as an arbitrator. The two
arbitrators so appointed shall immediately select a third mutually acceptable Consultant
to act as a third arbitrator.

(ii) The 3 arbitrators
shall within 30 days of the appointment of the third arbitrator reach a decision as to
what the actual MRV for the Premises is, and whether Lessors or Lessees
submitted MRV is the closest thereto. The decision of a majority of the arbitrators shall
be binding on the Parties. The submitted MRV which is determined to be the closest to the
actual MRV shall thereafter be used by the Parties.

(iii)    If either of the
Parties fails to appoint an arbitrator within the specified 15 days, the arbitrator timely
appointed by one of them shall reach a decision on his or her own, and said decision shall
be binding on the Parties.

(iv)     The entire cost of
such arbitration shall be paid by the party whose submitted MRV is not selected, is the
one that is NOT the closest to the actual MRV.

2) Notwithstanding the foregoing, the new MRV shall not be less than
          the rent payable for the month immediately preceding the rent adjustment.

b.    Upon the establishment of each New Market Rental Value:

1)     the new MRV will become the new Base Rent for the
          purpose of calculating any further Adjustments, and

2) the first month of each Market Rental Value term shall become the
          new Base Month for the purpose of calculating any further
          Adjustments.

# [  X]    
         III. Fixed Rental Adjustment(s) (FRA)

The Base Rent shall be
increased to the following amounts on the dates set forth below:

|         |             |         
|-------- | ----------- | --------
|         |             |         
|         |             |         
|Initials | Page 2 of 3 | Initials

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|©2000 - Air Commercial Real Estate Association | REVISED | FORM RA-3-8/00E



On (Fill
in FRA Adjustment Date(s)):               
        The New Base Rent shall be:

|                                     |  |                            
|------------------------------------ |  | ---------------------------
|On (Fill in FRA Adjustment Date(s)): |  | The New Base Rent shall be:
|                                     |  |                            
|January 1, 2006                      |  | $6,199.00                  
|January 1, 2007                      |  | $6,385.00                  
|                                     |  |                            
|                                     |  |                            
|                                     |  |                            
|                                     |  |                            
|                                     |  |                            
|                                     |  |                            
|                                     |  |                            
|                                     |  |                            

|             
|-------------
|B.    NOTICE:

|                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------
|Unless
specified otherwise herein, notice of any such adjustments, other than Fixed Rental
Adjustments, shall be made as specified in paragraph 23 of the Lease.

|                    
|--------------------
|C.    
BROKERS FEE:

|                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------
|The
Brokers shall be paid a Brokerage Fee for each adjustment specified above in accordance
with paragraph 15 of the Lease.

|                                                                                                                                                                                                                                     
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|NOTE: These forms are often
modified to meet changing requirements of law and needs of the industry. Always write or
call to make sure you are utilizing the most current form: Air Commercial REAL ESTATE
ASSOCIATION, 700 S. Flower
|                                                                                                                                                                                                                                     

|         |                             |         
|-------- | --------------------------- | --------
|         |                             |         
|         |                             |         
|Initials | RENT ADJUSTMENTSPage 3 of 3 | Initials

|                                               |         |                
|---------------------------------------------- | ------- | ---------------
|©2000 - Air Commercial Real Estate Association | REVISED | FORM RA-3-8/00E

---



# OPTION(S) TO EXTEND)
        STANDARD LEASE ADDENDUM

|      |                 
|----- | ----------------
|Dated | December 1, 2004

|                        |                   
|----------------------- | ------------------
|By and Between (Lessor) | Fred Bowden, et al
|                        |                   

|       |                     
|------ | --------------------
|Lessee | Viral Genetics, Inc.
|       |                     

|                     |                          
|-------------------- | -------------------------
|Address of Premises: | 1291 Mountain View Circle
|                     | Azusa, CA 91702          

Paragraph 52

|                                     
|-------------------------------------
|A.    
          OPTION(S) TO EXTEND:

|                                                                                                                                                                                                                   
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|Lessor hereby grants to Lessee the
option to extend the term of this Lease for four (4)additional 36month
period(s) commencing when the prior term expires upon each and all of the following terms
and conditions:

(i)  In
order to exercise an option to extend, Lessee must give written notice of such election to
Lessor and Lessor must receive the same at least 3but not more than 6months prior to the
date that the option period would commence, time being of the essence. If proper
notification of the exercise of an option is not given and/or received, such option shall
automatically expire. Options (if there are more than one) may only be exercised
consecutively.

(ii)  The
provisions of paragraph 39, including those relating to Lessees Default set forth in
paragraph 39.4 of this Lease, are conditions of this Option.

(iii)  Except
for the provisions of this Lease granting an option or options to extend the terms and conditions of this Lease except where specifically modified by this option
shall apply.

(iv)  This
Option is personal to the original Lessee, and cannot be assigned or exercised by anyone
other than said original Lessee and only while the original Lessee is in full possession
of the Premises and without the intention of thereafter assigning or subletting.

(v)  the
 monthly  rent for each month of the option  period shall be  calculated  as follows,
 using the  method(s) indicated below:  (Check Method(s) to be Used and Fill in
Appropriately)

[ X]    
I.  Cost of Living Adjustment(s) (COLA)

a.    
On (Fill in COLA Dates): _______________________________________________, the Base Rent
shall be adjusted by the change, if any, from the Base Month specified below, in
the Consumer Price Index of the Bureau of Labor Statistics of the U.S.
Department of Labor for (select one): [  ] CPI W (Urban Wage Earners and Clerical
Workers or [  ] CPI U (all Urban Consumers), for (Fill in Urban Area): ________________________________ All items (1982-1984 = 100), herein
referred to as CPI.

|         |             |         
|-------- | ----------- | --------
|         |             |         
|         |             |         
|Initials | Page 1 of 3 | Initials

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|©2000 - Air Commercial Real Estate Association | REVISED | FORM OE-3-8/00E



b.    
          The monthly rent payable in accordance with paragraph A.I.a. of this Addendum
          shall be calculated as follows: the Base Rent as set forth in paragraph 1.5 of
          the attached Lease, shall be multiplied by a fraction the numerator of which
          shall be the CPI of the calendar month 2 months prior to the month(s) specified
          in paragraph A.I.a. above during which the adjustment is to take effect, and the
          denominator of which shall be the CPI of the calendar month which is 2 months
          prior to (select one): [x] the first month of the term of this Lease as set
          forth in paragraph 1.3 (Base Month) or [ ] (Fill in Other Base
          Month): _______________________. The sum so calculated shall constitute
          the new monthly rent hereunder, but in no event, shall any such new monthly rent
          be less than the rent payable for the month immediately preceding the rent
          adjustment.

c.    
          In the event the compilation and/or publication of the CPI shall be transferred
          to any other governmental department or bureau or agency or shall be
          discontinued, then the index most nearly the same as the CPI shall be used to
          make such calculation. In the event that the Parties cannot agree on such
          alternative index, then the matter shall be submitted for decision to the
          American Arbitration Association in accordance with the then rules of said
          Association ad the decision of the arbitrators shall be binding upon the
          parties. The cost of said Arbitration shall be paid equally by the Parties.

|                                                     
|-----------------------------------------------------
|[  ]    
II.  Market Rental Value Adjustment(s) (MRV)

|                                                                                                                                                                         
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|a.    
On (Fill in MRV Adjustment Date(s)) _____________________________________ the Base Rent shall be adjusted to
the Market Rental Value of the property as follows:

|                                                                                                                                                                                                                                                                      
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1)    
          Four months prior to each Market Rental Value Adjustment Date described above,
          the Parties shall attempt to agree upon what the new MRV will be on the
          adjustment date. If agreement cannot be reached, within thirty days, then:

(a)    
          Lessor and Lessee shall immediately appoint a mutually acceptable appraiser or
          broker to establish the new MRV within the next 30 days. Any associated costs
          will be split equally between the Parties, or

(b)    
          Both Lessor and Lessee shall each immediately make reasonable determination of
          the MRV and submit such determination, in writing, to arbitration in accordance
          with the following provisions:

(i)    Within 15 days  thereafter,
        Lessor or Lessee shall each select an [ ] appraiser or[X]    
          broker (Consultant  check one) of their choice to act as an
          arbitrator. The two arbitrators so appointed shall immediately select a third
          mutually acceptable Consultant to act as a third arbitrator.

(ii) The
3 arbitrators shall within 30 days of the appointment of the third arbitrator reach a
decision as to what the actual MRV for the Premises is, and whether Lessors or
Lessees submitted MRV is the closest thereto. The decision of a majority of the
arbitrators shall be binding on the Parties. The submitted MRV which is determined to be
the closest to the actual MRV shall thereafter be used by the Parties.

(iii) If
either of the Parties fails to appoint an arbitrator within the specified 15 days, the
arbitrator timely appointed by one of them shall reach a decision on his or her own, and
said decision shall be binding on the Parties.

(iv) The
entire cost of such arbitration shall be paid by the party whose submitted MRV is not
selected, i.e., the one that is NOT the closest to the actual MRV.

2)    
          Notwithstanding the foregoing, the new MRV shall not be less than the rent
          payable for the month immediately preceding the rent adjustment.

b.    
          Upon the establishment of each New Market Rental Value:

|                                                                                                                                  
|----------------------------------------------------------------------------------------------------------------------------------
|1)    
          the new MRV will become the new Base Rent for the purpose of
          calculating any further Adjustments, and

|         |             |         
|-------- | ----------- | --------
|         |             |         
|         |             |         
|Initials | Page 2 of 3 | Initials

|                                               |         |                
|---------------------------------------------- | ------- | ---------------
|©2000 - Air Commercial Real Estate Association | REVISED | FORM OE-3-8/00E



|                                                                                                                                                                     
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2)    
          the first month of each market Rental Value term shall become the new Base
          Month for the purpose of calculating any further Adjustments.

|                                                                                                                                    
|------------------------------------------------------------------------------------------------------------------------------------
|[  ]    III.
Fixed Rental Adjustment(s) (FRA)The Base Rent shall be
increased to the following amounts on the dates set froth below:

|                                     |  |                            
|------------------------------------ |  | ---------------------------
|On (Fill in FRA Adjustment Date(s)): |  | The New Base Rent shall be:
|                                     |  |                            
|January 1, 2008                      |  | $6,577.00                  
|January 1, 2009                      |  | $6,774.00                  
|January 1, 2010                      |  | $6,977.00                  
|January 1, 2011                      |  | $7,186.00                  
|January 1, 2012                      |  | $7,402.00                  
|January 1, 2013                      |  | $7,624.00                  
|January 1, 2014                      |  | $7,852.00                  
|January 1, 2015                      |  | $8,088.00                  
|January 1, 2016                      |  | $8,331.00                  
|January 1, 2017                      |  | $8,581.00                  
|January 1, 2018                      |  | $8,838.00                  
|January 1, 2019                      |  | $9,103.00                  

|             
|-------------
|B.    NOTICE:

|                                                                                                                                                                
|----------------------------------------------------------------------------------------------------------------------------------------------------------------
|Unless
specified otherwise herein, notice of any such adjustments, other than Fixed Rental
Adjustments, shall be made as specified in paragraph 23 of the Lease.

|                    
|--------------------
|C.    
BROKERS FEE:

|                                                                                                                           
|---------------------------------------------------------------------------------------------------------------------------
|The
Brokers shall be paid a Brokerage Fee for each adjustment specified above in accordance
with paragraph 15 of the Lease.

NOTE: These forms are often
modified to meet changing requirements of law and needs of the industry. Always write or
call to make sure you are utilizing the most current form: Air Commercial REAL ESTATE
ASSOCIATION, 700 S. Flower Street, Suite 600, Los
Angeles, Calif. 90017

|         |             |         
|-------- | ----------- | --------
|         |             |         
|         |             |         
|Initials | Page 3 of 3 | Initials

|                                               |         |                
|---------------------------------------------- | ------- | ---------------
|©2000 - Air Commercial Real Estate Association | REVISED | FORM OE-3-8/00E



# RIGHT OF FIRST REFUSAL
        STANDARD LEASE ADDENDUM

|      |                 
|----- | ----------------
|Dated | December 1, 2004

|                        |                   
|----------------------- | ------------------
|By and Between (Lessor) | Fred Bowden, et al
|                        |                   

|       |                     
|------ | --------------------
|Lessee | Viral Genetics, Inc.
|       |                     

|                     |                          
|-------------------- | -------------------------
|Address of Premises: | 1291 Mountain View Circle
|                     | Azusa, CA 91702          

Paragraph 53

(a)    Lessor
shall not, at any time prior to the expiration of the term of this Lease, or any extension
thereof, sell the Premises, or any interest therein, without first giving written notice
thereof to Lessee, which notice is hereinafter referred to as Notice of Sale.

(b)    The
Notice of Sale shall include the exact and complete terms of the proposed sale and shall
have attached thereto a copy of the bona fide offer and counteroffer, if any, duly
executed by both Lessor and the prospective purchaser.

(c)    For
a period of 12 calendar days after receipt by Lessee of the Notice of Sale, Lessee shall
have the right to give written notice to Lessor of Lessees exercise of Lessees
right to purchase the Premises, the interest therein proposed to be sold, or the property
of which the Premises are a part, on the same terms, price and conditions as set forth in
the Notice of Sale. In the event that Lessor does not receive written notice of
Lessees exercise of the right herein granted within said 7 day period, there shall
be a conclusive presumption that Lessee has elected NOT to exercise Lessees right
hereunder, and Lessor may complete the sale to the prospective purchaser, on the same
terms set forth in the Notice of Sale.

(d)    In
the event that Lessee declines to exercise its right of first refusal after receipt of the
Notice of Sale, and, thereafter, Lessor and the prospective purchaser modify by more than
5%, (i) the sales price, or (ii) the amount of down payment, or if there is a
material change in any seller financing offered, or in the event that the sale is not
consummated within 180 days of the date of the Notice of Sale, then Lessees right of
first refusal shall reapply to said transaction.

(e)    In
the event that Lessee declines to exercise its right of first refusal after receipt of the
Notice of Sale, and, thereafter, the proposed transfer or sale is not consummated, the
Lessees right of first refusal shall apply to any subsequent transaction. If,
however, said transfer or sale is, in fact, completed, then said right shall be
extinguished and shall not apply to any subsequent transactions.

(f)    Notwithstanding
the above, this right of first refusal is intended to apply only to voluntary transfers
involving third party transferees. This right of first refusal shall not, therefore,
apply: where the Premises are taken by eminent domain or sold under threat of
condemnation, to inter-family or inter-ownership transfers, to transfers by Lessor to a
trust created by Lessor, or, if Lessor is a trust, to transfers to a trust beneficiary.

(g)    NOTE:
This right of first refusal cannot be exercised: (i) during the period commencing
with the giving of any notice of Default and continuing until said Default is cured,
(ii) during the period of time any Rent is unpaid (without regard to whether notice
thereof is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or
(iv) in the event that Lessee has been given 3 or more notices of Default, whether or
not the Defaults were cured, during the 12 month period immediately preceding the exercise
of the right of first refusal.

NOTE: These forms are often
modified to meet changing requirements of law and needs of the industry. Always write or
call to make sure you are utilizing the most current form: AIR COMMERCIAL REAL ESTATE
ASSOCIATION, 700 S. Flower Street, Suite 600, Los
Angeles, Calif. 90017

|         |  |         
|-------- |  | --------
|         |  |         
|         |  |         
|Initials |  | Initials

|                                               |         |                
|---------------------------------------------- | ------- | ---------------
|©2000 - Air Commercial Real Estate Association | REVISED | FORM FR-3-8/00E



# Addendum to Air Commercial Association Standard
Commercial/Industrial Single-Tenant Gross Lease
dated December 1, 2004 By and Between
Fred Bowden, et al as Lessor and
Viral Genetics, Inc. as Lessee
for the Property located at 1291 Mountain View Circle, Azusa, CA.

54.    Condition of Premises:  Lessee  accepts the premises in its as is where is condition  with all faults  (exclusive
of any environmental issues and roof.)  Lessor shall maintain roof, walls and foundation.

55.  Lessee,  at Lessees  expense,  shall have the right to complete  Lessees Tneant  Improvements  within the
demised  premises,  which shall include,  but not limited to,  installing  additional  telephone  (DSL) outlets and
demising  interior  walls.  Lessee shall submit a plan of said Tenant  Improvements  to Lessor for Lessors  review
and approval prior to construction.

56.  Lessee,  at Lessees  expense,  shall have the right
to locate a sign on the building and in the entry door of the subject property.  Signage shall conform to Azusa sign ordinance
and Lessor approval.

|                            |  |                            
|--------------------------- |  | ---------------------------
|Lessor:Fred Bowden, et al   |  | Lessee:Viral Genetics, Inc.
|                            |  |                            
|                            |  |                            
|/s/ Frederick Edward Bowden |  | /s/ Haig Kaledjian         
|Frederick Edward Bowden     |  | Haig Kaledjian             
|                            |  |                            
|                            |  |                            
|/s/ Diane Marilyn Bowden    |  |                            
|Diane Marilyn Bowden        |  |                            
|                            |  |                            
|                            |  |                            
|/s/ Diane P. Anderson       |  |                            
|Diane P. Anderson           |  |                            
|                            |  |                            
|                            |  |