Document:

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                               TABLE OF CONTENTS

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1.   Reference Data........................................................   1
2.   Demise................................................................   2
3.   Construction by Landlord..............................................   2
4.   Term..................................................................   4
5.   Base Rent.............................................................   6
6.   Rental Adjustments - Operating Expenses...............................   6
7.   Security Deposit......................................................  11
8.   Landlord's Services...................................................  12
9.   No Other Services by Landlord.........................................  13
10.  Insurance.............................................................  13
11.  Casualty..............................................................  15
12.  Condemnation..........................................................  15
13.  Tenant's Fixtures.....................................................  16
14.  Alterations...........................................................  16
15.  Mechanics' Lien.......................................................  16
16.  Use of Premises.......................................................  17
17.  Rules and Regulations.................................................  17
18.  Governmental Regulations..............................................  18
19.  Signs.................................................................  18
20.  Landlord's Entry......................................................  18
21.  Indemnification.......................................................  18
22.  Curing Tenant's Defaults..............................................  18
23.  Default...............................................................  18
24.  Quiet Enjoyment.......................................................  20
25.  Assignment and Subletting.............................................  20
26.  Subordination; Attornment.............................................  21
27.  Tenant's Certificates.................................................  22
28.  Acceptance; Surrender.................................................  22
29.  Holding Over..........................................................  23
30.  Notices...............................................................  23
31.  Broker................................................................  23
32.  Definition of Parties.................................................  23
33.  Entire Agreement; Interpretation......................................  23
34.  Parking...............................................................  24
35.  Condition of Leased Space.............................................  24
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Exhibits
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A.   Plan of Land
B.   Space Plan for Premises
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          AGREEMENT OF LEASE made this 1st day of June 1998, by and between
Brandywine Operating Partnership, L.P. a Delaware limited partnership, c/o
Brandywine Realty Services Corporation, a Pennsylvania corporation with its
principal place of business at 16 Campus Boulevard Suite 150, Newtown Square,
Pennsylvania 19073, Fax No. (610) 325-5622, ("Landlord"), party of the first
part, and Naviant Technology Solutions, Inc., a Delaware corporation, with its
principal place of business at 200 Four Falls Corporate Center, Suite 308, West
Conshohocken, Pennsylvania 19428, Fax No. (610) 940-1391, ("Tenant"), party of
the second part.

          WITNESSETH THAT, for and in consideration of the rents, covenants and
agreements herein contained and intending to be legally bound hereby, the
parties hereto covenant and agree as follows:

          1.   Reference Data.  As used in this Lease, the following terms shall
               --------------
be defined as indicated and refer to the data set forth in this Section 1.

LANDLORD'S ADDRESS:

                      c/o Brandywine Realty Services Corporation
                      16 Campus Boulevard Suite 150
                      Newtown Square, PA 19073

TENANT'S ADDRESS
ON COMMENCEMENT DATE:

                              14 Campus Boulevard
                              Suite 200
                              Newtown Square, PA 19073

PREMISES:      that 15,000 square foot portion of Building to be located on Lot
               # 13 (the "Building") owned by Landlord situated on certain land
               (the "Land") in the Newtown Square Corporate Campus (the
               "Business Park"), as further identified in Exhibit "A" attached
               hereto and made a part hereof; the 15,000 square feet rentable
               area of the Premises shall be determined by Landlord's architect
               based on the final plan of the Premises, as built and in
               accordance with "modified" (adjusted for floor location) BOMA
               standards regarding the measurement of such space. (Base Rent and
               Operating Expense Allowance to be adjusted accordingly).

TERM:          Ten (10) years.

SCHEDULED COMMENCEMENT DATE:       October 1, 1998.
<PAGE>

BASE RENT:     First Lease Year - $15.10 per square foot, for a total of
               $226,500.00 per year, in monthly installments of $18,875.00; the
               aforesaid Base Rent shall increase on the Commencement Date of
               each Lease Year after the First lease Year by an amount equal to
               two (2%) percent of the Base Rent that was payable during the
               Lease Year immediately preceding the Lease Year then commencing
               and the monthly payments shall be adjusted accordingly.

OPERATING EXPENSE ALLOWANCE:     $5.45 per square foot ($6,812.50 per month for
                                 a total of $81,750.00 per year), subject to
                                 adjustment as set forth in Section 6.

LEASE YEAR:    Any twelve (12) month period beginning on the Commencement Date
               or any anniversary thereof.

FIXED RENT:    Base Rent plus Operating Expense Allowance.

ADDITIONAL RENT:    Sums not including Base Rent which Tenant is obligated to
                    pay to Landlord from time to time pursuant to the terms of
                    this Lease.

SECURITY DEPOSIT:   $51,375 (one half of which shall be applied toward the first
                    rental payment due under the Lease, and one half of which
                    shall be the security deposit), to be paid to Landlord on
                    June 1, 1998.

TENANT'S PROPORTIONATE SHARE:     ______% (Shall be the quotient, expressed as a
                                  percentage determined by dividing the area of
                                  the Premises as determined above by the area
                                  of the Building [______]).

PERMITTED USES:     Tenant shall use and occupy the Premises for general office
                    and for no other purpose.

          2.   Demise. Landlord hereby demises and lets to Tenant and Tenant
               ------
hereby hires and leases from Landlord the Premises, TOGETHER WITH, appurtenant
to the Premises, the right to use in common with Landlord and other tenants,
occupants and visitors to the Building, the common driveways, parking lots,
walkways ,and sidewalks of the Business Park and the Land and whatever
facilities may be located in or about the Building (collectively, the "Common
Facilities").

          3.   Construction by Landlord.
               ------------------------

               a.   Landlord shall, without cost to Tenant, complete, alter or
improve the Premises in accordance with the space plan and Landlord's
construction specification memorandum indicated thereon, same to be initialed by
the parties prior to June 1, 1998 and attached hereto as Exhibit "B" and made a
part hereof (the "Space Plan"), all work to be done in workmanlike manner and in
compliance with applicable laws and ordinances governing same (including the
Americans with Disabilities Act). In connection with the Space Plan, in the
event that same is not completed by Landlord, reviewed and initialed by the
parties on or before June 1, 1998, the Tenant shall reserve the right thereafter
to terminate the Lease on ten (10) days

                                       2
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prior written notice of its intention to do so and said Lease shall be deemed
terminated at the end of the ten (10) day period if the Space Plan is not
approved and initialed by the parties.

                    (i)  At the 5/th/ year anniversary of the Commencement Date
of the Lease, Landlord shall contribute up to $15,000.00 toward a minor
refurbishment of the Premises. Should the cost of same exceed said amount, the
Tenant will pay the excess upon receipt of a statement therefor from Landlord.

               b.   If Landlord desires to make any changes, additions or
alterations in the Space Plan necessary in connection with the construction of
the Premises, such request for changes, additions or alterations shall be
submitted in writing to Tenant (along with Landlord's statement whether such
change will cause a delay in the scheduled Commencement Date) for approval,
which approval shall not be unreasonably withheld or delayed, and shall be
deemed to be given if not disapproved in writing within seven (7) days after
Landlord's submission of the same to Tenant. Any dispute as to the content of
such changes, additions or alterations may, at the option of either party
hereto, be conclusively determined by the independent architect or engineer
retained by Landlord for the construction of the Building.

               c.   Landlord will prior to the Commencement Date substantially
complete the construction of the Building (if not substantially completed as of
execution thereof) to the stage that the Building is operable for Tenant's
purposes, which shall be defined as occurring when the public entrances of the
Building, including ground floor lobbies and the public hallways of the floor
(s) containing the Premises (or portion of said lobbies and hallways necessary
to provide reasonable and safe access to the Premises) are substantially
completed, the heating and air-conditioning system (as required for the season
and then prevailing climate) and all other mechanical systems required for
service to the Premises are in regular operation so that the Premises can be
used by the Tenant for general office purposes and a certificate of occupancy
shall have been obtained to the extent necessary for Tenant's use of the
Premises and the Common Facilities of the Building for the purposes aforesaid.

               d.   The Premises shall be substantially completed on or before
the Scheduled Commencement Date, provided that the Scheduled Commencement Date
shall be extended for the time equivalent to any time lost by Landlord due to
strikes, labor disputes, governmental restrictions or limitations, scarcity of
or inability to obtain labor or materials, accidents, fire or other casualties,
weather conditions, or any cause similar or dissimilar to the foregoing beyond
the reasonable control of Landlord. Upon completion of the final space plan,
Landlord shall cause the actual usable square footage of the Premises and the
Building to be measured in accordance with modified BOMA standards, as certified
by Landlord's architect who prepared the plans and specifications for the
Building. The area of the Premises and building as certified shall be converted
to rentable square footage and shall be the figure used in calculating Tenant's
Proportionate Share in Section 1 of this Lease.

               e.   The Tenant shall have the option to increase the size of the
Premises by adding thereto the floor areas outlined on Exhibit "B" hereof as (a)
                                                       -----------
Adjacent Space - 5,000, square feet, and (b) Adjacent Space of 4,000 + (up to
approximately 5,000 square feet)square feet, provided, however, that if Tenant
intends to exercise its option with respect to the (a) and (b) space, it shall
notify Landlord in writing thereof no later than March 1, 1999 that

                                       3
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it will lease the (a) space beginning October 1, 1999, and with respect to the
(b) space, it will lease the (b) space beginning April 1, 2000.

          The lease of adjacent space shall have a Term equal to the remainder
of the Term hereof, shall have the same Fixed Rental Rate as provided for herein
for the Lease Year in which the option for adjacent space is exercised (subject
to the same increases), and shall be in the form of an Amendment to the herein
Lease and shall be executed by Tenant within ten (10) days after receipt of the
Amendment covering both adjacent spaces. If Tenant does not execute the Lease
Amendment within ten (10) days after receipt for any reason, then the Landlord
shall be free to lease such space to third parties, and this right shall be of
no further force or effect with respect to the adjacent space in question, i.e.,
(a) or (b). The Lease Amendment for additional space shall consist of a
modification of the herein Lease, basically to provide for the enlarged Premises
and the rental and other provisions consistent with such transaction, e.g.
change in pro rata share, etc. In the event that Tenant does not exercise the
option and/or execute the Amendment contained in this subparagraph (e), Tenant
shall reimburse Landlord for the cost of the construction of a corridor (approx.
$100,000.00) necessitated by the addition of other space tenants on the floor of
the Building containing the Premises. In connection with such costs, Landlord
shall verify same in reasonable detail and supported by bonafide source
documents at the time Landlord forwards Tenant an invoice for said
reimbursement.

          In the event that Tenant does not exercise the option to lease the
Adjacent Space, the Landlord will nonetheless advise Tenant when Landlord has
its first active prospect for any of such Adjacent Space (active prospect being
an entity which, in Landlord's judgment, is interested in leasing a portion or
all of such space) and Tenant shall thereupon have five (5) days within which to
accept such space, such acceptance to otherwise be effected in the same manner
as if Tenant had exercised the above option except that the Base Rent shall be
at the same rate per square foot as being offered to the active prospect (if
higher than the $15.10 per square foot) coupled with the same 2% per annum
increases as are applicable to the Base Rent set forth in Section 1 hereof.

               f.   Landlord shall be responsible to make any repairs
necessitated by defective workmanship or materials in the aforesaid work,
provided that such defect appears and Tenant gives Landlord written notice
thereof during the first one (1) year of the Term.

          4.   Term. A. The Term shall commence on the earlier of (the
               ----
"Commencement Date"): (i) the date when Tenant, with Landlord's consent, assumes
possession of the Premises or any part thereof, or (ii) the seventh (7th)
consecutive business day following Landlord's notice to Tenant that the Premises
are substantially completed which shall occur when (i) the construction work and
other items of work for which Landlord is responsible under Section 3 hereof
have been completed (and confirmed by Landlord's architect)to the extent that
the Premises (and the Building per section 3(c) hereof) may be fully occupied by
Tenant for its general office use, subject only to completion of minor finishing
and adjustment of equipment, and (ii) Landlord has obtained at least a temporary
certificate of occupancy for the Premises. The commencement and expiration dates
of the Term, when determined as above provided, shall be confirmed by a
Commencement Date Letter. In the event that the Premises are not substantially
completed on or before October 1, 1998, Landlord shall pay up to $10,000.00 per
month of Tenant's costs including the holdover rents for its-existing leasehold

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premises as well as other costs arising out of the holdover leasehold those that
would not have been incurred in the normal course of relocating Tenants business
absent the holdover).

          Landlord will diligently attempt to have the Premises ready for
Tenants' occupancy by October 1, 1998. In any event, however, Landlord shall
notify Tenant on or before July 1, 1998 with respect to the anticipated
Commencement Date. In the event that (A) the Commencement Date is anticipated to
occur after January 1, 1999 ("new Commencement Date"), or (B) if the Premises is
not ready for occupancy by the New Commencement Date, then the Tenant shall have
the right to terminate this Lease by forwarding notice to Landlord of its
intention to do so, if under (A) above, no later than ten (10) days after
Landlord's notice of the new Commencement Date, or if under (B) above, not later
than twenty (20) days after Tenant's notice on or after January 1, 1999 to
Landlord that the Premises was not ready for occupancy by the New Commencement
Date and it shall not be ready for occupancy prior to the end of said twenty
(20) day period. In the event of either such termination, this Lease shall be
deemed null and void as of the date of Tenant's notice in the event of A and 20
days thereafter in the event of (B)(i.e. if not ready for occupancy)and the
Security Deposit shall be returned to Tenant forthwith. If Tenant does not in
the event of (A) forward the notice of termination within the applicable ten
(10) day period then this Lease shall continue in full force and effect and the
Scheduled Commencement Date set forth in Section 1 shall be deemed changed
accordingly, i.e., as in Landlord's notice.

               (B)  Tenant shall have two options to extend this Lease for an
additional term of five (5) years on each such option provided that Tenant shall
not be in monetary default hereunder beyond applicable notice and grace periods
at the time Tenant exercises the option and further provided that Tenant shall
exercise each such option in writing not later than nine (9) months, and not
earlier than twelve (12) months, prior to the expiration of the then current
Term, such extension term to be upon the same terms and conditions of this Lease
(including, without limitation, the obligations to pay Operating Expense
Allowance) except that the annual Base Rent during the renewal term shall be 95%
of the "market" rental rate per square foot for similar space in the Newtown
Square Corporate Campus at that time, i.e., nine (9) months prior to the
expiration date of the then current term. As used in this Lease, the term
"market rental" shall mean and equal the prevailing market rent for new leases
of comparable space upon comparable terms and conditions (without credits or
allowances for improvements) for comparable periods of time in buildings in the
Newtown Square Corporate Campus for buildings of similar quality. Promptly, upon
receipt of Tenant's notice exercising the option, Landlord shall advise Tenant
of the market rental, provided, however, that in the event that the Tenant
disagrees with the market rental, it shall serve written notice thereof on
Landlord within twenty (20) days after the date the Landlord advises Tenant of
the market rental and thereupon the Landlord and Tenant shall each select a real
estate appraiser (MAI equal) knowledgeable in the Newtown Square submarket and
each said appraiser shall select a third appraiser knowledgeable in said
submarket. The three appraisers will then determine the market rental for the
Premises. In any event, the three appraisers' decisions shall be rendered within
forty-five (45) days following their appointment and such determination shall be
final, binding and conclusive as between Landlord and Tenant. The charges of the
appraisers selected by Landlord and Tenant, respectively, shall be paid by
Landlord and Tenant, respectively; the charges of the third appraiser shall be
shared equally between the Landlord and Tenant. In no

                                       5
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event, however, shall the Fixed Rent for either option term be less than the
Fixed Rent payable for the last year of the Term then expiring multiplied by
105%.

          5.   Base Rent.
               ---------

               a.   Tenant shall pay to Landlord Base Rent during the Term
hereof, without notice or demand, in the monthly installments specified in
Section 1, in advance on the first day of each calendar month of the Term, at
Landlord's principal office as indicated in Section 1 above. If the Term
commences other than on the first day of a calendar month, then the installments
of Base Rent for the first and last calendar months of the Term shall be
adjusted proportionately. In the event that the Commencement Date does not occur
on or before October 1, 1998, the Base Rent (but not the Operating Expense
Allowance) for the first month shall be waived by Landlord.

               b.   Base Rent, Additional Rent and all other sums payable by
Tenant to Landlord hereunder shall be paid, without set-off or deduction, in
lawful currency of the United States of America to Landlord at the address set
forth in Section 1 hereof, or at such other address as Landlord may from time to
time designate in writing to Tenant. In the event that any such rent or other
sums shall be unpaid on the expiration or termination hereof, the obligation
therefor shall survive such expiration or termination of this Lease. In order to
partially compensate Landlord for the extra expense incurred in the handling of
delinquent payments, Tenant agrees to pay Landlord a late charge equal to the
product obtained by multiplying by ten (10%) percent each installment of Fixed
Rent or Additional Rent not paid within five (5) days after its due date
provided that Landlord gives Tenant written notice that such payment was not
paid when due, (such written notice not to be required more than once in a
calendar year).

          6.   Rental Adjustments - Operating Expenses. Tenant shall pay, as
               ---------------------------------------
Additional Rent to Landlord its prorata share of Operating Expenses (as
hereinafter defined) which prorata share shall be comprised of the Operating
Expense Allowance plus any adjustment thereto as a result of the Operating
Expense Adjustment (as hereinafter defined). The Operating Expense Allowance
shall be paid, in equal monthly installments. If the Term commences other than
on the first day of the calendar month, then the Operating Expense Allowance for
the first calendar month of the Term shall be adjusted proportionately, and the
aforesaid first installment paid by Tenant upon the execution of this Lease
shall be initially applied to the first partial month of the Term and the
balance shall be credited to the succeeding month's payment.

          If Tenant's Proportionate Share of Operating Expense for any Operating
Year shall be greater (or less) than Tenant's total Operating Expense Allowance
for the same year, Tenant shall pay to Landlord as Additional Rent (or Landlord
shall credit to Tenant as hereinafter provided) an amount equal to the
difference (the amount of such difference is hereinafter referred to as the
"Operating Expense Adjustment"). If Tenant occupies the Premises or a portion
thereof for less than a full Operating Year, the Operating Expense Adjustment
will be calculated in proportion to the amount of time in such Operating Year
that Tenant occupied the Premises.

          Such Operating Expense Adjustment shall be paid in the following
manner: within one hundred twenty (120) days following the end of the first and
each succeeding

                                       6
<PAGE>

Operating Year, Landlord shall furnish Tenant an Operating Expense Statement
setting forth (i) the Operating Expense for the preceding Operating Year, (ii)
the Operating Expense Allowance for said Operating Year, and (iii) Tenant's
Operating Expense Adjustment for such Operating Year. Within fifteen (15) days
following the receipt of such Operating Expense Statement (the "Expense
Adjustment Date") (A) Tenant shall pay to Landlord as Additional Rent the
Operating Expense Adjustment for such Operating Year, or (B) in the event that
(ii) should exceed (i), the excess amount shall be divided by twelve (12) and
the resultant sum shall be credited against the monthly payments of the
Operating Expense Allowance for the Operating Year then commencing.

          Commencing with the first month of the second Operating Year (and
continuing on the first month of each succeeding Operating Year thereafter
during the Term hereof), Tenant shall pay to Landlord, in addition to the
Operating Expense Allowance, on account of the Operating Expense Adjustment for
such Operating Year, monthly installments in advance equal to one-twelfth
(1/12th) of the estimated Operating Expense Adjustment for such Operating Year
which estimated figure will be included in the aforesaid Operating Expense
Statement or given to Tenant as soon thereafter as it is determined by Landlord.
On the next succeeding Expense Adjustment Date, Tenant shall pay to Landlord (or
Landlord shall credit to Tenant) any deficiency (or excess) between the
installments paid on account of the preceding year's Operating Expense
Adjustment and the actual Operating Expense Adjustment for such Operating Year.

          As used in this Section 6 and Section 1 where applicable, the
following words and terms shall be defined as hereinafter set forth:

          (1)  "Operating Year" shall mean each calendar year, or other
               consecutive period of twelve (12) months as hereinafter may be
               adopted by Landlord as its fiscal year, occurring during the
               Term.

          (2)  "Operating Expense Allowance" shall mean and equal the amount set
               forth in Section 1 of this Lease.

          (3)  "Operating Expense Statement" shall mean a statement in writing
               signed by Landlord, setting forth in reasonable detail (a) the
               Operating Expense for the preceding Operating Year, (b) Tenant's
               Proportionate Share of the Operating Expense, (c) the Operating
               Expense Allowance, and (d) the Tenant's Operating Expense
               Adjustment for such Operating Year, or portion thereof. The
               Operating Expense Statement for each Operating Year shall be sent
               to Tenant.

          (4)  "Operating Expense" shall mean the following expenses incurred by
               Landlord in connection with the operation, repair and maintenance
               of the Building and the Land:

               (a)  Real estate taxes and other taxes or charges levied in lieu
                    of such taxes; general and special public assessments;
                    charges imposed by any governmental authority pursuant to
                    anti-pollution or

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<PAGE>

                    environmental legislation; taxes on the rentals of the
                    Building or the use, occupancy or renting of space therein,
                    less the amount of any tax abatement or exemption on the
                    Building for the applicable tax year;

                    Landlord reserves the right to bill Tenant for a "lump sum"
                    reimbursement for the taxes and assessments payable
                    hereunder which lump sum amount will be (a) payable within
                    thirty (30) days after receipt of Landlord's statement
                    therefor which will be forwarded at or about the times
                    during each operating Year that the respective taxing
                    authority issues its tax bill, and (b) comprised of Tenant's
                    Proportionate Share of such tax bill less the then accrued
                    monthly amounts already paid by Tenant in its Operating
                    Expense Allowance which are allocable to the real estate
                    taxes or assessments that are included in the bill issued by
                    the taxing authority. In the event that Landlord exercises
                    such right with respect to the tax bills that are payable in
                    any Operating Year, the monthly amounts due under this
                    subparagraph (a) will nonetheless be paid provided that no
                    such lump sum amount will be due thereafter unless the
                    accrual of such monthly amounts is insufficient to satisfy
                    the Tenant's prorata share of subsequent tax bills (i.e.
                    should real estate taxes increase), in which event the lump
                    sum shall be only that which is necessary to cover the
                    shortage. If a lump sum is paid by Tenant during the Term,
                    the unused portion thereof, if any, shall be, at Tenant's
                    option, refunded or credited to the Tenant upon the
                    expiration of the Term, unused being that portion of the
                    lump sum that is apportionable to a period of the time
                    subsequent to the expiration of the Term.

               (b)  Premiums and fees for fire and extended coverage insurance,
                    insurance against loss of rentals for space in the Building
                    and public liability insurance, all in amounts and coverages
                    (with additional policies against additional risks) as may
                    be required by Landlord or the holder of any mortgage on the
                    Building;

               (c)  Water and sewer service charges, electricity, heat, air-
                    conditioning and other utility charges not separately
                    metered to tenants in the Building;

               (d)  Maintenance and repair costs, including repairs and
                    replacement described in Section 8 below (but excluding
                    repairs resulting from an insured casualty to the extent
                    that Landlord shall receive insurance proceeds therefor);
                    repairs and replacements of supplies and equipment; snow and
                    trash removal; repair and maintenance of all Common
                    Facilities; janitorial services; landscaping, lawn and
                    general grounds upkeep, maintenance and repair; and the
                    costs of all labor, material and supplies incidental
                    thereto; major repair

                                       8
<PAGE>

                    items that are capital in nature shall be amortized over a
                    period of five (5) years or such longer time as required by
                    generally accepted accounting principles.

               (e)  Wages, salaries, fees and other compensation and payments
                    and payroll taxes and contributions to any social security,
                    unemployment insurance, welfare, pension or similar fund and
                    payments for other fringe benefits required by law, union
                    agreement or otherwise made to or on behalf of all employees
                    of Landlord performing services rendered in connection with
                    the operation and maintenance of the Building and/or Land
                    including, without limitation, payments made directly to or
                    through independent contractors for performance of such
                    services or for the servicing of maintenance contracts;

               (f)  Management fees, all of which are not to exceed 5% of the
                    Fixed Rent payable for the Building irrespective of whether
                    such services are performed by Landlord, a company
                    affiliated with Landlord or an independent third party
                    contractor;

               (g)  Any and all assessments paid by Landlord for the repair,
                    maintenance and upkeep of Common Facilities located in the
                    Business Park. For the purposes of this subparagraph (g),
                    such assessments shall equal the product obtained by
                    multiplying the total assessments paid by Landlord by a
                    fraction, the numerator of which shall be the number of
                    square feet in the Building as set forth in Section 1 above,
                    and the denominator of which shall be the total number of
                    square feet in all buildings in the Business Park subject to
                    the assessment; and

               (h)  Any and all other expenditures of Landlord actually incurred
                    in connection with the operation, repair or maintenance of
                    the Premises, the Building or the Land which are properly
                    expensed (or regarded as "deferred expenses") in accordance
                    with generally accepted accounting principles consistently
                    applied in the operation, maintenance, and repair of a
                    first-class office building facility. Included herewith are
                    items of expense that result in a savings or reductions in
                    Operating Expenses as hereinabove described, in the event of
                    which, the corresponding items shall be deducted from the
                    Operating Expense Allowance for the Operating Year in which
                    the expenditure was made. If any improvements or
                    modifications are required to be made to the Building as a
                    result of future amendments to or subsequent regulations
                    under the Americans with Disabilities Act of 1990 (i.e.,
                                                                       ---
                    after the effective date of the Lease), the cost of each
                    such improvement or modification shall be amortized over its
                    useful life and included in Operating Expenses. The cost of
                    capital improvements shall be

                                       9
<PAGE>

                    amortized over a period of five (5) years or such longer
                    period of time as is required by generally accepted
                    accounting principles.

               (i)  Tenant shall have the right, upon written notice to
                    Landlord, to review at Landlord's office, Landlord's books
                    and records relating to any expense, provided that such
                    notice (a) shall be forwarded to Landlord within thirty (30)
                    days of Tenant's receipt of the most recent Operating
                    Expense Statement and (b) shall not affect Tenant's
                    obligation to pay the Operating Expense Adjustment, if any,
                    as shown on the Operating Expense Statement. Landlord shall
                    make such books and records available to Tenant or Tenant's
                    agent. Tenant shall be responsible for any and all costs,
                    expenses and fees incurred by Tenant or Tenant's agent in
                    connection with such review. If Tenant or Tenant's agent
                    reviews Landlord's books and records, Tenant shall have the
                    right to give Landlord written notice stating in reasonable
                    detail any objection notice from Tenant. Landlord and Tenant
                    shall work together in good faith to resolve the discrepancy
                    between Landlord's statement of items and Tenant's review.
                    If Landlord and Tenant determine that the items of Operating
                    Expense for the period in question are less than reported,
                    then Landlord shall provide Tenant with a credit against
                    future rental payments in the amount of any overpayment by
                    Tenant and Landlord shall reimburse Tenant for the cost of
                    the audit (riot to exceed $300) if the overpayment exceeds
                    5% of the Operating Expenses for the year being audited.
                    Likewise, if Landlord and Tenant determine that the items of
                    Operating Expense for the period in question are more than
                    reported, Tenant shall forthwith pay to Landlord the amount
                    of underpayment by Tenant. Also, if any other Tenant in the
                    building performs an audit of any items of Operating Expense
                    and the Landlord agrees that there has been an overpayment
                    of any items of Operating Expense for the period in
                    question, then if pertinent, Tenant shall be entitled to the
                    same pro rata adjustment as the Tenant that performed that
                    audit.

          Items of Operating Expense which are not exclusively incurred with
respect to the Building by reason of the nature of the items or otherwise shall
be equitably allocated by Landlord among the buildings to which the same relate
or for whose benefit the same have been incurred, and only the portion allocated
to the Building shall be included in calculating the Operating Expense for the
Building. The term "Operating Expense" shall not include depreciation on the
Building or equipment therein, mortgage interest, executive salaries, real
estate brokers' commission or the costs of services provided specially for any
particular tenant at such tenant's expense and not uniformly available to all
tenants of the Building.

          In calculating the annual Operating Expenses listed in subsections
(c), (d), (e) and (f) above, if for thirty (30) or more days during the
Operating Year less than ninety-five (95%) percent of the rentable area of the
Building shall have been occupied by tenants, then the annual

                                       10
<PAGE>

Operating Expense attributable to the four subsections listed above shall be
deemed for such Operating Year to be amounts equal to the like expenses which
would normally be-expected to be incurred had such occupancy of the Building
been at ninety-five (95 a) percent throughout such year, as reasonably
determined by Landlord and provided further that if during any Operating Year,
Landlord shall not furnish any item or items of Operating Expenses to any
portion of the Building because such portions are not occupied or because such
item is not required by the lessee of such portion, for the purposes of
computing Operating Expenses, an equitable adjustment shall be made so that the
item of Operating Expense in question shall be shared by tenants receiving the
benefits thereof.

          During the calendar year in which the Term ends, Landlord shall have
the right to submit to Tenant a statement of Landlord's reasonable estimate of
the Operating Expense Adjustment during the period (the "final period")
beginning on the first day of the final Operating Year of the Term or, if later,
the date of the immediately preceding Operating Expense Adjustment, and ending
on the final day of the Term. Upon the earlier to occur of the thirtieth (30th)
day following Tenant's receipt of such statement or the final day of the Term,
Tenant shall pay to Landlord said estimated Operating Expense Adjustment minus
the total amount of payments previously made by Tenant pursuant to this section
during the final period. If requested by Tenant, Landlord shall submit to Tenant
a statement setting forth the actual amount of said Operating Expense Adjustment
after Landlord's final calculation of same, and within thirty (30) days after
Tenant's receipt of such statement, Tenant shall pay to Landlord the amount
shown thereon.

          7.   Security Deposit. Tenant shall deposit with Landlord a Security
               ----------------
Deposit of $51,375 in cash via its good check on or before June 1, 1998. This
deposit consists of the first rental payment due under this Lease and one month
security. One half of the sum shall be applied to the first rental payment under
this Lease. If, during the Term, Tenant's Tangible Net Worth (according to GAAP)
based on Tenant's certified financial statements, falls below $3.75 million,
Tenant will advance an additional $50,000 increasing the security deposit. If
Tangible Net Worth falls below $3.00 million, Tenant will again advance
additional cash security to bring the total security deposit to $200,000.
Security may be in the form of either a cash deposit or a letter of credit
provided that in the latter instance, it is in form and substance acceptable to
Landlord in its sole discretion. If security is a cash deposit, then it shall be
kept by Landlord in an interest-bearing account, with the interest thereon to be
added to the Security Deposit. The security deposit will be reduced to $75,000
once Tangible Net Worth is above $3.00 million and reduced to one month's rent
once Tangible Net Worth is above $3.75 million, provided, however, the
aforementioned advances will again be required in the event that the Tangible
Net Worth falls below the aforementioned levels (and returned to Tenant if they
again exceed such levels) -- it being the intention of the parties that such
increases in security will always be required during the Term if and so long as
the Tangible Net Worth is below the aforementioned levels. Furthermore, failure
to provide the security deposit and additional security shall be deemed a
material default under this Lease.

          Landlord will hold the security deposit, if cash, in an interest-
bearing escrow in a segregated account as security for the faithful performance
by Tenant of all its covenants and agreements under this Lease, but in no event
shall Landlord be obliged to apply same to rents or other charges in arrears or
damages for Tenant's default hereunder, but Landlord may so apply

                                       11
<PAGE>

the security deposit at its option. Landlord's right to possession of the
Premises for Tenant's default or any other reason shall not be affected by the
fact that Landlord holds said security deposit. The security deposit, if not so
applied by Landlord, together with accrued interest shall be returned to Tenant
within sixty (60) days after this Lease terminates, provided that Tenant shall
have vacated the Premises and delivered the same to Landlord, as herein
provided. In the event of any transfer of Landlord's interest in the Premises,
Landlord shall have the right upon notice to Tenant of transferee's identity to
transfer its interest in the security deposit to such transferee, and upon
transferee taking title to the Building, Landlord shall be released of all
liability with respect to such security deposit, and Tenant shall look solely to
such transferee for the return of the same.

          8.   Landlord's Services.  So long as Tenant is not in default
               -------------------
hereunder, Landlord shall:

               a.   Regularly on business days clean or cause the Premises and
the Building to be kept clean to the standards of a first-class suburban office
building, provided the same are kept in order by Tenant.

               b.   Arrange for all required utility services to the Premises;
provided, however, that Landlord shall not be liable to Tenant for any loss or
--------  -------
damage arising from interruption in such utility services.

               c.   Provide the services referenced in subsection 6 (4) (d)
above.

               d.   Make all repairs necessary to maintain the plumbing and
electrical systems, windows, floors (excluding carpeting), and all other items
which constitute a part of the Premises and are installed or furnished by
Landlord, except repairs to the heat pumps servicing the Premises and Tenant's
trade fixtures and property and installations which Tenant is obligated to make
or which were performed by Landlord at Tenant's request; provided, however, that
                                                         --------  -------
Landlord shall not be obligated for any of such repairs until the expiration of
a reasonable period of time after written notice from Tenant that such repair is
needed. In no event shall Landlord be obligated under this paragraph to repair
any damage caused by any act, omission or negligence of Tenant or its employees,
agents, invitees, licensees, subtenants, or contractors.

          Tenant shall take good care of the Premises and the fixtures and
appurtenances therein. Tenant shall; at its sole cost and expense and under
Landlord's supervision, repair and replace all damage or injury to the Premises
and the Building and to fixtures and equipment caused by Tenant or its
employees, agents, invitees, licensees, subtenants, or contractors, or as the
result of all or any of them moving in or out of the Building or by installation
or removal of furniture, fixtures or other property, which repairs and
replacements shall be in quality and class equal to the original work or
installations. If Tenant fails to make such repairs or replacements, the same
may be made by Landlord and such expense shall be collectible as Additional Rent
and paid by Tenant within fifteen (15) days after rendition of a bill therefor.

          Heating, ventilating and air-conditioning ("HVAC") for the Premises
are supplied by an individual heat pump servicing only the Premises. If Tenant
requires maintenance, servicing, repair or replacement of the heat pump, such
maintenance, servicing, repair or

                                       12
<PAGE>

replacement shall be made at the sole expense of Tenant to the extent such cost
is not covered by the heat pump maintenance contract maintained by Landlord,
unless the need for such repairs is caused solely by the negligence or willful
misconduct of Landlord, its agents or employees. Landlord agrees to provide for
the benefit of Tenant any manufacturer's' or installer's warranty issued to
Landlord covering the heat pump. Notwithstanding the foregoing, if during the
first five (5) Lease years of the Term (a) the maintenance or repair of a heat
pump serving the Premises involves in any instance an expense in excess of
$1,000.00 or (b) any heat pump compressor (s) need to be replaced, then the
Landlord will, in the event of (a) reimburse the excess cost to the Tenant or in
the event of (b)replace the defective compressor at its own expense. After the
fifth (5) Lease year, all such obligations shall be the Tenant's as above set
forth.

          Landlord shall not be liable by reason of any injury to or
interference with Tenant's business arising from the making of any repairs,
alterations, additions or improvements in or to the Premises or the Building or
to any appurtenances or equipment therein. Except as expressly provided in
Sections 11 and 12 hereof, there shall be no abatement of rent because of such
repairs, alterations, additions or improvements.

          Landlord, at its sole cost and expense, shall comply with the
provisions of the Americans with Disabilities Act, and all applicable rules and
regulations, as they relate to the Building (other than the Premises) and common
areas.

          9.   No Other Services by Landlord. Landlord shall not be required to
               -----------------------------
render any services to Tenant or to make any repairs or replacements to the
Premises, except as provided in Sections 3, 8, 11 and 12 hereof. Without
limiting the generality of the foregoing, it is specifically understood and
agreed that Tenant shall contract for an be solely responsible for all costs of
electricity consumed or used in the Premises. In the event that the electricity
provider is unwilling to bill Tenant directly for electricity consumed or used
in the Premises, Landlord shall have the right to submeter, at Landlord's sole
expense, the Premises and to bill Tenant monthly an amount equal to Landlord's
reasonable estimate of Tenant's electrical consumption against actual meter
readings for the prior three (3) months. In the event Tenant has consumed more
electricity than is reflected by the estimated monthly payments, then Tenant
shall pay for such excess electrical consumption within ten (10) days after
receipt of a bill therefor from Landlord. In the event that Tenant's monthly
installments exceed Tenant's actual electrical consumption, then the excess
shall be credited against the next estimated monthly payment due by Tenant.

          10.  Insurance.
               ---------

               a.   Tenant, at Tenant's expense, shall maintain in effect
throughout the Term, through insurance carriers reasonably satisfactory to
Landlord, insurance against claims for personal injury (including death) and
property damage, under a policy of general public liability insurance, in
amounts not less than Two Million ($2,000,000.00) Dollars combined single limit
in respect of bodily injury (including death) and Five Hundred Thousand
($500,000.00) Dollars for property damage. The insurance policy shall name both
Landlord and Tenant as insured parties. In addition, Tenant at all times shall
maintain fire and extended coverage insurance insuring its interest in all
furniture, fixtures, equipment, supplies and other

                                       13
<PAGE>

personal property located in the Premises or elsewhere in the Building and all
tenant improvements to the Premises, for the full insurable replacement cost
thereof.

               b.   Prior to the commencement of the Term, Tenant shall provide
Landlord with certificates of the insurance policies herein required of Tenant.
All policies shall provide that coverage thereunder may not be reduced or
terminated without at least thirty (30) days prior written notice to Landlord.
Tenant shall furnish to Landlord throughout the Term replacement certificates at
least thirty (30) days prior to the expiration date of the then current policies
and, upon request of Landlord, shall supply to Landlord copies of all policies
herein required of Tenant.

               c.   Landlord shall maintain and keep in effect throughout the
Term of this Lease insurance against loss or damage to the Building by fire or
such other casualties as may be included within either fire and extended
coverage insurance or all-risk insurance and such other insurance as Landlord
may desire or as may reasonably be required from time to time by any mortgagee.
Tenant shall pay to Landlord its Proportionate Share of the premiums to be paid
by Landlord for such insurance in accordance with Section 6 above.

          If Tenant's leasehold improvements or other personal property,
fixtures or equipment, or any part thereof, is damaged by fire or other cause
against which Tenant is required to carry insurance pursuant to this Lease,
Landlord shall not be liable to Tenant for any loss, cost or expense arising out
of or in connection with such damage. Tenant hereby releases Landlord, its
directors, officers, shareholders, partners, employees, agents and
representatives, from any liability, claim or action arising out of or in
connection with such damage. Furthermore, Tenant shall maintain insurance
against loss, injury, or damage which may be sustained by the person, goods,
wares, merchandise or property of Tenant, its agents, contractors, employees,
invitees or customers, or any other person in or about the Premises, caused by
or resulting from fire, steam, electricity, gas, water, or rain, which may leak
or flow from or into any part of the Premises or the Building, or from the
breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires,
appliances, plumbing, air conditioning or lighting fixtures of the same, whether
such damage or injury results from conditions arising within the Premises or
other portions of the Building,, or from other sources, and Landlord shall not
be liable therefor, unless caused by Landlord's negligence or wrongful act, and
in that event only to the extent not covered by the insurance which Tenant is
required to carry pursuant to this Lease. Landlord shall not be liable to Tenant
for any damages arising out of or in connection with any act or omission of any
other tenant in the Building or for losses due to theft or burglary or other
wrongful acts of third parties.

               d.   Each of the parties hereto hereby releases the other from
all liability for all injury, loss or damage which may be inflicted upon the
property of such party, even if such liability results from the negligence of
the other party; provided, however, that this release shall be effective only
                 --------  -------
(i) during such time as the applicable insurance policy carried by such party
names the other party as a co-insured or contains a clause to the effect that
this release shall not affect said policy or the right of the insured to recover
thereunder, and (ii) to the extent of the coverage of such policy. If any policy
does not permit such a waiver, and if the party to benefit therefrom requests
that such a waiver be obtained, the other party agrees to obtain an endorsement
to its insurance policies permitting such waiver of subrogation, if available,
and if

                                       14
<PAGE>

an additional premium-is charged for such waiver, the party benefiting therefrom
shall pay same promptly upon being billed therefor.

          11.  Casualty.
               --------

               a.   If the Premises are damaged by fire or other casualty,
Tenant shall promptly notify Landlord and Landlord shall repair the damaged
portions of the Premises (but not any of Tenant's property therein or
improvements or alterations made by Tenant), except that if, in Landlord's
reasonable judgment, the damage would require more than ninety (90) days of work
to repair, or if the insurance proceeds (excluding rent insurance) which
Landlord anticipates receiving must be applied to repay any mortgages
encumbering the Building or are otherwise inadequate to pay the cost of such
repair, then Landlord shall have the right to terminate this Lease by so
notifying Tenant in writing, which notice shall specify a termination date not
less than fifteen (15) days after its transmission. If Landlord is so required
to repair, the work shall be commenced and completed with due diligence, taking
into account the time required for Landlord to procure insurance proceeds, and
construction delays due to shortages of labor or material or other causes beyond
Landlord's reasonable control.

          During the period when Tenant shall be deprived of possession of the
Premises by reason of such damage, Tenant's obligation to pay Base Rent under
Section 5 and Operating Expense Allowance under Section 6 shall abate in the
proportion which the damaged area of the Premises bears to the entire Premises.

          12.  Condemnation.
               ------------

               a.   If all of the Premises are taken through the exercise of the
power of eminent domain, this Lease shall terminate on the date when possession
of the Premises is required by the condemning authority. If only part of the
Premises is taken, then (i) if the condemnation award is insufficient to restore
the remaining portion of the Premises or if such award must be applied to repay
any mortgages encumbering the Building, (ii) if, in addition to a portion of the
Premises, a portion of the Building or Land is taken and Landlord deems it
commercially unreasonable to continue leasing all or a portion of the remaining
space in-the Building, or (iii) if a substantial portion of the Premises is so
taken and it is commercially unreasonable for Tenant to continue its business
within the Premises as determined by Tenant in the exercise of its reasonable
business judgment, then Landlord in the case of (i) and (ii) above or Tenant in
the case of (iii) above, shall have the right to terminate this Lease on the
date when the condemned portion of the Premises, Building or Land is required to
be delivered to the condemning authority, which right shall be exercisable by
the exercising party so notifying the other party no later than thirty (30) days
prior to such date.

               b.   If this Lease is not so terminated after a partial
condemnation, then after the date when the condemned portion of the Premises is
delivered to the condemnor, the Fixed Rent shall be reduced in the proportion
which the condemned area bears to the entire area of the Premises, and Tenant's
Proportionate Share shall be reduced by the same proportion.

               c.   Tenant shall have the right to claim against the condemnor
only for removal and moving expenses and business dislocation damages which may
be separately

                                       15
<PAGE>

payable to tenants in general under Pennsylvania law, provided such payment does
not reduce the award otherwise payable to Landlord. Subject to the foregoing,
Tenant hereby waives all claims against Landlord with respect to a condemnation,
and hereby assigns to Landlord all claims against the condemnor including,
without limitation, all claims for leasehold damages and diminution in the value
of Tenant's leasehold estate.

          13.  Tenant's Fixtures. Tenant shall have the right to install trade
               -----------------
fixtures, personal computers and local area networks, office machinery and
equipment (excluding alterations, improvements and additions which are governed
by Section 14) required by Tenant or used by it in its business, provided that
same do not impair the structural strength of the Building and further provided
that such trade fixtures, office machinery and equipment shall be limited to
items normally used in an office building. Without limiting the generality of
the foregoing, it is specifically understood and agreed that Tenant shall not
have the right to install or operate any electrical equipment or machinery in
the Premises (other than normal office machinery and equipment such as
typewriters, adding machines, and copier) without Landlord's prior written
consent. Tenant shall remove all such trade fixtures, office machinery and
equipment prior to the end of the Term, and Tenant shall repair and restore any
damage to the Premises and Building caused by such installation or removal.
Tenant's personal property, fixtures and equipment are not covered by any
insurance policies maintained by Landlord under this Lease or otherwise, and it
shall be Tenant's responsibility to secure extended coverage insurance against
fire, vandalism, malicious mischief, sprinkler and other water leakage and such
additional perils as now are or hereafter may be included in a standard extended
coverage endorsement insuring its trade fixtures, machinery and equipment.

          14.  Alterations. Tenant shall not, without on each occasion first
               -----------
obtaining Landlord's prior written consent, make any alterations, improvements
or additions to the Premises, except that Tenant may, without the consent of
Landlord but with prior written notice to Landlord, make minor improvements to
the interior of the Premises provided that: (i) they do not impair the
structural strength, operation or value of the Building, and (ii) Tenant shall,
prior to the commencement of the work, deliver to Landlord waivers of liens, in
form acceptable to Landlord, from all contractors, subcontractors and
materialmen performing such work, and shall take all steps required or permitted
by law to avoid the imposition of any mechanic's liens upon the Premises,
Building and Land. All alterations, improvements and additions, except for minor
alterations and improvements as aforesaid, upon completion of construction
thereof, shall become part of the Premises and the property of Landlord without
payment therefor by Landlord and shall be surrendered to Landlord at the end of
the Term; provided, however, if so notified by Landlord in writing, Tenant
          --------  -------
shall, prior to the end of the Term, remove all such alterations and
improvements, or the parts thereof specified by Landlord, from the Premises and
shall repair all damage caused by installation and/or removal. In connection
with the foregoing, Tenant may at any time within the last four (4) months of
the Term request the Landlord to identify what, if any, of the alterations or
improvements are to be removed and Landlord will respond to Tenant's request in
reasonable detail within fifteen (15) days thereafter. For purposes of this
Section 14, "minor improvements" shall be defined as those improvements costing
no more than Five Thousand ($5,000.00) Dollars.

          15.  Mechanics' Lien. Tenant shall not, in the making of any repairs
               ---------------
or alterations pursuant to the provisions of Section 14 hereof, suffer or permit
any mechanic's,

                                       16
<PAGE>

laborer's or materialman's lien to be filed against the Premises, Building, Land
or any part thereof by reason of labor or materials supplied or claimed to have
been supplied to Tenant; and if any such limb shall be filed, Tenant, within
fifteen (15) days after notice of filing, shall cause it to be discharged of
record.

          16.  Use of Premises. Tenant may use and occupy the Premises only for
               ---------------
the express and limited purposes listed in Section 1 of this Lease, and the
Premises shall not be used or occupied, in whole or in part, for any other
purpose without the prior written consent of Landlord. Tenant shall not commit
or suffer any waste upon the Premises or Building, or any nuisance or any other
act which may disturb the quiet enjoyment of any other tenant in the Building or
the Business Park.

          Tenant will not dump, flush, or in any way introduce any hazardous
substances or any other toxic substances into the public sanitary sewer system
serving the Premises; nor generate, store or dispose of hazardous substances on
the Premises or from the Premises to any other location without the prior
written consent of Landlord and then only in compliance with the Comprehensive
Environmental Response, Compensation and Liability Act, as amended 42 U.S.C.
9601 et seq. ("CERCLA"), and all other applicable laws, ordinances and
regulations. Tenant shall notify Landlord of any incident which would require
the filing of a notice under applicable federal, state or local environmental
protection law (collectively "environmental laws"). "Hazardous substances" as
used in this Section shall mean "hazardous substances" as defined in CERCLA and
any regulations adopted pursuant thereto. If any such materials and/or
substances are found on the Land or Building, the obligation and cost for the
clean up shall be upon Landlord unless Tenant contributed or was responsible for
the existence of such hazardous material or substance on the Land or Building,
in which event the Tenant shall be responsible therefor.

          Tenant shall, protect, indemnify and save Landlord harmless from and
against any and all liability, loss, damage, cost or expense that Landlord may
suffer or incur as a result of any claims, demands, damages, losses,
liabilities, costs, charges, suits, orders, judgments or adjudications asserted,
assessed, filed or entered against Landlord by any third party, including any
governmental authority, arising from the alleged deposit, storage, disposal,
burial, dumping, injecting, spilling, leaking or other use, placement or release
in, on or affecting the Premises or any adjoining property owned by Landlord of
a hazardous substance or otherwise arising from any other alleged violation of
any environmental law, including, but not limited to, liability for costs and
expenses of abatement, correction or clean-up, fines, damages, response costs or
penalties, or liability for personal injury or property damage.

          17.  Rules and Regulations. Tenant covenants and agrees that Tenant,
               ---------------------
its employees, agents, invitees, licensees and other visitors, shall observe
faithfully, and comply strictly with, such reasonable Rules and Regulations as
Landlord or Landlord's agents may, after 30 days written notice to Tenant, from
time to time adopt with respect to the buildings and common areas in the
Business Park and which are uniformly enforced by Landlord against all other
Building tenants. Any rules and regulations currently adopted by Landlord are
attached hereto as Exhibit C.

                                       17
<PAGE>

          18.  Governmental Regulations. Tenant shall, in the use and occupancy
               ------------------------
of the Premises, comply with all applicable laws, ordinances, notices and
regulations of all governmental and municipal authorities, and with the
regulations of the insurers of the Premises. Tenant shall keep in force at all
times all licenses, consents and permits necessary for the lawful conduct of
Tenant's business at the Premises.

          19.  Signs. Landlord, at its expense, shall construct one (1) standard
               -----
Business Park identification sign for Tenant upon the exterior of the Premises
at a location to be selected by Landlord. Except for signs which are located
wholly within the interior of the Premises and which are not visible from the
exterior thereof, no signs shall be erected by Tenant anywhere upon the
Premises, Building or Land.

          20.  Landlord's Entry. Landlord and its agents, contractors and
               ----------------
invitees shall have the right to enter the Premises at all reasonable times to
inspect the same, to exhibit same to prospective purchasers, tenants and
mortgagees, and to make any necessary repairs thereto. Landlord shall not be
liable in any manner to Tenant by reason of such entry or the performance of
repair work in the Premises and the obligations of Tenant hereunder shall not
thereby be affected; however, Landlord agrees (except in the case of Tenant's
default hereunder) that all repair work (excepting only emergency work or work
which must, in Landlord's judgment, be performed on an urgent basis) by Landlord
shall be performed in a reasonable manner at reasonable times.

          21.  Indemnification. (A) Tenant shall indemnify Landlord from and
               ---------------
against any and all losses, costs (including reasonable counsel fees), claims,
suits, actions and causes of action, whether legal or equitable, sustained or
arising by reason of (a) Tenant's default in any of its obligations hereunder,
or (b) any act or omission of Tenant of any of its officers, agents, employees
or invitees brought by any person or persons whomsoever, arising out of Tenant's
occupancy or use of the Premises.

               (B)  Landlord shall indemnify Tenant from and against any and all
losses, costs (including reasonable counsel fees) claims, suits, actions and
causes of action, whether legal or equitable, sustained or arising by reason of
any act or omission of Landlord or any of its officers, agents, employees or
invitees brought by any person or persons whosoever, arising out of Landlord
ownership or control of the Building or Common Facilities.

          22.  Curing Tenant's Defaults. If Tenant shall default in performing
               ------------------------
any of its obligations hereunder, Landlord may (but shall not be so obliged), in
addition to Landlord's other rights and remedies and without waiver of such
default, cure such default on behalf of Tenant (and, if deemed necessary by
Landlord, enter and possess the Premises), provided that Landlord shall have
first given Tenant written notice of such default and Tenant shall have failed
within ten (10) days following said notice to cure or diligently to pursue the
cure of said default (which notice and opportunity to cure shall not be required
in case of emergency). Tenant, upon demand of Landlord, shall reimburse Landlord
of all costs (including reasonable counsel fees) incurred by Landlord with
respect to Landlord's efforts to cure the same, which costs shall be deemed
Additional Rent hereunder.

          23.  Default.
               -------

                                       18
<PAGE>

               a.   If (i) after five (5) days prior written notice from
Landlord, Tenant fails to pay any installment of Fixed Rent when due (provided
that written notice will not be required more than twice in a calendar year),
(ii) Tenant fails to pay any Additional Rent within ten (10) days after written
notice that same has become due, (iii) Tenant fails to observe or perform any of
Tenant's other obligations herein contained and such failure continues for more
than thirty (30) days after written notice from Landlord and, if such default is
of a type that cannot be cured within thirty (30) days, such additional time so
long as Tenant is diligently proceeding to cure, (iv) Tenant makes an assignment
for the benefit of creditors, (v) Tenant commits an act of bankruptcy or files a
petition or commences any proceeding under any bankruptcy or insolvency law,
(vi) a petition is filed or any proceeding is commenced against Tenant under any
bankruptcy or insolvency law and is not dismissed within sixty (60) days, (vii)
Tenant is adjudicated a bankrupt, (viii) a receiver or other official is
appointed for Tenant or for a substantial part of Tenant's assets or for
Tenant's interest in this Lease, or (ix) any attachment or execution is filed or
levied against a substantial part of Tenant's assets or Tenant's interests in
this Lease or any of Tenant's property in the Premises, then, in any such event,
an Event of Default shall be deemed to exist and Tenant shall be in default
hereunder, and, at the option of Landlord: (a) Landlord may accelerate the
balance of the Fixed Rent and all Additional Rent and all other sums to which
Landlord is entitled hereunder and declare the same to be immediately due and
payable; or (b) this Lease and the Term shall, without waiver of Landlord's
other rights and remedies, terminate without any right of Tenant to save the
forfeiture. Any acceleration of the rent by Landlord shall not constitute a
wavier of any right or remedy of Landlord, and if Tenant shall fail to pay the
accelerated rent upon Landlord's demand, then Landlord may thereafter terminate
this Lease, as aforesaid. Immediately upon such termination by Landlord,
Landlord shall have the right to recover possession of the Premises pursuant to
legal process, including the breaking of locks and replacing of locks as
authorized by the court, and removing Tenant's and any third party's property
therefrom, and making any disposition thereof as Landlord may deem commercially
reasonable. In the event that Landlord intends to use the remedy of Confession
of Judgement as set forth in subsection 23 (d) hereof, it shall first give
Tenant fifteen (15) days prior written notice of its intention to do so.

               b.   Following such termination, Landlord shall have the
unrestricted right to lease the Premises or any part thereof to any person and
pursuant to any terms as Landlord may elect, but Landlord shall have no
obligations to rent the Premises so long as Landlord (or any related entity) has
other comparable vacant space available for leasing in the general geographical
areas of the Premises.

               c.   No act or forbearance by Landlord shall be deemed a waiver
or election of any right or remedy by Landlord, with respect to Tenant's
obligations hereunder, unless and to the extent that Landlord shall execute and
deliver to Tenant a written instrument to such effect, and any such written
waiver by Landlord shall not constitute a waiver or relinquishment for the
future of any obligation of Tenant. Landlord's acceptance of any payment from
Tenant (regardless of any endorsement on any check or any writing accompanying
such payment) may be applied by Landlord to Tenant's obligations then due
hereunder, in any priority as Landlord may elect, and such acceptance by
Landlord shall not operate as an accord and satisfaction or constitute a waiver
of any right or remedy of Landlord with regard to Tenant's obligations
hereunder.

                                       19
<PAGE>

               d.   FOR THE PURPOSE OF PROCURING POSSESSION OF THE PREMISES WHEN
THE TERM SHALL END BY EXPIRATION OR BY TERMINATION THEREOF ON ACCOUNT OF
TENANT'S DEFAULT, TENANT HEREBY AUTHORIZES AND EMPOWERS ANY ATTORNEY OF ANY
COURT OF RECORD IN THE COMMONWEALTH OF PENNSYLVANIA OR ELSEWHERE, AS ATTORNEY
FOR TENANT AND ALL PERSONS CLAIMING UNDER OR THROUGH TENANT, TO SIGN AN
AGREEMENT FOR ENTERING IN ANY COMPETENT COURT AN ACTION IN EJECTMENT FOR
POSSESSION OF THE PREMISES AND TO APPEAR FOR AND CONFESS JUDGMENT AGAINST
TENANT, AND AGAINST ALL PERSONS CLAIMING UNDER OR THROUGH TENANT, FOR THE
RECOVERY BY LANDLORD OF POSSESSION OF THE SAME, WITHOUT ANY STAY OF EXECUTION,
FOR WHICH THIS LEASE, OR A COPY THEREOF VERIFIED BY AFFIDAVIT, SHALL BE A
SUFFICIENT WARRANT: AND THEREUPON A WRIT OF POSSESSION MAY RE ISSUED FORTHWITH,
WITHOUT ANY PRIOR WRIT OR PROCEEDING WHATSOEVER. TENANT HEREBY RELEASES LANDLORD
FROM ALL ERRORS AND DEFECTS WHATSOEVER IN ENTERING SUCH ACTION AND JUDGMENT AND
IN CAUSING SUCH WRIT OR WRITS TO BE ISSUED, AND HEREBY AGREES THAT NO WRIT OF
ERROR, APPEAL, PETITION TO OPEN OR STRIKE OFF JUDGMENT, OR OTHER OBJECTION SHALL
BE FILED OR MADE WITH RESPECT THERETO. IF FOR ANY REASON AFTER SUCH ACTION HAS
BEEN COMMENCED THE SAME SHALL BE DISCONTINUED OR POSSESSION OF THE PREMISES
SHALL REMAIN-IN OR BE RESTORED TO TENANT, LANDLORD SHALL HAVE THE RIGHT FOR THE
SAME DEFAULT OR ANY SUBSEQUENT DEFAULT TO BRING ONE OR MORE FURTHER ACTIONS AS
ABOVE PROVIDED TO RECOVER POSSESSION OF THE PREMISES.

               e.   TENANT, BEING FULLY AWARE OF THE RIGHT TO NOTICE AND A
HEARING CONCERNING THE VALIDITY OF ANY AND ALL CLAIMS THAT MAY BE ASSERTED
AGAINST TENANT BY LANDLORD BEFORE A JUDGMENT CAN BE ENTERED HEREUNDER OR BEFORE
POSSESSION MAY BE OBTAINED ON SUCH JUDGMENT, HEREBY WAIVES THESE RIGHTS AND
AGREES AND CONSENTS TO JUDGMENT BEING ENTERED BY CONFESSION IN ACCORDANCE WITH
THE TERMS HEREOF AND POSSESSION BEING OBTAINED ON SUCH JUDGMENT WITHOUT FIRST
BEING GIVEN NOTICE AND THE OPPORTUNITY TO BE HEARD ON THE VALIDITY OF THE CLAIM
OR CLAIMS UPON WHICH SUCH JUDGMENT FOR POSSESSION IS ENTERED.

          24.  Quiet Enjoyment. So long as Tenant is not in default under the
               ---------------
covenants and agreements of this Lease, Tenant's quiet and peaceful enjoyment of
the Premises shall not be disturbed or interfered with by Landlord or by any
person claiming by, through or under Landlord.

          25.  Assignment and Subletting. Tenant shall be permitted an absolute
               -------------------------
right to assign or sublet all or any part of the Premises to any entity in
control of, controlled by or under common control with Tenant, provided that
Tenant shall remain obligated under the Lease to Landlord. As to other
assignments or sublettings, Tenant shall not assign, pledge, mortgage or
otherwise transfer or encumber this Lease, nor sublet all or any part of the
Premises or permit the

                                       20
<PAGE>

same to be occupied or used by anyone other than Tenant or its employees without
Landlord's prior written approval. Notwithstanding the foregoing, Tenant may not
sublet less than 4,000 square feet of the Premises. It will not be unreasonable
for Landlord to withhold consent if the reputation financial responsibility or
business of a proposed assignee or subtenant is unsatisfactory to Landlord, or
if Landlord deems such business not to be consonant with that of other tenants
in the Building, or if the intended use by the proposed assignee or subtenant
conflicts with any commitment made by Landlord to any other tenant in the
Building.

          Tenant's request for approval shall be in writing and contain the
name, address, and description of the business of the proposed assignee or
subtenant, its most recent financial statement and other evidence of financial
responsibility, its intended use of the Premises, and the terms and conditions
of the proposed assignment or subletting.

          Within ten (10) days from receipt of such request Landlord shall
either: (a) grant or refuse consent; or (b) elect to require Tenant (i) to
execute an assignment of lease or sublease of Tenant's interest hereunder to
Landlord or its designee upon the same terms and conditions as are contained
herein, together with an assignment of Tenant's interest as sublessor in any
such proposed sublease, or (ii) if the request is for consent to a proposed
assignment of this Lease, to terminate this Lease and the term hereof effective
as of the last day of the third month following the month in which the request
was received.

          Each assignee or sublessee of Tenant's interest hereunder shall assume
and be deemed to have assumed this Lease and shall be and remain liable jointly
and severally with Tenant for all payments and for the due performance of all
terms, covenants, conditions and provisions herein contained on Tenant's part to
be observed and performed. No assignment shall be binding upon Landlord unless
the assignee shall deliver to Landlord an instrument in recordable form
containing a covenant of assumption by the assignee, but the failure or refusal
of an assignee to execute the same shall not release assignee from its liability
as set forth herein.

          Any assignment or subletting shall terminate any right in Tenant (as
may otherwise be provided for herein) to renew or extend the Term of this Lease
or any right of expansion to new or additional space or any right of first
refusal or first offer with respect to additional space, and shall likewise
terminate and render void and of no effect any prior exercise of any of the
rights enumerated above (except and only to the extent that a renewal term is
then in effect).

          Any consent by Landlord hereunder shall not constitute a waiver of
strict future compliance by Tenant of the provisions of this Section 25 or a
release of Tenant from the full performance by Tenant of any of the terms,
covenants, provisions, or conditions in this Lease contained.

          26.  Subordination; Attornment.
               -------------------------

               a.   This Lease is and shall be subject and subordinate at all
times to any lease under which Landlord is in control of the Premises, to the
rights of the owners of the Building and Land, to all mortgages and other
encumbrances now or hereafter placed upon the Premises or the Building and to
any and all amendments to or modifications of any such lease,

                                       21
<PAGE>

ownership right or mortgage, without the necessity of any further instrument or
act on the part of Tenant to effectuate such subordination. Tenant shall from
time to time execute and deliver within ten (10) days following the request of
Landlord and Landlord's mortgagee, grantee or lessor, recordable instruments in
form satisfactory to the holder of such prior right evidencing such
subordination and Tenants' agreement to attorn to such holder. Notwithstanding
the foregoing, any mortgagee may at any time subordinate its mortgage to this
Lease, without Tenant's consent, by notice in writing to Tenant, whereupon this
Lease shall be deemed prior to such mortgage without regard to their respective
dates provided that, prior to any subsequent subordination by Tenant becoming
effective, the lender or mortgagee shall have delivered to Tenant an executed
non-disturbance agreement in form reasonably acceptable to mortgagee.

               b.   If any successor in interest, including but not limited to,
a lessor of a superior lease or the holder, now or hereafter, of a superior
mortgage, shall succeed to Landlord's estate in the Building or the rights of
Landlord under this Lease, whether through purchase, operation of law,
possession or foreclosure action or delivery of a new lease or deed or
otherwise, then-at the election of such party so succeeding to Landlord's rights
(herein sometimes called "Successor Landlord"), Tenant shall attorn to and
recognize such Successor Landlord as Tenant's landlord under this Lease and
shall within ten (10) days of such written request, execute, acknowledge and
deliver any instrument that such Successor Landlord may reasonably request to
evidence such attornment, provided only that such Successor Landlord agrees not
to disturb Tenant's possession under the Lease so long as Tenant is not in
default hereunder. Tenant hereby irrevocably appoints such Successor Landlord as
Tenant's attorney-in-fact to execute and deliver such instrument for and on
behalf of Tenant, such appointment being coupled with an interest. To the extent
permitted by law, Tenant hereby waives any right Tenant may have under any
present or future law to terminate this Lease or surrender the Premises by
reason of the institution of any proceeding to terminate a superior lease or
action to foreclose a superior mortgage, and this Lease shall not be affected by
any such proceeding or action unless and until the lessor of the superior lease
or holder, now and hereafter, of the superior mortgage, elects in such
proceeding or action to permit the termination of this Lease by the Tenant.

          27.  Tenant's Certificates. Tenant shall from time to time, within
               ---------------------
five (5) days after Landlord's request, execute and deliver to Landlord a
recordable written instrument (s) certifying that this Lease is unmodified and
in full effect (or if there have been modifications, that it is in effect as
modified), the dates to which rental charges have been prepaid by Tenant, if
any, whether or not Landlord is in default of any of its obligations hereunder,
and covering such other matters as Landlord may reasonably request. Tenant
agrees that such statement may be relied upon by any mortgagee, purchaser or
assignee of Landlord's interest in this Lease, the Building or Land. Upon
Landlord's written request from time to time, but not more than twice during any
Lease Year, Tenant shall promptly furnish Landlord financial statements
evidencing Tenant's (and/or its Guarantor, if any) then current financial
condition.

          28.  Acceptance; Surrender. By entry and possession of the Premises,
               ---------------------
Tenant thereby acknowledges that Tenant has examined the Premises and accepts
the same as being in the condition called for by this Lease. Tenant shall, at
the end of the Term, promptly surrender the Premises in good order and condition
and in conformity with the applicable provisions of this Lease, excepting only
reasonable wear and tear and damage by fire or other insured casualty.

                                       22
<PAGE>

          29.  Holding Over. This Lease shall expire absolutely and without
               ------------
notice on the last day of the Term, provided that if Tenant, with the prior
written consent of Landlord, retains possession of the Premises or any part
thereof after the termination of this Lease by expiration of the Term or
otherwise, a month-to-month tenancy shall be deemed to exist, and Tenant shall
continue to pay the Fixed Rent and Additional Rent due hereunder. If such
holding over exists without Landlord's prior written consent, Tenant shall pay
Landlord, as partial compensation for such unlawful retention, an amount
calculated on a per diem basis for each day of such continued unlawful
retention, equal to 150% of the Base Rent for the time Tenant thus remains in
possession. Such payments for unlawful retention shall not limit any rights or
remedies of Landlord resulting by reason of the wrongful holding over by Tenant
or create any right in Tenant to continue in possession of the Premises.

          30.  Notices. All notices, requests and consents herein required or
               -------
permitted from either party to the other shall be in writing and shall be sent
by personal delivery, nationally recognized courier guaranteeing overnight
delivery, facsimile (with receipt confirmed) or by mailing the same by
registered or certified mail, postage prepaid, return receipt requested,
addressed to Landlord at its address aforesaid, with a copy to any mortgagee
designated by Landlord, or, as the case may be, addressed to Tenant at its
address aforesaid, or to such other address as the party to receive same may
designate by notice to the other. All such notices, requests and other
communications shall be deemed to have been sufficiently given for all purposes
on the date of personal delivery, upon confirmation of receipt of facsimile, on
the day after the date of deposit with a courier guaranteeing overnight
delivery, or if deposited in the United States mail, the date when the notice is
either received or rejected by the addressee.

          31.  Broker.  Tenant represents and warrants to Landlord that all of
               ------
Tenant's dealings in regard to the Premises have been solely with Brandywine
Realty Services Corporation and Coldwell Banker Commercial Real Estate Group,
Inc., that no other broker, agent or party has shown the Premises to Tenant or
negotiated with Tenant in regard thereto.

          32.  Definition of Parties. The word "Landlord" is used herein to
               ---------------------
include the Landlord named above and any subsequent person who succeeds to the
rights of Landlord herein each of whom shall have the same rights and remedies
as he would have had had he originally signed this Lease as Landlord, and in all
events, Tenant shall look solely to the landlord's interest in the Land and
Building and rents derived therefrom for enforcement of any obligation hereunder
or by law assumed or enforceable against Landlord or such other person,
provided, however, that neither Landlord nor any successor to Landlord shall
have any liability hereunder after he ceases to hold a fee or leasehold interest
in the Premises, except for obligations which may have theretofore accrued. The
word "Tenant" is used herein to include the party named above as Tenant as well
as it: or their respective heirs, personal representatives, successors and
assigns, each of whom shall be under the same obligations, liabilities and
disabilities and have only such rights, privileges and powers as he would have
possessed had he originally signed this Lease as Tenant.

          33.  Entire Agreement; Interpretation. This Lease constitutes the
               --------------------------------
entire agreement between the parties hereto with respect to the Premises and
there are no other agreements or understandings. This Lease shall not be
modified except by written instrument executed by both parties and any
cancellation surrender or amendment hereas without the

                                       23
<PAGE>

cousins of any first mortgage to which this Lease has been collaterally assigned
shall be voidable at the option of said mortgage. The captions used herein are
for convenience only, and are not part of the Lease. This Lease shall be
construed in accordance with the laws of the Commonwealth of Pennsylvania.

          34.  Parking. Throughout the term of this Lease, and any extension or
               -------
expansion thereof, Landlord shall provide free parking for Tenant's non-
exclusive use at the rate of approximately five (5) parking spaces per 1,000
square feet of leased premises, all of which spaces shall be located on the
Land.

          35.  Condition of Leased Space. Landlord represents that, to the best
               -------------------------
of its knowledge, the Building and Premises are free of hazardous substances.
If, during the term of this Lease or any extension or expansion thereof,
hazardous substances are discovered in or about the Building or the Premises
which were not caused by Tenant, its employees, agents or contractors, then
Landlord shall be responsible for and will indemnify Tenant against all costs
necessary to eliminate such hazardous substances in or about the Building or
Premises:

          IN WITNESS WHEREOF, the parties hereto have executed this Lease, under
seal, as of the day and year first above written.

(CORPORATE SEAL)                        LANDLORD:
                                        BRANDYWINE OPERATING
                                        PARTNERSHIP, L.P.

                                        By:  Brandywine Realty Trust,
                                             its general partner

ATTEST: /s/                             By: /s/
        -----------------------------       -----------------------------------

(CORPORATE SEAL)                        TENANT:
                                        NAVIANT TECHNOLOGY SOLUTIONS, INC.

ATTEST: /s/                             By: /s/
        -----------------------------       -----------------------------------

                                       24
<PAGE>

                                  EXHIBIT "C"

                        BUILDING RULES AND REGULATIONS
                         LAST REVISION: AUGUST 1, 1997

Landlord reserves the right to rescind any of these rules and make such other
and further rules and regulations as in the judgment of Landlord shall from time
to time be needed for the safety, protection, care and cleanliness of the
Project, the operations thereof, the preservation of good order therein and the
protection and comfort of its tenants, their agents, employees and invitees,
which rules when made and notice thereof given to Tenant shall be binding upon
him in a like manner as if originally prescribed. Landlord will notify Tenant in
writing of any changes to the Building Rules and Regulations.

1.   Sidewalks, entrances, passages, elevators, vestibules, stairways,
     corridors, halls, lobby and any other part of the Building shall not be
     obstructed or encumbered by any Tenant or used for any purpose other than
     ingress or egress to and from each tenant's premises. Landlord shall have
     the right to control and operate the common portions of the Building and
     exterior facilities furnished for common use of the tenants (such as the
     eating, smoking, and parking areas) in such a manner as Landlord deems
     best.

2.   No awnings or other projections shall be attached to the outside walls of
     the Building without the prior written consent of Landlord. All drapes, or
     window blinds, must be of a quality, type and design, color and attached in
     a manner approved by Landlord.

3.   No showcases or other articles shall be put in front of or affixed to any
     part of the exterior of the Building, or placed in hallways or vestibules
     without prior written consent of Landlord.

4.   Rest rooms and other plumbing fixtures shall not be used for any purposes
     other than those for which they were constructed and no debris, rubbish,
     rags or other substances shall be thrown therein. Only standard toilet
     tissue may be flushed in commodes. All damage resulting from any misuse of
     these fixtures shall be the responsibility of the Tenant who, or whose
     employees, agents, visitors, clients, or licensees shall have caused same.

5.   No tenant, without the prior consent of Landlord, shall mark, paint, drill
     into, bore, cut or string wires or in any way deface any part of the
     Premises or the Building of which they form apart except for the reasonable
     hanging of decorative or instructional materials on the walls of the
     Premises.

6.   Tenants shall not construct or maintain, use or operate in any part of the
     project any electrical device, wiring or other apparatus in connection with
     a loud speaker system or other sound/communication system which may be
     heard outside the Premises. Any such communication system to be installed
     within the Premises shall require prior written approval of Landlord.

7.   No bicycles, baby carriages or other vehicles and no animals, birds or
     other pets of any kind shall be brought into or kept in or about the
     Building.

                                       25
<PAGE>

8.   No tenant shall cause or permit any unusual or objectionable odors to be
     produced upon or permeate from its premises.

9.   No space in the Building shall be used for the manufacture of goods for
     sale in the ordinary course of business, or for sale at auction of
     merchandise, goods or property of any kind.

10.  No tenant may change the use of the premises without the prior written
     approval of Landlord.

11.  No tenant, or employees of Tenant, shall make any unseemly or disturbing
     noises or disturb or interfere with the occupants of this or neighboring
     buildings or residences by voice, musical instrument, radio, talking
     machines, whistling, singing, or in any way. All passage through the
     Building's hallways, elevators, and main lobby shall be conducted in a
     quiet, business-like manner.

12.  No tenant shall throw anything out of the doors, windows, or down corridors
     or stairs of the Building.

13.  Tenant shall not place, install or operate on the Premises or in any part
     of the Project, any engine, stove or machinery or conduct mechanical
     operations or cook thereon or therein except for: coffee machine, microwave
     oven, vending machines, or place or use in or about the Premises or Project
     any explosives, gasoline, kerosene oil, acids, caustics or any other
     flammable, explosive, or hazardous material without prior written consent
     of Landlord.

14.  No smoking is permitted in the rest rooms, hallways, elevators, stairs,
     lobby., exit and entrances vestibules, sidewalks, parking lot area except
     for the designated exterior smoking area. All cigarette ashes and butts are
     to be deposited in the containers provided for same, and not disposed of on
     sidewalks, parking lot areas, or toilets within the Building rest rooms.

15.  Tenants are not to install any additional locks or bolts of any kind upon
     any door or window of the Building without prior written consent of
     Landlord. Each tenant must, upon the termination of tenancy, return to the
     Landlord all keys for the Premises, either furnished to or otherwise
     procured by such tenant, and all security access card to the Building.

16.  All doors to hallways and corridors shall be kept closed during business
     hours except as they may be used for ingress or egress.

17.  Tenant shall not use the name of the Building, Landlord or Landlord's Agent
     in any way in connection with his business except as the address thereof.
     Landlord shall also have the right to prohibit any advertising by Tenant,
     which, in its sole opinion, tends to impair the reputation of the Building
     or its desirability as a building for offices, and upon written notice from
     Landlord, Tenant shall refrain from or discontinue such advertising.

                                       26
<PAGE>

18.  Tenants must be responsible for all Security Access cards issued to them,
     and to secure the return of same from any employee terminating employment
     with them. No person/company other than Building Tenants and/or their
     employees may have Security Access cards unless Landlord grants prior
     written approval.

19.  All deliveries by vendors, couriers, clients, employees or visitors to the
     Building which involve the use of a hand cart, hand truck, or other heavy
     equipment or device must be made via the Freight Elevator. Tenant shall be
     responsible to Landlord for any loss or damage resulting from any
     deliveries made by or for Tenant to the Building.

20.  Landlord reserves the right to inspect all freight to be brought into the
     Building, and to exclude from the Building all freight or other material
     which violates any of these rules and regulations.

21.  Tenant will refer all contractors, contractor's representatives and
     installation technicians, rendering any service on or to the premises for
     Tenant, to Landlord for Landlord's approval and supervision before
     performance of any contractual service or access to Building. This
     provision shall apply to all work performed in the Building including
     installation of telephones, telegraph equipment, electrical devices and
     attachments and installations of any nature affecting floors, walls,
     woodwork, trim, windows, ceilings, equipment or any other physical portion
     of the Building. Landlord reserves right to require that all agents of
     contractors/vendors sign in and out of the Building.

22.  Landlord reserves the right to exclude from the Building at all times any
     person who is not known or does not properly identify himself to Landlord's
     management or security personnel.

23.  Landlord may require, at its sole option, all persons entering the Building
     after 6 PM or before 7 AM, Monday through Friday and at any time on
     Holidays, Saturdays and Sundays, to register at the time they enter and at
     the time they leave the Building.

24.  No space within the Building, or in the common areas such as the parking
     lot, may be used at any time for the purpose of lodging, sleeping, or for
     any immoral or illegal purposes.

25.  No employees or invitees of Tenant shall use the hallways, stairs, lobby,
     or other common areas of the Building as lounging areas during "breaks" or
     during lunch periods.

26.  Each tenant, before closing and leaving their premises, should lower the
     blinds within their spaces.

27.  No canvassing, soliciting or peddling is permitted in the Building or its
     common areas by tenants, their employees, or other persons. Each tenant
     shall cooperate to prevent same and shall report any such incident to
     Landlord's management.

28.  No mats, trash, or other objects shall be placed in the public corridors,
     hallways, stairs, or other common areas of the Building.

                                       27
<PAGE>

29.  Tenant must place all recyclable items of cans, bottles, plastic and office
     recyclable paper in appropriate containers provided by Landlord in each
     tenant's space. Removable of these recyclable items will be by Landlord's
     janitorial personnel.

30.  Landlord does not maintain suite finishes which are non-standard, such as
     kitchens, bathrooms, wallpaper, special lights, etc. However, should the
     need arise for repair of items not maintained by Landlord, Landlord at its
     sole option, may arrange for the work to be done at Tenant's expense.

31.  Drapes installed by Tenant, which are visible from the exterior of the
     Building, must be cleaned by Tenant, at its own expense, at least once a
     year.

32.  No pictures, signage, advertising, decals, banners, etc. are permitted to
     be placed in or on windows in such a manner as they are visible from the
     exterior, without the prior written consent of Landlord.

33.  Tenant or Tenant's employees are prohibited at any time from eating or
     drinking in hallways, elevators, rest rooms, lobby or lobby vestibules.

34.  Tenant shall be responsible to Landlord for any acts of vandalism performed
     in the Building by its employees, agents, invitees or visitors.

35.  No tenant shall permit the visit to its Premises of persons in such numbers
     or under such conditions as to interfere with the use and enjoyment of the
     entrances, hallways, elevators, lobby or other public portions or
     facilities of the Building and exterior common areas by other tenants.

36.  Landlord's employees shall not perform any work or do anything outside of
     their regular duties unless under special instructions from Landlord.
     Requests for such requirements must be submitted in writing to Landlord.

37.  Tenant agrees that neither Tenant nor its agents, employees, licensees or
     invitees will interfere in any manner with the installation and/or
     maintenance of the heating, air conditioning and ventilation facilities and
     equipment.

38.  Landlord will not be responsible for lost or stolen personal property,
     equipment, money or jewelry from Tenant's area or common areas of the
     Project regardless of whether such loss occurs when area is locked against
     entry or not.

39.  Landlord will not permit entrance to Tenant's Premises by use of pass key
     controlled by Landlord, to any person at any time without written
     permission of Tenant, except employees, contractors or service personnel
     supervised or employed by Landlord.

40.  Tenant and its agents, employees and invitees shall observe and comply with
     the driving and parking signs and markers on the Building grounds and
     surrounding areas.

                                       28<PAGE>

                      * * * * * * * * * * * * * * * * * *

                                     Lease

                               414 North Orleans
                               Chicago, Illinois

                      * * * * * * * * * * * * * * * * * *

                                    Between

                                   MRJ Inc.
                                   (Tenant)

                                      and

             Teachers Insurance and Annuity Association of America
                                  (Landlord)
<PAGE>

                                     Lease

                               414 North Orleans
                               Chicago, Illinois

<TABLE>
<CAPTION>
                                                                                                       Page
                                                                                                       ----
<S>                                                                                                    <C>
DEFINITIONS...........................................................................................   iv

SCHEDULE 1............................................................................................    1
     1.   LEASING AGREEMENT...........................................................................    2
     2.   RENT........................................................................................    2
          A.   Kinds..................................................................................    2
               (1)  Base Rent.........................................................................    2
               (2)  Operating Cost Share Rent.........................................................    2
               (3)  Tax Share Rent....................................................................    2
               (4)  Additional Rent...................................................................    3
          B.   Payment of Operating Cost Share Rent and Tax Share Rent................................    3
               (1)  Payment of Estimated Operating Cost Share Rent and Tax Share Rent.................    3
               (2)  Correction of Operating Cost Share Rent...........................................    3
               (3)  Correction of Tax Share Rent......................................................    4
          C.   Definitions............................................................................    4
               (1)  Taxes.............................................................................    4
               (2)  Operating Costs...................................................................    5
               (3)  Fiscal Year.......................................................................    6
               (4)  Tenant's Proportionate Share......................................................    6
          D.   Rules of Interpretation and Computation of Base Rent and Rent Adjustments..............    6
     3.   PREPARATION AND CONDITION OF PREMISES, POSSESSION AND SURRENDER OF PREMISES.................    9
     4.   PROJECT SERVICES............................................................................   10
          A.   Heat and Air Conditioning..............................................................   10
          B.   Elevators..............................................................................   11
          C.   Electricity............................................................................   11
          D.   Water..................................................................................   11
          E.   Janitorial Service.....................................................................   12
          F.   Window Washing.........................................................................   12
          G.   Interruption of Service................................................................   12
     5.   ALTERATIONS AND REPAIRS.....................................................................   13
     6.   USES OF PREMISES............................................................................   15
     7.   BUILDING RULES AND GOVERNMENTAL REGULATIONS.................................................   15
     8.   CLAIMS; INSURANCE; LIABILITY................................................................   15
     9.   FIRE AND OTHER CASUALTY.....................................................................   17
     10.  RIGHTS RESERVED TO THE LANDLORD.............................................................   18
          A.   Name...................................................................................   18
          B.   Signs..................................................................................   18
          C.   Windows................................................................................   19
</TABLE>
                                      i.
<PAGE>

<TABLE>
<S>                                                                                                      <C>
          D.   Service Contracts......................................................................   19
          E.   Keys...................................................................................   19
          F.   Access for Repairs, etc................................................................   19
          G.   Occupancy..............................................................................   19
          H.   Rights to Conduct Businesses...........................................................   19
          I.   Heavy Equipment........................................................................   19
          J.   Show Premises..........................................................................   19
          K.   Close Project..........................................................................   20
          L.   Substitution of Space..................................................................   20
          M.   Use of Lock Box by Landlord............................................................   20
          N.   Repairs and Alterations................................................................   21
          O.   Mail Chutes............................................................................   21
          P.   Other Rights...........................................................................   21
     11.  DEFAULT AND LANDLORD'S REMEDIES.............................................................   21
          A.   Defaults...............................................................................   21
          B.   Landlord's Remedies....................................................................   23
     12.  HOLDOVER....................................................................................   26
     13.  SUBORDINATION TO MORTGAGES, TRUST DEEDS AND GROUND LEASES...................................   26
          A.   Subordination..........................................................................   13
          B.   Termination of Ground Lease or Foreclosure of Mortgage.................................   27
          C.   Security Deposit.......................................................................   27
          D.   Notice and Right to Cure...............................................................   28
     14.  ASSIGNMENT AND SUBLETTING BY TENANT.........................................................   28
     15.  SALE BY LANDLORD............................................................................   31
     16.  ESTOPPEL CERTIFICATE........................................................................   31
     17.  SECURITY DEPOSIT............................................................................   31
     18.  EXCUSE OF EITHER PARTY'S INABILITY TO PERFORM; EITHER PARTY'S DEFAULT.......................   32
     19.  PERSONAL PROPERTY AND TENANT FIXTURES.......................................................   32
     20.  NOTICES.....................................................................................   32
     21.  QUIET POSSESSION............................................................................   33
     22.  REAL ESTATE BROKER..........................................................................   33
     23.  CONDEMNATION................................................................................   33
     24.  SPRINKLERS..................................................................................   34
     25.  MISCELLANEOUS...............................................................................   34
          A.   Covenants Binding on Successors........................................................   34
          B.   Date Payments Are Due..................................................................   34
          C.   Meaning of "Re-entry" and "Landlord"...................................................   34
          D.   Time Is of the Essence.................................................................   34
          E.   No Option..............................................................................   34
          F.   Severability...........................................................................   34
          G.   Governing Laws.........................................................................   35
          H.   Lease Modification.....................................................................   35
          I.   No Oral Modification...................................................................   35
          J.   Litigation and Arbitration Costs.......................................................   35
</TABLE>

                                      ii.
<PAGE>

<TABLE>
<S>                                                                                                      <C>
          K.   Captions...............................................................................   35
          L.   Remedies and Rights May Be Exercised by Landlord in Its Own Name:
               Authority to Execute This Lease........................................................   35
          M.   Payments to Affiliates.................................................................   35
          N.   Entire Agreement.......................................................................   35
          O.   Landlord's Title.......................................................................   36
          P.   Light and Air Rights...................................................................   36
          Q.   Consents...............................................................................   36
          R.   Landlord's Agents......................................................................   36
          S.   Terms "Landlord" and "Tenant"..........................................................   36
          T.   Rent Not Based on Income...............................................................   36
          U.   Exclusivity............................................................................   36
          V.   No Recording by Tenant.................................................................   37
     26.  UNRELATED BUSINESS INCOME...................................................................   37
     27.  HAZARDOUS MATERIALS.........................................................................   37
     28.  EXCULPATORY PROVISIONS......................................................................   38
     29.  EXTENSION OPTION............................................................................   38

EXTENSION OPTION......................................................................................   38
</TABLE>

APPENDIX A - PLAN OF THE PREMISES

APPENDIX B - CLEANING SCHEDULE

APPENDIX C - RULES AND REGULATIONS

APPENDIX D - INTENTIONALLY OMITTED

APPENDIX E - MORTGAGES CURRENTLY AFFECTING THE PROJECT

                                     iii.
<PAGE>

                                  DEFINITIONS

                                                 Section in which
Term                                             Term is Defined
----------------------------------               --------------------
1.   Additional Rent                             2A(4)
2.   Base Operating Costs                        2A(2)
3.   Base Rent                                   2A(1)
4.   Base Taxes                                  2A(3)
5.   Base Year                                   2A(2)
6.   Building                                    Preamble
7.   Business hours                              4A
8.   Commencement Date                           1
9.   Corporate Base Rate                         2D(3)
10.  Equitable Adjustment                        2C(2)
11.  Excess Operating Costs                      2A(2)
12.  Excess Taxes                                2A(3)
13.  First                                       2D(3)
14.  Fiscal year                                 2C(3)
15.  Force Majeure                               18
16.  Ground Lease(s)                             2C(2)
17.  Holidays                                    4A
18.  Included Capital Items                      2C(2)
19.  Land                                        Preamble
20.  Landlord                                    Preamble (see also 25C)
21.  Lease                                       Preamble
22.  Mortgage                                    138(3)
23.  Mortgagee                                   138(3)
24.  new premises                                10(L)
25.  Operating Cost Report                       28(2)
26.  Operating Cost Share Rent                   2A(2)
27.  Operating Costs                             2C(2)
28.  Premises                                    Preamble
29.  Project                                     Preamble
30.  Reconstruction Delays                       9C
31.  Re-enter, re-entry                          25C
32.  Rent Tax                                    2C(1)
33.  Representations                             25N
34.  Required Improvements                       9B
35.  Schedule                                    Preamble
36.  Tax Report                                  2B(3)
37.  Tax Share Rent                              2A(3)
38.  Taxes                                       2C(1)
39.  Tenant                                      Preamble
40.  Tenant's Proportionate Share                2C(4)
41.  Term                                        1
42.  Termination Date                            1
43.  trust deed                                  138(3)
44.  trustee                                     138(3)
45.  Work                                        5A

                                      iv.
<PAGE>

                                     LEASE

                               414 NORTH ORLEANS
                               CHICAGO, ILLINOIS

     THIS INDENTURE (this "Lease") is made as of the day ______ of
_____________, 1995 , between Teachers Insurance and Annuity Association of
America, a New York corporation (the "Landlord") and the tenant named in Item 1
of the Schedule (the "Tenant"). The term "Project" when used herein refers to
the land (the "Land") and the building (the "Building") currently known as
"Orleans Plaza" (including, without limitation, any and all easements adjacent
thereto) situated at the southwest corner of Orleans and Hubbard Streets,
Chicago, Illinois, together with the vehicular drives, and all other structures
and improvements now or hereafter located on the Land. "Premises" when used
herein refers to that part of the Project leased to Tenant.

     The following Schedule (the "Schedule") is an integral part of this Lease.

                                   SCHEDULE

1.   Name of Tenant:  MRJ Inc.
2.   Floor(s) or room(s) of Premises:  Fourth floor, Suite 401
3.   Net Rentable Square Feat:  2,601 square feet
4.   Tenant's use of Premises:  general office purposes
5.   Initial Base Rent (per year):  $38,364.75 ($14.75 per rentable square foot)
6.   Monthly Installments of Base Rent:  $3,197.06
7.   Tenant's Proportionate Share: 1.3938 (based on a total of 186,612 rentable
     square feet in the Building and a total of 2,601 rentable square feet in
     the Premises initially demised hereunder)
8.   Rent Abatement:  N/A
9.   Security Deposit:  $3,197.06
10.  Tenant's address for notices before and after the possession date: c/o Ms.
     Elaine White, Director of Administration, MRJ Inc., 10560 Arrowhead Drive,
     Fairfax, Virginia 22030-7305
11.  Tenant's Real Estate Broker used for this Lease: Scott Gordon c/o Anne
     Anovitz Associates
12.  Tenant Improvements, if any:  None
13.  Date Tenant Plans are due from Tenant including special work, if any:  N/A
14.  Commencement Date:  October 1, 1995
15.  Term/Termination Date: Three (3) years/ending September 30, 1998, thirty-
     six (36) calendar months after the Commencement Date.
16.  Base Year:  1995
<PAGE>

     1.   LEASING AGREEMENT. Landlord leases to Tenant, and Tenant leases from
Landlord, for the term (the "Term") set forth on the Schedule, commencing on the
commencement date (the "Commencement Date") set forth on the Schedule and ending
on the termination date (the "Termination Date") set forth on the Schedule,
unless sooner terminated or extended as herein provided, the Premises described
on the Schedule and outlined on the plan attached hereto and made a part hereof
as Appendix A. The Premises constitute a portion of the Building located on the
Land. As provisions of said Lease, Landlord and Tenant covenant and agree as
follows:

     2.   RENT.

     A.   Kinds. Tenant agrees to pay rent to Landlord's building manager at the
          -----
office of the Project located at 414 North Orleans Street, Chicago, Illinois
60610 or to such other person or at such other place as Landlord from time to
time designates in a written notice to Tenant, with Tenant's check, or in coin
or currency which at the time of payment is legal tender for the payment of
public and private debts in the United States of America, the aggregate of the
following, all of which are rent reserved under this Lease:

          (1)  Base Rent to be paid in monthly installments in advance on or
               ---------
     before the first day of each month of the Term of this Lease in the initial
     amount set forth on the Schedule for the first Lease Year, provided that
     the first monthly installment of Base Rent will be paid by the Tenant
     concurrently with the execution of this Lease, and thereafter, the Base
     Rent applicable to the second and third Lease Years shall be in accordance
     with the following schedule:

                                                            Monthly Installment
            Period                Annual Base Rent              of Base Rent
     -------------------    ---------------------------     -------------------
     Second Lease Year      $39,665.25 ($15.25 x                 $3,305.44
                            2,601 rentable square feet)

     Third Lease Year       $40,965.75 (15.75 x                  $3,413.81
                            2,601 rentable square feet)

          (2)  Operating Cost Share Rent in an amount equal to the Tenant's
               -------------------------
     Proportionate Share of the excess of Operating Costs for the applicable
     fiscal year of the Lease (the "Excess Operating Costs") over Operating
     Costs for the base year (the "Base Year") set forth in the schedule (the
     "Base Operating Costs"). Operating Cost Share Rent shall be paid monthly in
     advance in an estimated amount, as adjusted by Landlord from time to time.
     Definitions of Operating Costs, Tenant's Proportionate Share and the method
     for billing and payment of operating Cost Share Rent are set forth in
     Sections 2B and 2D.

          (3)  Tax Share Rent in an amount equal to the Tenant's Proportionate
     Share of the excess of Taxes for the applicable fiscal year of the Lease
     (the "Excess Taxes") over the Taxes for the Base Year (the "Base Taxes").
     Tax Share Rent shall be paid monthly in advance in an estimated amount, as
     adjusted by Landlord from time to time. Definition

                                       2.
<PAGE>

     of Taxes and the method for billing and payment of Tax Share Rent are set
     forth in Sections 2B and 2D.

          (4)  Additional Rent consisting of all of the sums, liabilities,
               ----------------
     obligations and other amounts (excepting Base Rent, Operating Cost Share
     Rent and Tax Share Rent) which Tenant is required to pay or discharge
     pursuant to this Lease (including, without limitation, any amounts which
     this Lease provides shall be Tenant's cost or expense), together with
     interest for late payment thereon, all as hereafter provided.

     B.   Payment of Operating Cost Share Rent and Tax Share Rent.
          -------------------------------------------------------

          (1)  Payment of Estimated Operating Cost Share Rent and Tax Share
               ------------------------------------------------------------
     Rent. Landlord shall estimate the Operating Costs and Taxes of the Project
     ----
     from time to time each year. Such estimates may be revised by Landlord
     whenever it obtains information relevant to making such estimates more
     accurate. Such estimates will generally (but need not) be issued after the
     beginning of a fiscal year and revised upon the determination of the final
     real estate tax assessment or final real estate tax rate for the Project.

          Within ten (10) days after notice from Landlord setting forth (a) an
     estimate of operating Costs for a particular fiscal year, (b) the Base
     Operating Costs, and (c) the resulting estimate of Excess Operating Costs
     for such fiscal year, Tenant shall pay Landlord an amount equal to one-
     twelfth (1/12th) of Tenant's Proportionate Share of such estimated Excess
     Operating Costs for such fiscal year, multiplied by the number of months
     that have elapsed in such fiscal year to the date of such payment, minus
     payments of estimated Operating Cost Share Rent previously paid for said
     period. Thereafter on the first day of each month, Tenant shall pay monthly
     until a new estimate of Operating Costs is applicable, one-twelfth (1/12th)
     of Tenant's Proportionate Share of the estimated Excess Operating Costs.

          Within ten (10) days after notice from Landlord setting forth (a) an
     estimate of Taxes for a particular fiscal year, (b) the Base Taxes, and (c)
     the resulting estimate of Excess Taxes, Tenant shall pay Landlord an amount
     equal to one-twelfth (1/12th) of Tenant's Proportionate Share of such
     estimated Excess Taxes, multiplied by the number of months that have
     elapsed in such fiscal year to the date of such payment, minus payments of
     estimated Tax Share Rent previously paid for said period. Thereafter on the
     first day of each month, Tenant shall pay monthly until a new estimate of
     Taxes is applicable, one-twelfth (1/12th) of Tenant's Proportionate Share
     of the estimated Excess Taxes.

          (2)  Correction of Operating Cost Share Rent. As soon as reasonably
     possible after the end of each fiscal year, Landlord shall deliver to
     Tenant a report (the "Operating Cost Report") setting forth (a) the actual
     Operating Costs for the preceding fiscal year, (b) the Base Operating
     Costs, (c) the amount of Operating Cost Share Rent due to Landlord for such
     preceding fiscal year, and (d) the amount of Operating Cost Share Rent paid
     by the Tenant in and allocable to such fiscal year. On or before twenty
     (20) days after receipt of such report, Tenant shall pay to Landlord the
     amount of operating Cost Share Rent due for the preceding fiscal year (or a
     portion thereof if this Lease was not in

                                       3.
<PAGE>

     effect for the entire fiscal year) minus any payments made by Tenant for
     such fiscal year. If Tenant's estimated payments of Operating Cost Share
     Rent exceed the amount due Landlord for the fiscal year in question,
     Landlord shall apply any such amount as a credit against Tenant's other
     obligations under this Lease, or if the Term has expired or this Lease has
     been terminated and Tenant has no further obligations under this Lease
     (including any obligations which survive the expiration or termination of
     this Lease), then Landlord shall refund any such amount to Tenant.

          (3)  Correction of Tax Share Rent. At any time during any fiscal year
               ----------------------------
     when such information becomes available, Landlord shall deliver to Tenant a
     report (the "Tax Report") setting forth (a) the actual Taxes for the
     preceding fiscal year, (b) the Base Taxes, (c) the amount of Tax Share Rent
     due to Landlord for such preceding fiscal year, and (d) the amount of Tax
     Share Rent paid by the Tenant in and allocable to such fiscal year. On or
     before twenty (20) days after receipt of such report, Tenant shall pay to
     Landlord the amount of Tax Share Rent due for the preceding fiscal year (or
     a portion thereof if this Lease was not in effect for the entire fiscal
     year) minus any payments made by Tenant for such fiscal year. If Tenant's
     estimated payments of Tax Share Rent exceed the amount due Landlord for the
     fiscal year in question, Landlord shall apply any such amount as a credit
     against Tenant's other obligations under this Lease, or if the Term has
     expired or this Lease has been terminated and Tenant has no further
     obligations under this Lease (including any obligations which survive the
     expiration or termination of this Lease), then Landlord shall refund any
     such amount to Tenant.

     C.   Definitions:
          -----------

          (1)  Taxes. "Taxes" shall mean any and all federal, state and local
     governmental taxes, assessments and charges of any kind or nature, whether
     general, special, ordinary or extraordinary, which Landlord shall pay or
     become obligated to pay because of or in connection with the ownership,
     leasing, renting, management, control or operation of the Project or of the
     personal property, fixtures, machinery, equipment, systems and apparatus
     located therein or used in connection therewith. Taxes shall include,
     without limitation, real estate taxes, personal property taxes, sewer
     rents, water rents, assessments (special or otherwise), transit taxes and
     ad valorem taxes and the Illinois Replacement Tax. Taxes shall also include
     all fees, costs and expenses (including, without limitation, legal fees and
     court costs) paid by Landlord in connection with protesting or contesting,
     or seeking a refund or reduction of, any of the aforesaid Taxes, regardless
     of whether the Landlord is ultimately successful. If at any time during the
     term hereof, a tax or excise on rents or income or other tax however
     described (the "Rent Tax") is levied or assessed by the United States or
     the State of Illinois, or any political subdivision thereof, on account of
     the rents hereunder or the interest of Landlord under this Lease, such Rent
     Tax shall constitute and be included in Taxes, provided, however, that in
     no event shall Tenant be obligated (a) to pay for any year any greater
     amount as a result of such Rent Tax than would have been payable by Tenant
     had the rentals paid to Landlord under all Project leases (being the
     rentals upon which such taxes are imposed) been the sole taxable income of
     Landlord for the year in question or (b) to pay or to reimburse Landlord
     for any tax of any kind assessed against Landlord on

                                       4.
<PAGE>

     account of any such Rent Tax having been reimbursed to Landlord by Tenant
     or any third party.

          For the purpose of determining Taxes for any given fiscal year, the
     amount to be included for such fiscal year (a) from special taxes or
     assessments payable in installments, shall be the amount of the
     installments (and any interest) due and payable during such fiscal year,
     (b) from all other Taxes, shall be the amount accrued, assessed or
     otherwise imposed for such fiscal year without regard to when any such
     Taxes are payable, and (c) from any adjustment (including, without
     limitation, a refund) to any Taxes by the taxing authority, when such
     adjustment has resulted in, a corresponding adjustment payment by or to
     Landlord, shall constitute an adjustment to Taxes for the fiscal year
     during which such adjustment is made or received by Landlord, as the case
     may be.

          Taxes shall not include any net income (except Rent Tax as hereinabove
     provided), capital, stock, succession, transfer, franchise, gift, estate or
     inheritance taxes, unless the same shall be imposed in lieu of all or any
     portion of Taxes.

          (2)  Operating Costs. "Operating Costs" shall mean any expenses, costs
               ---------------
     and disbursements (other than Taxes) of every kind and nature, paid or
     incurred by Landlord in connection with the ownership, leasing, management,
     maintenance, operation and repair of all or any part of the Project
     (adjusted for vacancy as hereafter provided) and of the personal property,
     fixtures, machinery, equipment, systems and apparatus located in the
     Project or used in connection therewith. Operating Costs shall not include
     (a) costs of alterations of tenant premises; (b) costs of capital
     improvements, except for any capital improvements which are intended, to
     reduce Operating Costs, and any capital improvements which Landlord is
     required to make pursuant to, or which Landlord shall deem necessary to
     keep the Project in compliance with, all applicable governmental rules and
     regulations applicable from time to time to the Project (the foregoing
     capital improvements that are included within Operating Costs are
     collectively referred to herein as the "Included Capital items"); (c)
     depreciation (except on any Included Capital items); (d) interest and
     principal payments on mortgages or any rental payments on any ground or
     other underlying leases subject to which Landlord holds its interest in the
     Project (hereinafter, referred to individually as a "Ground Lease" and
     collectively as "Ground Leases"), and other debt costs, if any; (e) real
     estate brokers' leasing commissions or compensations; (f) any cost or
     expenditure (or portion thereof) for which Landlord is reimbursed, whether
     by insurance proceeds or otherwise (Operating Cost Share Rent and Tax Share
     Rent provided for in any tenant leases are not reimbursements); and (g) the
     cost of any kind of service furnished to any other office tenant of the
     Project which Landlord does not make available to Tenant hereunder. If
     during all or any portion of any fiscal year the Project is not fully
     rented and occupied by tenants, Landlord may elect to make an appropriate
     adjustment (an "Equitable Adjustment") of Operating Costs for such fiscal
     year, employing sound accounting and management principles, to determine
     the Operating Costs that would have been paid or incurred by Landlord had
     the Project been fully rented and occupied for the entire fiscal year, and
     the amount so determined shall be deemed to have been the operating Costs
     for such fiscal year. The foregoing process is illustrated by the following
     hypothetical which assumes (i) the Building has ten

                                       5.
<PAGE>

     floors; (ii) the Tenant occupies one floor and therefore, Tenant's
     Proportionate Share is ten percent (10%); (iii) the other nine floors are
     vacant; (iv) the cost of providing a particular service for Tenant's floor
     is $1,000. If Tenant were to pay Tenant's Proportionate Share of the cost
     of such service for the Building it would pay $100. Instead, Landlord shall
     estimate the cost of such service for the Building if it were one hundred
     percent (100% occupied. If there would be any savings in the variable costs
     per floor of providing the service because such service would be provided
     for all ten floors, instead of one floor, these should be taken into
     account by Landlord in making its estimate. If some savings would exist,
     the estimate of the Landlord would be an amount that is less than the
     amount obtained by multiplying the number of floors in the Building by the
     cost of providing such service to one floor (10 x $1000); for example,
     $9,000. The amount of Landlord's estimate ($9,000) less the actual cost
     incurred by the Landlord in providing the service ($1000) would equal the
     Equitable Adjustment ($8000). The Equitable Adjustment would be added to
     the accrual cost and Tenant would then pay Tenant's Proportionate Share of
     this amount, that is, Tenant would pay $9,000 times 10t, which equals $900.
     Landlord shall not be entitled to receive from all tenants of the Project
     an amount in excess of 100 of actual Operating Costs for any fiscal year.

          If Landlord is not furnishing any particular work or service (the cost
     of which if performed by Landlord would constitute an Operating Cost) to a
     tenant who has undertaken to perform such work or service in lieu of the
     performance thereof by Landlord for all or any portion of a fiscal year,
     Operating Costs for such fiscal year shall be deemed to be increased by an
     amount equal to the additional Operating Costs which reasonably would have
     been incurred during such fiscal year by Landlord if it had, at its own
     expense, furnished such work or service to such tenant.

          Notwithstanding anything contained herein to the contrary, the
     provisions of this Section 2C(2) with respect to an Equitable Adjustment of
     Operating Costs for vacancy, or as a result of the performance by tenants
     of certain services, shall apply only to Operating Costs which are variable
     and which increase as occupancy in the Project increases and shall not
     apply to any Operating Costs which do not vary with the amount of occupancy
     in the Project.

          (3)  Fiscal Year. The term "fiscal year" shall mean any 12-month
               -----------
     period (including, without limitation, the calendar year) which Landlord
     may from time to time select as the fiscal year of the Project, provided
     that the first fiscal year and the last fiscal year of the Term may contain
     less than twelve (12) months.

          (4)  Tenant's Proportionate Share. "Tenant's Proportionate Share"
               ------------------------------
     shall mean the percentage set forth as Item 7 on the Schedule.

     D.   Rules of Interpretation and Computation of Base Rent and Rent
          -------------------------------------------------------------
Adjustments:
-----------

          (1)  If this Lease commences on other than the first day of a month,
     the Base Rent, Operating Cost Share Rent and Tax Share Rent for the month
     in which this Lease so begins shall be prorated based upon the number of
     days of the Term falling within such month. If the Term of this Lease
     commences on any day other than the first day of

                                       6.
<PAGE>

     the designated fiscal year, or if the Term of this Lease ends on any day
     other than the last day of the designated fiscal year, any Operating Cost
     Share Rent and Tax Share Rent due to Landlord with respect to such fiscal
     year shall be prorated based on the number of days in the Term falling
     within such fiscal year.

          (2)  All rent shall be paid to Landlord without deduction or offset.
     The Tenant's covenants to pay rent shall be independent of every other
     covenant set forth in this Lease.

          (3)  Arty sum due from Tenant to Landlord not paid when due shall bear
     interest from the date due until the date paid at the annual rate equal to
     the lesser of: (i) the highest lawful rate, or (ii) a rate of interest
     equal to the sum of three percent (3%) plus the "Corporate Base Rate" at
     the time of such default. The phrase "Corporate Base Rate" means that rate
     of interest most recently announced by the First National Bank of Chicago,
     or its successor (collectively, the "First") as the corporate base rate,
     changing automatically and simultaneously with each announced change by the
     First in the Corporate Base Rate, such change to be effective as of and on
     the date announced by the First as the effective date for the change in the
     Corporate Base Rate. A certificate made by an officer of the First stating
     the Corporate Base Rate in effect on a certain day, or Corporate Base Rates
     in effect during a certain period, shall, for purposes of this Lease, be
     conclusive evidence of the First's Corporate Base Rate or Rates on said day
     or during such period. In the event that the First ceases to use the term
     "Corporate Base Rate" in setting a base rate of interest for commercial
     loans, then the Corporate Base Rate herein shall be determined by reference
     to the rate used by the First as a base rate of interest for commercial
     loans as the same shall be designated by the First to the Landlord. The
     payment of such interest shall not excuse or cure any default of Tenant
     under this Lease.

          (4)  If Tenant is in default of any of its obligations under this
     Lease, Tenant shall not be entitled to any refund of any sum which may
     otherwise be due it by application of any provision of this Lease until any
     and all of Tenant's defaults under this Lease are cured by Tenant.

          (5)  If changes are made to this Lease or to the Project changing the
     number of rentable square feet contained in the Premises or in the Project,
     Tenant's Proportionate Share shall be appropriately adjusted and the
     computations of rent shall be appropriately adjusted so as to take into
     account the different Tenant's Proportionate Share figures applicable
     during each portion of the applicable fiscal year.

          (6)  Landlord shall maintain books and records in accordance with
     sound accounting and management practices, reflecting the operating Costs
     and Taxes. In the event of any dispute as to any operating Cost Share Rent
     or Tax Share Rent, Tenant shall have the right to inspect Landlord's
     accounting records relative to Operating Costs and Taxes at Landlord's
     accounting office upon reasonable prior notice during normal business hours
     during the thirty (30) days following the furnishing by Landlord to Tenant
     of either of the Operating Cost Report and the Tax Report. Unless Tenant
     shall take written exception to any item in any such report within said
     thirty (30) day period, such report shall be considered as final and
     accepted by Tenant. Any payment due to the

                                       7.
<PAGE>

     Landlord as shown on the Operating Cost Report or the Tax Report, whether
     or not written exception is taken thereto, shall be made by the Tenant
     within twenty (20) days after the Landlord shall have submitted the
     operating Cost Report or the Tax Report (as the case may be) without
     prejudice to any such written exception. If Tenant makes such timely
     written exception, a certification as to the proper amount of Operating
     Cost Share Rent and Tax Share Rent shall be made by Landlord's independent
     certified public accountant, which shall be final and conclusive. Tenant
     agrees to pay the cost of such certification unless it is determined that
     Landlord's original determination of the aggregate of Taxes and Operating
     Costs was in error by more than five percent (5%) of said amounts.

          (7)  In the event of the termination of this Lease by expiration of
     the stated Term or for any other cause or reason whatsoever prior to the
     determination of Operating Cost Share Rent, Tax Share Rent or Additional
     Rent, Tenant's agreement to pay any such sum shall survive termination of
     the Lease and Tenant shall pay any such amount due to Landlord within
     fifteen (15) days after being billed therefor. Tenant's obligation to pay
     Base Rent shall also survive the expiration or termination of this Lease.
     In the event of the termination of this Lease by expiration of the stated
     Term or for any other cause or reason whatsoever, except the default by
     Tenant under any of the terms or provisions of this Lease, prior to the
     determination of Operating Cost Share Rent or Tax Share Rent as hereinabove
     set forth, Landlord's agreement to refund any excess in the amount of the
     estimated payments made by Tenant on account of Operating Cost Share Rent
     or Tax Share Rent over the actual amount thereof accruing or payable up to
     the time of the termination or expiration shall survive termination of the
     Lease and Landlord shall pay the amount due to Tenant within fifteen (15)
     days of Landlord's determination of such amount.

          (8)  No calculation, determination or payment of Operating Cost Share
     Rent or Tax Share Rent, by virtue of the operation of the rent adjustment
     provisions under this Section 2 shall result in the payment by Tenant in
     any fiscal year during the Term of less than the Base Rent shown on the
     Schedule.

          (9)  If any Operating Cost though paid in one fiscal year, relates to
     more than one fiscal year, at the option of the Landlord, such Operating
     Cost may be proportionately allocated among such related fiscal years. If
     any Operating Cost relates to more than one parcel of property, at the
     option of the Landlord, such Operating Cost may be proportionately
     allocated among all parcels of property to which it relates.

          (10) All payments made with respect to Operating Cost Share Rent or
     Tax Share Rent (including any monthly payments made on the basis of
     Landlord's estimates thereof) may be commingled and need not be segregated
     by the Landlord and may be held and utilized by the Landlord without
     payment to the Tenant of interest or any sums for the use of any of said
     amounts.

                                       8.
<PAGE>

     3.   PREPARATION AND CONDITION OF PREMISES, POSSESSION AND SURRENDER OF
PREMISES.

     A.   Landlord is leasing the Premises to Tenant "as is," without any
representations or warranties of any kind (including, without limitation, any
express or implied warranties of merchantability, fitness or habitability) and
without any obligation on the part of the Landlord to alter, remodel, improve,
repair, decorate or clean the Premises or any part thereof.

     B.   During the term of this Lease, Tenant shall maintain the Premises in
as good condition as when Tenant took possession, or as when completed after
possession in the event that Tenant takes possession prior to the Completion
Date (loss or damage caused by action of the elements, Acts of God and the
public enemy, ordinary wear and fire and other casualty insured against by
Landlord excepted), failing which Landlord may but need not restore the Premises
to such good condition and Tenant shall pay the cost thereof. At the termination
of this Lease or at the termination of Tenant's right to possession without
termination of this Lease, Tenant shall, subject to Sections 3C and 3D below,
return the Premises to Landlord broom clean and in good condition as described
in the immediately preceding sentence or Landlord may, but need not, restore the
Premises to such good condition and Tenant shall pay the cost thereof.

     C.   Unless otherwise provided by written agreement, signed by Landlord,
all Work (hereinafter defined), partitions, hardware, light fixtures and other
fixtures (except trade fixtures and movable furniture and equipment belonging to
Tenant) in or upon the Premises, whether placed there by Landlord or Tenant,
shall be surrendered with the Premises at the termination of this Lease, by
lapse of time or otherwise, or at the termination of Tenant's right to
possession without termination of this Lease, and shall become Landlord's
property without compensation to Tenant; provided, however, that if prior to any
such termination of the Lease, or of the right to possession, or within ten (10)
days thereafter, Landlord so directs by written notice, Tenant shall promptly
remove any Work, partitions, hardware, light fixtures or other fixtures placed
in or upon the Premises by Tenant and designated in such notice and repair any
damage to the Premises caused by such removal, failing which Landlord may remove
the same and repair the Premises and Tenant shall pay the cost thereof to
Landlord upon demand.

     D.   Tenant shall also remove its furniture, movable equipment, trade
fixtures and all other items of personal property from the Premises prior to the
end of the Term or any extension thereof, or within thirty (30) days after the
early termination of this Lease for any reason, or of the termination of
Tenant's right of possession; and if Tenant does not remove such property, at
Landlord's election: (i) Tenant shall be conclusively presumed to have conveyed
the same to Landlord under this Lease as a bill of sale without further payment
or credit by Landlord to Tenant, (ii) Tenant shall be conclusively presumed to
have forever abandoned such property, and without accepting title thereto,
Landlord may, at Tenant's expense, remove, store, destroy, discard or otherwise
dispose of all or any part thereof in any manner that Landlord shall choose
without incurring liability to Tenant or to any other person, and Tenant shall
pay to Landlord, upon demand, any and all reasonable expenses incurred in taking
any of such actions. In no event shall Landlord ever become or accept or be
charged with the duties of a bailee (either voluntary or involuntary) of any
personal property; and the failure of Tenant to remove all such property from
the Premises and the Project shall forever bar Tenant from bringing any action
or

                                       9.
<PAGE>

asserting any liability against Landlord with respect to any such property which
Tenant fails to remove.

     E.   All obligations of the Tenant under this Lease shall survive the
expiration of the Term or sooner termination of this Lease.

     F.   Tenant's taking possession of the Premises or any portion thereof
shall be conclusive evidence that the Premises or such portion were then in good
order, repair and satisfactory condition. Landlord may authorize Tenant to take
possession of all or any part of the Premises prior to the Commencement Date. If
Tenant does take possession pursuant to such authorization, all of the covenants
and conditions of this Lease shall apply to and shall control such pre-term
occupancy. Rent for such pre-term occupancy shall be paid upon occupancy and on
the first day of each calendar month thereafter at the rate set forth in Section
2A hereof. If the Premises are occupied for a fractional month, such rent shall
be prorated on a per diem basis.

     4.   PROJECT SERVICES. So long as Tenant is not in default hereunder,
Landlord agrees to furnish services to the Tenant without charge except for
Operating Cost Share Rent, electricity and as otherwise specifically provided
herein, as follows:

          A.   Heat and Air Conditioning. Landlord shall furnish heat and air
               --------------------------
     conditioning to provide a temperature condition required, in Landlord's
     judgment, for comfortable occupancy of the Premises under normal business
     operations in the absence of machines or equipment which may affect the
     temperature otherwise maintained in the Premises. Such heat and air
     conditioning shall be provided daily during business hours (8:00 a.m. to
     6:00 p.m. Monday through Friday and 8:00 a.m. to 1:00 p.m. Saturday),
     Sundays and Holidays (hereinafter defined) excepted. Tenant agrees to keep
     and cause to be kept closed all windows in the Premises and at all times to
     cooperate fully with the Landlord in the operation of the heating and air
     conditioning systems and to abide by all reasonable regulations and
     requirements which Landlord may prescribe to permit the proper functioning
     and protection of the heating and air conditioning systems. Landlord
     reserves the right to shop the heating and air conditioning systems when
     necessary by reason of accident or emergency or for repairs, alterations,
     replacements or improvements, which in the judgment of the Landlord are
     desirable or necessary, until said repairs, alterations, replacements or
     improvements shall have been completed. For purposes of this Lease
     "Holidays" shall mean any Legal Holiday as defined in Ill. Rev. Stat. 1985,
     Ch. 17, pars. 2201, 2202, as amended from time to time. Landlord agrees to
     make any repairs to the heating and air conditioning systems promptly and
     with due diligence.

          Whenever heavy concentration of personnel, motors, machines or
     equipment, including telephone equipment, used in the Premises adversely
     affects the temperature otherwise maintained by the air conditioning
     system, Landlord reserves the right to install supplementary air
     conditioning units in the Premises and the cost thereof, including all of
     the costs relating to the installation and the cost of operation and
     maintenance thereof, shall be Additional Rent hereunder and shall be paid
     by Tenant to Landlord upon demand.

                                      10.
<PAGE>

          Landlord shall also furnish heat and air conditioning after business
     hours, on the condition that Tenant gives Landlord not less than forty-
     eight (48) hours' prior notice of Tenant's needs for such additional
     heating or air conditioning, and provided that Tenant pays to Landlord its
     then current charges for such additional heating or air conditioning. Such
     charges will be prorated by Landlord between requesting user-tenants if
     more than one tenant requests such additional heating or air conditioning
     at the same time and the proration shall be based on the area of the
     Project leased to such tenants and their respective periods of use.

          B.   Elevators. Landlord shall provide passenger elevator service in
               ---------
     common with the Landlord and the other tenants, daily, during business
     hours, Sundays and Holidays excepted, and freight elevator service in
     common with the Landlord and other tenants, daily from 6:00 AM to 5:00 PM
     on Monday through Friday (Saturday, Sundays and Holidays excepted). Tenant
     may request additional freight elevator service provided that such service
     shall be at Tenant's sole cost and expense. Freight elevator service shall
     at all times be subject to scheduling by the Landlord. Landlord shall
     provide limited passenger elevator service at all times (except in the case
     of an emergency) during which normal passenger elevator service is not
     furnished.

          C.   Electricity. All the electricity used in the Premises shall be
               -----------
     supplied by Commonwealth Edison Company or any other electricity company
     serving the Project, and such electricity shall be supplied through a
     separate meter and be paid for by Tenant, provided that Landlord shall pay
     for the electricity required for the operation of the Building's shared
     heating, ventilating and air conditioning systems at the times specified in
     Section 4A above. The meter shall be installed at the expense of Tenant or
     the electricity company. A separate electrical meter is presently in place
     for the Premises. Landlord shall not in any way be liable to Tenant for any
     loss or damage or expense Tenant may sustain or incur if either the amount
     or quality of electric service is changed or is no longer available or
     suitable for Tenant's requirements. If such service shall be discontinued,
     such discontinuance shall not in any way affect this Lease. Tenant
     covenants and agrees that at all times its use of electric current shall
     never exceed the capacity of the existing feeders to the Building or the
     risers or the wiring installed thereon when reviewed in conjunction with
     the electrical usage of the other tenants in the Project. Tenant covenants
     and agrees that it shall make no alterations or additions to the electric
     equipment and/or appliances without the prior written consent of Landlord
     in each instance. Landlord shall maintain the light fixtures in the
     Premises and install any lamps, bulbs, ballasts or starters to be used by
     Tenant in the Premises, all at Tenant's sole cost and expense.

          Tenant shall pay for all electricity required during janitorial
     service and alterations and repairs to the Premises and Tenant shall pay
     for all electricity required for the operation of any special air
     conditioning or ventilating system for its office machinery or equipment
     requiring special or extra current.

          D.   Water. Landlord shall furnish cold water from City of Chicago
               -----
     mains from regular Building outlets for drinking, lavatory and toilet
     purposes, drawn through fixtures installed by Landlord or by Tenant with
     Landlord's prior written consent, and hot

                                      11.
<PAGE>

     water for public lavatory purposes from the regular supply of the Building.
     Tenant shall pay Landlord at rates fixed by Landlord for water furnished
     for any other purpose as Additional Rent hereunder. Tenant shall not waste
     or permit the waste of water.

          E.   Janitorial Service. Landlord shall also furnish janitorial and
               ------------------
     cleaning services as set forth in Appendix B, on Monday through Friday,
     Holidays excepted. Tenant shall not provide janitorial services in the
     Premises without the prior written consent of Landlord and then only at
     Tenant's sole responsibility, cost and expense, by contractors or employees
     at all times satisfactory to Landlord in its sole discretion.

          F.   Window Washing. Landlord shall furnish window washing of all
               --------------
     exterior windows, weather permitting, at intervals to be determined by
     Landlord, but not less than three times during each calendar year.

          G.   Interruption of Service. Landlord does not warrant that any
               -----------------------
     service will be free from interruption caused by labor controversies,
     accidents, inability to obtain fuel, steam, water or supplies, governmental
     regulations, or other causes beyond the reasonable control of the Landlord,
     or repairs, alterations, replacements or improvements to such systems. No
     such interruption of service shall be deemed an eviction or disturbance of
     Tenant's use and possession of the Premises or any part thereof, or render
     Landlord liable to Tenant for damages, by abatement of rest or otherwise,
     or relieve. Tenant from performance of Tenant's obligations under this
     Lease.

     Notwithstanding anything to the contrary contained in this Section 4G, if
     (i) Landlord ceases to furnish any service in the Building as a result of a
     condition which affects only the Building (and does not affect office
     buildings in general in the River North area of Chicago), and Tenant
     notifies Landlord in writing within one (1) business day after such
     cessation, (ii) such cessation is within Landlord's reasonable control
     (that is, is not caused by Force Majeure [hereinafter defined)), (iii) such
     cessation does not arise as a result of an act or omission of Tenant, and
     (iv) as a result of such cessation, the Premises or a material portion
     thereof, is rendered untenantable (meaning that Tenant is unable to use
     such space in the normal course of its business) and Tenant in fact so
     ceases to use such space, or material portion thereof, in the manner used
     prior to such cessation, then, Tenant's remedy for such cessation shall be
     as follows: on the sixth day after the affected space becomes untenantable,
     Tenant ceases to use such space, and Tenant so notifies Landlord in writing
     thereof, the Rent payable hereunder shall be equitably abated based upon
     the percentage of the space in the Premises so rendered untenantable and
     not being so used by Tenant, and such abatement shall continue until the
     date the Premises become tenantable again.

     Tenant shall make arrangements directly with the telephone company
servicing the Building for such telephone service in the Premises as may be
desired by Tenant. Tenant shall pay the entire cost of all telephone charges,
electricity consumed within the Premises, maintenance of light fixtures and
replacement of lamps, bulbs, tubes, ballasts and starters.

                                      12.
<PAGE>

     5.   ALTERATIONS AND REPAIRS.

     A.   Tenant shall not make any improvements or alterations in or additions,
changes or installations to the Premises (collectively, "Work") without
submitting plans and specifications therefor to Landlord, and obtaining
Landlord's prior written consent in each instance. Landlord may withhold such
consent in its reasonable discretion. All Work shall be performed (a) at the
sole cost and expense of Tenant by employees of or contractors employed by
Landlord, or with Landlord's written consent given prior to the letting of the
contract, by contractors employed by Tenant under a written contract previously
approved in writing by Landlord, and (b) on such terms and under such conditions
as Landlord, in its sole discretion, shall determine as will protect the
Premises, the Building and the Project from improper contractors' work and
against the imposition of any lien resulting from Work; without limiting the
foregoing, if Landlord consents to any Work, it shall be performed subject to
the following requirements:

          (1)  If the Work is to be done by Tenant's contractors, Tenant shall
     furnish to Landlord prior to commencement thereof, building permits and
     certificates of appropriate insurance and bonds satisfactory in all
     respects to Landlord. Tenant shall also furnish to Landlord, if Landlord so
     requests, security for the payment of all costs to be incurred in
     connection with the work.

          (2)  Upon completion of any Work, Tenant shall furnish Landlord with
     contractors' affidavits and full and final waivers of lien, each conforming
     to the applicable Illinois statutory requirements, as-built plans of any
     Work and receipted bills covering all labor and materials expended and
     used. Insofar as applicable to the work or material for which payment is
     requested or notice or lien claim is made, Landlord in its reasonable
     discretion shall make available for partial or final payment or release
     thereof such funds as may have been deposited with it by Tenant for the
     estimated cost of such Work.

          (3)  Any Work permitted to be undertaken by Tenant's contractors shall
     be performed in such a fashion and by such means as necessary to maintain
     peace and harmony among the other contractors serving the Project and the
     other tenants and so as not to cause interference with the continuance of
     work to be performed or services to be rendered to the Project or the other
     tenants.

          (4)  All Work shall comply with all insurance requirements and with
     all applicable laws, ordinances and regulations. All Work shall be
     constructed in a good and workmanlike manner, and only good grades of
     material shall be used with a quality equal to or better than that used in
     the Project.

          (5)  Tenant shall permit Landlord to supervise all Work within the
     Premises. Landlord shall charge a supervisory fee not to exceed (a) ten
     percent (10%) of the total cost of the work, including, without limitation,
     all labor and material costs, if Landlord's employees or contractors
     perform the Work, and (b) Landlord's actual out-of-pocket costs in
     supervising such work, if Tenant's employees or contractors perform the
     work.

                                      13.
<PAGE>

     B.   If Tenant desires telegraphic, telephonic, burglar alarm, computer
installations or signal service (all of which shall be at Tenant's sole cost and
expense), Landlord shall, upon request, direct where and how all connections and
wiring for such service shall be introduced and run. In the absence of any such
directions, Tenant shall make no borings, cutting or install any wires or cable
in or about the Premises.

     C.   Tenant agrees to protect, defend and indemnify Landlord, its agents,
building manager and employees, the Premises, the Building and the Project from
and against any and all liabilities of every kind and description which may
arise out of or be connected in any way with any work, whether performed by or
under the direction of Landlord and at the cost of Tenant or performed by Tenant
and whether performed in compliance with this Section 5.

     D.   Any mechanic's lien filed against the Premises or the Project or any
notice which is received by either Landlord or Tenant or filed for work or
materials furnished or claimed to be furnished and deriving from Work or for
materials or work claimed to have been furnished to Tenant or the Premises shall
be released and discharged of record by Tenant, in either case, within twenty
(20) days after such filing or receipt, whichever is applicable, at Tenant's
expense. If Tenant chooses to contest such claim, notice or lien, Tenant may do
so in place of causing the release and discharge thereof, provided that within
said twenty (20) day period, (i) Tenant provides Landlord with a title indemnity
or bond or other adequate security covering any possible lien or claim that may
arise from the failure to release and discharge such claim, notice or lien; (ii)
Tenant contests such claim, notice or lien in good faith by appropriate
proceedings that operate to stay enforcement thereof; and (iii) Tenant promptly
pays and discharges any final adverse judgment entered in any such proceeding.
If Tenant has not caused the release or discharge or begun appropriate
proceedings to contest such claim, notice or lien, within said twenty (20) days,
Landlord may, but shall not be obligated to, pay the amount necessary to remove
the same without being responsible for making an investigation as to the
validity or accuracy thereof, and the amount so paid, together with all costs
and expenses (including, without limitation, reasonable attorneys' fees)
incurred by Landlord in connection therewith, shall be deemed Additional Rent
hereunder, payable upon demand. Tenant has no power or authority to cause or
permit any lien or encumbrance of any kind whatsoever, whether created by act of
Tenant, operation of law or otherwise, to attach to or be placed upon Landlord's
title or interest in the Premises or the Project, and any and all liens and
encumbrances created by Tenant shall attach to Tenant's interest only.

     E.   for ordinary wear and as otherwise provided in this Lease, Tenant
shall, at all times during the Term hereof, at its sole expense, keep all
Tenant's movable and removable fixtures located in or appurtenant to the
Premises in good order, repair and condition, and Tenant shall promptly arrange
with the Landlord to have Landlord or Landlord's agent make repairs of all other
damages to the Premises and the replacement or repair of all damaged or broken
glass (including signs thereon), fixtures and appurtenances (including hardware
and heating, cooling, ventilating, electrical, plumbing and other mechanical
facilities in the Premises), with materials equal in quality and class to the
original materials damaged or broken, within any reasonable period of time
specified by Landlord. Landlord may, but shall not be required to do so, enter
the Premises at all reasonable times to make any repairs, alterations,
improvements or additions, as Landlord shall desire or deem necessary for the
safety, protection, preservation or improvement of the Project, or as Landlord
may be required to do by any governmental department or agency,

                                      14.
<PAGE>

or by the order or decree of any court or by any other proper authority. The
cost of all repairs made by Landlord to the Project which are made necessary as
a result of misuse or neglect by Tenant or Tenant's employees, invitees,
servants, contractors or agents shall be immediately paid as Additional Rent by
Tenant to Landlord upon being billed for same. The cost of all other repairs and
replacements (except those caused by Tenant's misuse or negligence and those
relating to Tenant's movable and removable fixtures) shall be paid for by the
Landlord and deemed an item of Operating Costs.

     6.   USES OF PREMISES. The Premises shall be occupied and used by Tenant
only for general office purposes, and for no other purpose. Without limiting the
generality of the foregoing, no use shall be made of the Premises nor acts done
which will increase the existing rate of insurance upon the Project or cause a
cancellation of any insurance policy covering the Project or any part thereof or
require additional insurance coverage. Tenant shall not permit to be kept, used
or sold in or about the Premises any article which may be prohibited by
Landlord's insurance policies.

     7.   BUILDING RULES AND GOVERNMENTAL REGULATIONS. Tenant shall abide by all
applicable laws or governmental regulations concerning its use of the Premises.
Tenant shall also abide by all uniform reasonable rules and regulations adopted
or to be adopted from time to time by Landlord pertaining to the operation and
management of the Project. If any rules and regulations are contrary to the
terms of the Lease, the terms of this Lease shall prevail. The present rules are
contained in Appendix C. The violation of the Project rules or the laws .or
regulations governing Tenant's use of the Premises shall be a default under this
Lease allowing Landlord all remedies for default set forth under Section 11 of
this Lease. Landlord shall not be responsible to Tenant for violation of rules
or regulations or terms of this Lease or any other Lease in the Project by
another tenant, nor shall failure to obey the same by others or lack of
enforcement by Landlord relieve Tenant from its obligations to comply therewith.

     8.   CLAIMS; INSURANCE; LIABILITY.

     A.   To the extent permitted by law, Tenant waives all claims it may have
against Landlord, its officers, directors, servants, agents or employees for
damage to person or property sustained by Tenant or by any occupant of the
Premises or the Project, or any other person, occurring in or about the Premises
or the Project, resulting from the Premises or the Project or any part of said
Premises or Project becoming out of repair or resulting from any existing or
future condition, defect, matter or thing in the Premises, the Project or any
part of it, or from equipment or appurtenances therein, or from the action of
the elements, or any accident within or adjacent to the Premises or Project or
resulting directly or indirectly from any act or omission of Landlord or any
occupant of the Premises or Project or any other person while on the Premises or
the Project. If any such damage to the Premises or the Project or any equipment
or appurtenances therein, or to tenants thereof, or their agents, employees,
contractors or invitees, results from any act, omission or negligence of Tenant,
its agents, employees, servants, contractors or invitees, Landlord may, at
Landlord's option, repair such damage and Tenant shall upon demand by Landlord
reimburse Landlord for all costs of such repairs and damages. All property on
the Project or in the Premises belonging to the Tenant, its agents, employees,
servants, contractors or invitees or to any occupant of the Premises shall be
there at the risk of the Tenant or such other person only and Landlord shall not
be liable for damage thereto or theft,

                                      15.
<PAGE>

misappropriation or loss thereof. Notwithstanding anything contained in this
Section 8 to the contrary, no agreement of Tenant in this Section 8 shall be
deemed to exempt Landlord from liability for injury to persons or damage to
property caused by or resulting from the negligence or willful misconduct of
Landlord, its agents or employees in the operation or maintenance of the
Premises or the Project.

     B.   Landlord and Tenant agree to have all property insurance policies
which may be carried by either of them endorsed with a clause providing that any
release from liability of or waiver of claim for recovery from the other party
entered into in writing by the insured thereunder prior to any loss or damage
shall not affect the validity of said policy or the right of the insured to
recover thereunder. Without limiting any release or waiver of liability or
recovery contained in any other section of this Lease but rather in confirmation
and furtherance thereof, Landlord and Tenant each hereby waive any and every
claim for recovery from the other for any and all loss of or damage to the
Project or the Premises or to the contents thereof, which loss or damage is
covered by valid and collectible fire and extended coverage insurance policies,
to the extent that such loss or damage is recoverable under said insurance
policies. Inasmuch as this mutual waiver will preclude the assignment of any
such claim by subrogation (or otherwise) to an insurance company (or any other
person), Landlord and Tenant each agree to give to each insurance company which
has issued, or in the future may issue, its policies of fire and extended
coverage insurance, written notice of the terms of this mutual waiver, and to
have said insurance policies properly endorsed, if necessary to prevent the
invalidation of said insurance coverage by reason of said waiver.

     C.   At all times during the Term of this Lease, Tenant shall at its sole
cost and expense maintain in full force and effect insurance protecting Tenant
and Landlord and their respective agents and employees, and any other parties
designated by Landlord from time to time, with terms, coverages and in companies
at all times satisfactory to Landlord and with such increases in limits as
Landlord may, from time to time, request. Initially, such coverage shall be in
the following amounts:

          (1)  Comprehensive or Commercial General Liability Insurance,
     including Contractual Liability insuring the indemnification provisions
     contained in this Lease, with limits of not less than one Million Dollars
     ($1,000,000.00) combined single limit per occurrence for Bodily Injury,
     Death and Property Damage, and umbrella coverage of not less than Five
     Million Dollars ($5,000,000.00). The Comprehensive or Commercial General
     Liability policy shall include the Landlord and the building manager as
     additional insureds, with a severability of interest endorsement.

          (2)  Insurance against (a) "All Risks" of physical loss covering the
     tenant improvements (if any) described in Item 12 of the Schedule, the
     Work, movable fixtures, office equipment, furniture, trade fixtures,
     merchandise and all other items of Tenant's property on the Premises, and
     (b) loss of use of the Premises.

     D.   Tenant hereby agrees to, prior to the commencement of the Term hereof
and prior to the expiration of any policy, furnish Landlord certificates
evidencing that all required insurance is in force and providing that such
insurance may not be cancelled or changed without at least thirty (30) days'
prior written notice to Landlord and Tenant (unless such cancellation is

                                      16.
<PAGE>

due to nonpayment of premiums, in which event ten (10) days' prior written
notice shall be provided).

     E.   Tenant hereby agrees to indemnify, defend and hold harmless Landlord
and its officers, directors, servants, agents and employees against any claims
or liability for damage to person or property (or for loss or misappropriation
of property) occurring in the Premises or Project, arising from any breach or
default on the part of Tenant during the Term of this Lease or from any act or
omission of Tenant or of any employee, agent, servant, invitee or contractor of
Tenant, and from any costs relating thereto (including, without limitation,
attorneys' fees).

     F.   Landlord shall prudently carry insurance coverage on the Building and
the Project as it sees fit.

     9.   FIRE AND OTHER CASUALTY.

     A.   In the event that (i) the Premises are made substantially untenantable
by fire or other casualty, including damage or casualties of war, and Landlord
shall decide not to restore or repair the same, or (ii) the Building is so
damaged by fire or other casualty that Landlord shall decide to demolish or not
rebuild the same, then, in either of such events, either Landlord or Tenant
shall have the right to terminate this Lease by notice to the other within
ninety (90) days after the date of such fire or other casualty.

     B.   If the Premises or the Building are made untenantable by fire or other
casualty, and this Lease is not terminated pursuant to Section 9A above,
Landlord shall; to the extent permitted by any mortgages or Ground Leases with
respect to the Premises and the Project, immediately take such action as is
necessary to make applicable insurance proceeds available and to use `the same
to reconstruct, repair and restore the Building and the Premises, subject to
zoning laws and building codes then in effect, and including only Building
Standard Tenant Improvements (as provided in Exhibit A of Appendix D) or, if any
portion of the Premises has been leased on an "as is" basis, including only
improvements similar to those located in such portion of the Premises on the
Commencement Date or the date on which such portion was added to the Premises,
if later than the Commencement Date (herein, the improvements Landlord is
required to make are called the "Required Improvements"), and at Landlord's
option Tenant may be permitted or required to devote the proceeds of its
insurance described in Section BC(2)(a) to cause restoration of tenant
improvements over and above the Required improvements, and pay for the same to
Landlord or through Landlord as if newly done pursuant to Section 5 of this
Lease. In the event a fire or other casualty occurs and both Landlord and Tenant
are insured, it is agreed that the coverage of the Landlord shall be primary and
that Landlord's recovery in no event shall be reduced by any insurance recovery
to Tenant.

     C.   Notwithstanding anything in this Section 9 to the contrary (except
that Section 9A shall supersede this Section 9C), if all or any portion of the
Premises shall be made untenantable by a fire or other casualty, Landlord shall
with reasonable promptness, cause a registered architect selected by Landlord
and licensed to do business in Illinois to estimate the amount of time required
to substantially complete repair and restoration of the Premises and make the
Premises tenantable again, using standard working methods. If the estimate
indicates that the Premises cannot be made tenantable within twelve (12) months
from the date the repair and

                                      17.
<PAGE>

restoration is started, either party shall have the right to terminate this
Lease by giving to the other notice of such election within ten (10) days after
its receipt of the architect's certificate. If the estimate of the registered
architect indicates that the Premises can be made tenantable within twelve (12)
months from the date the repair and restoration is started, or if neither party
terminates this Lease pursuant to this Section 9C, Landlord shall proceed with
reasonable promptness to repair and restore the Premises, provided that if the
estimate of the registered architect indicates that the Premises can be made
tenantable within twelve (12) months from the date repair and restoration is
started, and if Landlord does not repair and restore the Premises within said
twelve (12) month period, which twelve (12) month period shall be extended to
the extent of any Reconstruction Delays, then Tenant may terminate this Lease
upon fifteen (15) days' prior written notice to Landlord. For purposes of this
Lease, the term "Reconstruction Delays" shall mean: (i) any delays caused by the
insurance adjustment process, (ii) any delays caused by Tenant, and (iii) any
delays caused by events beyond Landlord's reasonable control.

     D.   In the event that this Lease is terminated pursuant to Section 9A or
Section 9C above, rent shall be apportioned on a per diem basis and be paid to
the date of the fire or other casualty. In the event that such fire or casualty
renders all or any portion of the Premises untenantable and this Lease is not
terminated pursuant to Section 9A or Section 9C, then subject to the last
sentence of this Section 9D, the rent provided for in this Lease shall abate on
a per diem basis during the period of repair and restoration until the Premises
are tenantable again, and the abatement shall be in an amount bearing the same
ratio to the total amount of rent due for such period as the untenantable
portion of the Premises from time to time bears to the entire Premises. Any
provision hereof notwithstanding, Tenant's rent shall not abate if its
negligence was the cause of the fire or other casualty; and whether or not the
Lease is terminated, Tenant's recovery shall be limited to the amount necessary
to cause restoration of the tenant improvements as described in this Section 9.

     10.  RIGHTS RESERVED TO THE LANDLORD. Landlord reserves the following
rights, exercisable without notice to Tenant except as otherwise expressly
provided herein, and without liability to Tenant for damage or injury to
property, person or business (all such claims being hereby released, except to
the extent they are caused by Landlord's negligence), and without effecting an
eviction or disturbance of Tenant's use or possession or giving rise to any
claim for offsets, or abatements of rent o; affecting any of Tenant's
obligations under this Lease. Specification of the rights reserved to Landlord
herein shall not exclude any right accruing to Landlord by operation of law or
reserved specifically or by inference from any provision contained in this
Lease:

          A.   Name:  To change the Project's name or street address.
               ----

          B.   Signs: To install, off ix and maintain any and all signs on the
               -----
     exterior and interior of the Building. No signs visible from the exterior
     of the Building or from within its lobbies or common corridors shall be
     permitted to be installed in the Premises by Tenant without Landlord's
     approval of the sign and the location thereof, which may be withheld in
     Landlord's sole discretion. Landlord reserves the right to remove at
     Tenant's expense any such sign not so approved by Landlord.

                                      18.
<PAGE>

          C.   Windows: To designate and approve, prior to installation, all
               -------
     types of window shades, blinds, drapes, awnings, window ventilators and
     other similar equipment and to control all the internal lighting that may
     be visible from the exterior of the Building.

          D.   Service Contracts: To designate all sources furnishing sign
               -----------------
     painting and lettering, ice and drinking water, towels, toilet supplies,
     beverages, food service, shoe shining or other services on the Premises,
     provided that the rates for such services as are designated by Landlord are
     reasonably competitive with rates charged therefor in the Chicago
     metropolitan area. No vending or dispensing machines of any kind shall be
     placed in or about the Premises without the prior written consent of
     Landlord.

          E.   Keys: To retain at all times and to use passkeys to the Premises
               ----
     and keys to all door locks within and into the Premises. No locks or bolts
     shall be altered, changed or added without the prior written consent of
     Landlord.

          F.   Access for Repairs, etc.: To have access to the Premises to
               -----------------------
     perform its duties and obligations under this Lease and to inspect the
     Premises, make repairs, alterations, additions or improvements, whether
     structural or otherwise, in and about the Premises, the Project or any part
     thereof as set forth in various Sections of this Lease including, without
     limitation, Section 5 and Section 10N.

          G.   Occupancy: To decorate, remodel, repair, alter or otherwise
               ---------
     prepare the Premises for reoccupancy at any time after Tenant vacates or
     abandons the Premises. Such acts of Landlord shall not relieve Tenant of
     its obligation to pay rent to the Termination Date.

          H.   Rights to Conduct Businesses: To grant to anyone the exclusive
               ----------------------------
     right to conduct any business or render any service in the Project provided
     such exclusive right shall not operate to exclude Tenant from the use
     permitted by this Lease.

          I.   Heavy Equipment: To approve the weight, size or location of safes
               ----------------
     and other heavy equipment and articles in and about the Premises and the
     Project and to require all such items and furniture to be moved into and
     out of the Building or anywhere else in the Project and the Premises only
     at such times and in such manner as Landlord shall direct in writing.
     Movement of Tenant's property into or out of the Project and within the
     Project is entirely at the risk and responsibility of Tenant. Any
     furniture, equipment, curtains and similar articles desired to be removed
     from the Premises or the Building shall be listed in a written notice from
     Tenant to Landlord and a removal permit therefor shall be obtained from
     Landlord prior to removal thereof.

          J.   Show Premises: To show the Premises to prospective tenants or
               --------------
     brokers during the last year of the Term of this Lease or the last year of
     any extension thereof or to show the Premises to prospective purchasers at
     all reasonable times, provided prior notice is given to Tenant in each case
     and Tenant's use and occupancy of the Premises shall not materially be
     inconvenienced by any such action of Landlord.

                                      19.
<PAGE>

          K.   Close Project: To close or restrict access to the Project during
               -------------
     such hours as Landlord shall from time to time reasonably determine, and on
     Holidays subject, however, to Tenant's right to admittance at all times
     under such regulations as Landlord may prescribe from time to time which
     may include, by way of example but not of limitation, that persons entering
     or leaving the Project identify themselves to a security guard by
     registration or otherwise and that said persons establish their right to
     enter or leave the Project.

          L.   Substitution of Space: At any time hereafter, Landlord may
               ----------------------
     relocate all or part of the Premises to another area in the Project (the
     "new premises") upon thirty (30) days' prior written notice, provided that:

          (1)  the new premises shall be loft space similar to the Premises in
     area and suitable for the use which Tenant had made of the Premises;

          (2)  such change shall be made in order to put into the Premises a
     major tenant in the Project;

          (3)  Landlord shall pay all of Tenant's moving costs; and

          (4)  Landlord shall bear the cost of replacing all of Tenant's
     stationery in customary amounts maintained by Tenant, and Landlord shall
     reimburse Tenant up to an aggregate of $1,000 for costs of notifying third
     parties of the relocation upon presentation by Tenant of paid receipts.

          Tenant shall cooperate with Landlord in all reasonable ways to
     facilitate the move to the new premises including, by way of example but
     not of limitation, designating locations to move furniture and equipment,
     supervising moving of files or fragile equipment, designating location of
     telephone outlets, and listing color of paint and of flooring desired in
     the new premises.

          M.   Use of Lock Box by Landlord: Landlord may from time to time elect
     to designate a lock box collection agent (independent agent, bank or other
     financial institution) to act as Landlord's agent for the collection of
     amounts due Landlord. In such event the date of payment of rent or other
     sums paid Landlord through such agent shall be the date of agent's receipt
     of such payment (or the date of collection of any such sum if payment is
     made in the form of a negotiable instrument thereafter dishonored upon
     presentment); however, for purposes of this Lease, `no such payment or
     collection shall be deemed "accepted" by Landlord if Landlord issues a
     check payable to the order of the Tenant in the amount sent to the lock box
     and if Landlord mails the check to the Tenant addressed to the place
     designated in this Lease for notice to Tenant within twenty-one (21) days
     after the amount sent by the Tenant is received by the lock box collection
     agent or if the Landlord returns a dishonored instrument within twenty-one
     (21) days of its dishonor. Return of any such sum to Tenant by so sending
     such a check of the Landlord or by so sending a dishonored instrument to
     the Tenant within the appropriate twenty-one (21) day period shall be
     deemed to be rejection of Tenant's tender of such payment for all purposes
     as of the date of Landlord's lock box collection agent's receipt

                                      20.
<PAGE>

     of such payment (or collection). The return of Tenant's payment in the
     manner described in this Section 10M shall be deemed not to be a waiver of
     any breach by Tenant of any term, covenant or condition of this Lease nor a
     waiver of any of Landlord's rights or remedies granted in this Lease. The
     possession of Tenant's funds or negotiation of Tenant's negotiable
     instrument by Landlord's agent or Landlord during the applicable twenty-one
     (21) day period shall be deemed not to be a waiver of any defaults of
     Tenant or any rights of Landlord theretofore accrued nor shall any such
     possession or negotiation be considered an acceptance of Tenant's tender.

          N.   Repairs and Alterations: At any time Landlord may decorate, make
               -------------------------
     alterations, additions or improvements, structural or otherwise, in or to
     the Project or any part thereof, including the Premises, and perform any
     acts required or permitted hereunder, or related to the safety, protection,
     preservation or improvement of the Project or the Premises, and during such
     operations Landlord shall have the right to take into and through the
     Premises or any part of the Project all material and equipment required and
     to close and temporarily suspend operation of entrances, doors, corridors,
     elevators and other facilities, and to have access to and open all
     ceilings, without liability to Tenant by reason of interference,
     inconvenience, annoyance or loss of business; provided, however, that
     Landlord shall cause as little inconvenience or annoyance to Tenant as is
     reasonably possible under the circumstances, and shall not do any act which
     would permanently reduce the size of the Premises. Landlord shall do any
     such work during ordinary business hours, and Tenant shall pay Landlord for
     overtime and for any other expenses incurred if such work is done during
     other hours at Tenant's request. Landlord may do or permit any work to be
     done upon or along, and any use of, any adjacent or nearby building, land,
     street, alley or way.

          O.   Mail Chutes: To have access for Landlord and other occupants of
               -----------
     the Building to any mail chutes according to the rules of the United States
     Postal Service.

          P.   Other Rights: All other rights reserved by the Landlord pursuant
               ------------
     to the provisions of this Lease.

     11.  DEFAULT AND LANDLORD'S REMEDIES.

     A.   Defaults. The occurrence of any of the following shall constitute a
          --------
default hereunder:

          (1)  If Tenant defaults in the payment of rent (whether Base Rent,
     Operating Cost Share Rent, Tax Share Rent or Additional Rent), or any other
     sum required to be paid by this Lease; provided, however, that Landlord
     shall not be entitled to exercise its remedies set forth herein or at law
     or in equity with respect to such default, unless such default is not
     remedied within five (5) days after written notice thereof by Landlord to
     Tenant;

          (2)  If Tenant defaults in the prompt and full performance or
     observance of any term, covenant, agreement or provision of this Lease
     (except those specified in Subsections (1), (3), (4), (5), (6), (7) and (8)
     of this Section 11A); provided, however, that

                                      21.
<PAGE>

     Landlord shall not be entitled to exercise its remedies set forth herein or
     at law or in equity with respect to such default, (i) if such default is
     remedied within seven (7) days after written notice thereof by the Landlord
     (or if such default involves a hazardous condition and it is not cured by
     Tenant immediately upon written notice to Tenant), or (ii) with respect to
     a default which cannot reasonably be cured within seven (7) days, if Tenant
     immediately commences to cure and diligently proceeds to complete the cure
     of such default within a reasonable time period which shall in no event
     extend beyond ninety (90) days after Tenant receives written notice of such
     default;

          (3)  If Tenant abandons or vacates the Premises during the Term
     hereof; provided, however Tenant's vacating of the Premises shall not
     constitute a default if, prior to vacating the Premises, Tenant has made
     arrangements reasonably acceptable to Landlord to (a) insure that Tenant's
     insurance for the Premises will be voided or cancelled with respect to the
     Premises as a result of such vacancy, (b) insure that the Premises are
     secured and not subject to vandalism, and (c) insure that the Premises will
     be properly maintained after such vacation. Tenant shall inspect the
     Premises at least once each month and report monthly in writing to Landlord
     on the condition of the Premises;

          (4)  If the leasehold interest of Tenant is levied upon under
     execution or is attached under process of law, which levy or attachment
     continues for a period of thirty (30) days;

          (5)  If Tenant becomes insolvent or bankrupt or shall generally not
     pay its debts as they become due or shall admit in writing its inability to
     pay its debts or shall make a general assignment for the benefit of
     creditors;

          (6)  If Tenant shall commence any case, proceeding or other action
     seeking reorganization, arrangement, adjustment, liquidation, dissolution
     or composition of it or its debts under any law relating to bankruptcy,
     insolvency, reorganization or relief of debtors, or seeking appointment of
     a receiver, trustee, custodian or other similar official for it or for all
     or any substantial part of its property;

          (7)  If Tenant shall take any corporate or other action to authorize
     any of the actions set forth above in Subsections (5) and (6) of this
     Section 11A; or

          (8)  If any case, proceeding or other action against Tenant shall be
     commenced seeking to have an order for relief entered against it as debtor,
     or seeking reorganization, arrangement, adjustment, liquidation,
     dissolution or composition of it or its debts under any law relating to
     bankruptcy, insolvency, reorganization or relief of debtors, or seeking
     appointment of a receiver, trustee, custodian or other similar official for
     it or for all or any substantial part of its property, and such case,
     proceeding or other action (i) results in the entry of an order for relief
     against it which is not fully stayed within seven (7) business days after
     the entry thereof or (ii) remains undismissed for a period of sixty (60)
     days.

                                      22.
<PAGE>

     B.   Landlord's Remedies.
          -------------------

          (1)  Upon the occurrence of any one or more defaults by Tenant,
     Landlord may elect, by written notice to Tenant, to terminate this Lease
     and Tenant's right to the Premises as of the date set forth in the notice
     or, without terminating this Lease, to terminate Tenant's right to
     possession of the Premises as of the date set forth in the notice. Upon any
     termination of this Lease, whether by lapse of time or otherwise, or upon
     any termination of Tenant's right to possession without termination of the
     Lease, Tenant shall surrender possession and vacate the Premises and
     deliver possession thereof to Landlord, and Tenant hereby grants to
     Landlord full and free license to enter into and upon the Premises with or
     without process of law in the event of any such termination of this Lease
     or of Tenant's right to possession, and to repossess Landlord of the
     Premises as of Landlord's former estate and to expel or remove Tenant and
     any others who may be occupying or be within the Premises and to remove any
     and all property therefrom using such force as may be necessary without
     being deemed in any manner guilty of trespass, eviction or forcible entry
     or detainer, and without relinquishing Landlord's rights to rent or any
     other right given to Landlord hereunder or by law or in equity. Except as
     otherwise provided in this Section 11, Tenant expressly waives the service
     of any notice of intention to terminate this Lease or to reenter the
     Premises and waives the service of any demand for payment of rent or
     possession and waives the service of any other notice or demand prescribed
     by any statute or other law, and agrees that the simple breach of any of
     the covenants or conditions of this Lease shall, without the service of any
     demand or notice whatsoever, constitute a forcible detainer by Tenant of
     the Premises within the meaning of the statutes of the State of Illinois.

          (2)  If Tenant voluntarily abandons the Premises or otherwise entitles
     Landlord to elect to terminate Tenant's right to possession only without
     terminating the Lease, and Landlord does so elect, Landlord may at
     Landlord's option enter into the Premises, remove Tenant's signs and other
     evidences of tenancy, and take and hold possession thereof as set forth in
     subsection B(1) of this Section 11, without such entry and possession
     terminating the Lease or releasing Tenant, in whole or in part, from
     Tenant's obligation to pay the rent hereunder for the full Term, and, at
     Landlord's option, the present value of the aggregate amount of the Base
     Rent, Operating Cost Share Rent and Tax Share Rent (based upon the amount
     thereof for the calendar month immediately preceding the month in which the
     default has occurred) for the period from the date stated in the written
     notice terminating possession to the stated end of the Term (such present
     value to be computed on the basis of a per annum discount rate equal to
     three (3) percentage points below the Corporate Base Rate at the time of
     the default) shall be immediately due and payable by Tenant to Landlord,
     together with any other monies due hereunder, and Landlord shall have right
     to immediate recovery of all such amounts. In the alternative, Landlord
     shall have the right from time to time, to recover from Tenant, and Tenant
     shall remain liable for, all rent not theretofore accelerated and paid
     pursuant to the foregoing sentence and any other sums thereafter accruing
     as they become due under this Lease during the period from the date stated
     in the notice terminating possession to the stated end of the Term. Upon
     and after entry into possession without termination of the Lease, subject
     to Landlord's right to first rent other vacant areas in the Building,
     Landlord shall use commercially reasonable efforts to relet the Premises or
     any

                                      23.
<PAGE>

     part thereof to any person, firm or corporation other than Tenant for such
     rent, for such time (which may be a period extending beyond the stated Term
     of this Lease) and upon such terms as Landlord in Landlord's sole
     discretion shall determine, and Landlord shall not be required to accept
     any tenant offered by Tenant or to observe any instructions by Tenant
     relating to such reletting. In any such case, Landlord may make repairs,
     alterations and additions in or to the Premises and redecorate the same to
     the extent deemed necessary by Landlord, and in connection therewith
     Landlord may change the locks to the Premises, and Tenant shall upon
     written demand pay the cost thereof, together with Landlord's expenses of
     reletting. Any proceeds from the reletting of the Premises by Landlord
     shall be collected by Landlord and shall first be applied against the cost
     and expenses of reentry and of reletting the Premises including, but not
     limited to, all brokerage, advertising, legal, alteration, redecoration,
     repair, and other reasonably necessary costs and reasonable expenses
     incurred to secure a new tenant for the Premises, and second to the payment
     of rent herein provided to be paid by the Tenant. If the consideration
     collected by Landlord upon any such reletting, after payment of the
     expenses of reletting the Premises, is not sufficient to pay monthly the
     full amount of the rent reserved in this Lease, Tenant shall pay to
     Landlord the amount of each monthly deficiency as it becomes due (as the
     case may be). If the consideration collected by Landlord upon any such
     reletting for Tenant's account after payment of the expenses of reletting
     the Premises is greater than the amount necessary to pay the full amount of
     the rent reserved in this Lease, the full amount of such excess shall be
     retained by Landlord and in no event shall be payable to Tenant. No such
     reentry, repossession, repairs, alterations, additions or reletting shall
     be construed as an eviction or ouster of Tenant or as an election on
     Landlord's part to terminate this Lease, unless written notice of such
     intention is given to Tenant, or shall operate to release Tenant in whole
     or in part from any of Tenant's obligations hereunder.

          (3)  If Landlord shall decide to terminate this Lease, Landlord shall
     be entitled to recover from Tenant all of the amounts of rent accrued and
     unpaid for the period up to and including the date of the termination, as
     well as all other additional sums for which Tenant is liable, or in respect
     of which Tenant has agreed to indemnify Landlord under any of the
     provisions of this Lease, which may then be owing and unpaid, and all costs
     and expenses including, without limitation, court costs and attorneys' fees
     incurred by Landlord in the enforcement of its rights and remedies
     hereunder, and in addition, Landlord, at its sole option, shall be entitled
     to recover from Tenant, in lieu of any amounts due under Section 11B(2)
     hereof, and Tenant shall pay to Landlord, on demand, as final and
     liquidated damages (and not as a penalty), a sum equal to the amount of
     Landlord's reasonable estimate of the aggregate amount of Base Rent,
     Operating Cost Share Rent, Tax Share Rent and Additional Rent that would be
     payable for the period from the date of such termination through the
     Termination Date, reduced by the then reasonable rental value of the
     Premises for the same period, both discounted to present value at the rate
     per annum equal to three (3) percentage points below the Corporate Base
     Rate at the time of the default. If, before presentation of proof of such
     liquidated damages to any court, commission or tribunal, the Premises, or
     any part thereof, shall have been relet by Landlord for such period, or any
     part thereof, the amount of rent payable upon such reletting shall be
     deemed to be the reasonable rental value for the part or the whole of the
     Premises relet during the term of the reletting.

                                      24.
<PAGE>

          (4)  Landlord may but shall not be obligated to cure any default by
     Tenant hereunder, but, if Landlord so elects, all costs and expenses paid
     by Landlord in curing such default and legal fees in connection therewith
     shall be Additional Rent due on the next rent date.

          (5)  Notwithstanding anything in the Lease to the contrary, any and
     all remedies set forth in this Lease (i) shall be in addition to any and
     all other remedies Landlord may have at law or in equity and (ii) shall be
     cumulative. The waiver by Landlord of any breach of any term, covenant or
     condition herein contained shall only be effective if it is in writing and
     shall not be deemed to be a waiver of a continuing or subsequent breach of
     the same, or of any other term, covenant or condition herein contained. The
     acceptance of rent or any other amounts due hereunder shall not be
     construed to be a waiver of any breach by Tenant of any term, covenant or
     condition of this Lease, and if the same shall be accepted after the
     termination of this Lease, by lapse of time or otherwise, or of the Tenants
     right of possession hereunder, or after the giving of any notice, such
     acceptance shall not reinstate, continue or extend the Term of this Lease
     or affect any notice given to Tenant prior to the receipt of such amount's,
     it being agreed that after the service of notice or the commencement of a
     suit or after final judgment for possession of the Premises, Landlord may
     receive and collect any rent and other sums due, and the payment of the
     same shall not waive or affect said notice, suit or judgment.

          (6)  Notwithstanding any provision in this Lease prohibiting Landlord
     from exercising its rights hereunder or at law or in equity if Tenant cures
     a default within a specified period of time, if Tenant shall default (i) in
     the timely payment of rent (whether any or all of Base Rent, Operating Cost
     Share Rent, Tax Share Rent or Additional Rent) three or more times in any
     period of 12 consecutive months, or (ii) in the performance of any
     particular term, condition or covenant of this Lease three or more times in
     any period of six consecutive months, then, notwithstanding that such
     defaults shall have each been cured within any applicable cure period after
     notice, if any, as provided in this Lease, any further similar default
     (including, without limitation, with respect to non-payment of rent, the
     further non-payment of any kind of rent payable under this Lease) shall not
     be curable by Tenant and Landlord shall have the right to exercise all of
     the remedies provided in this Lease (including, without limitation, any and
     all remedies at law and in equity) immediately after the occurrence of such
     similar default.

          (7)  If the term of any lease, other than this Lease, made by the
     Tenant for any demised premises in the Building or any other building owned
     by Landlord or an affiliate of Landlord shall be terminated or terminable
     after the making of this Lease because of any default by the Tenant under
     such other lease, such fact shall empower the Landlord, at Landlord's sole
     option, to terminate this Lease by written notice to the Tenant.

          (8)  In the event that Tenant shall file for protection under the
     Bankruptcy Code now or hereinafter in effect, or a trustee in bankruptcy
     shall be appointed for Tenant, Landlord and Tenant agree to the extent
     permitted by law, to request that the debtor-in-possession or trustee-in-
     bankruptcy, if one shall have been appointed, assume or reject this Lease
     within sixty (60) days thereafter.

                                      25.
<PAGE>

     12.  HOLDOVER. If Tenant retains possession of the Premises or any part
thereof after thirty (30) days after the termination of the Term or any
extension thereof, by lapse of time or otherwise, Tenant shall become a tenant
from month-to-month only upon each and all of the terms herein provided as may
be applicable to such month-to-month tenancy and any such holding over shall not
constitute an extension of this Lease; provided, however, that during such
holding over, Tenant shall pay Base Rent, Operating Cost Share Rent and Tax
Share Rent at double the rate payable for the fiscal year, or portion thereof,
immediately preceding said holding over, computed on a monthly basis for the
time Tenant thus remains in possession .and, in addition, Tenant shall pay
Landlord all damages, consequential as well as direct, sustained by reason of
Tenant's holding over. Alternatively, at the election of Landlord expressed in a
written notice to Tenant and not otherwise, such retention of possession shall
constitute a renewal of this Lease for one (1) year; provided, however, that
Tenant shall pay Base Rent in an amount equal to the greater of 150% of the rate
payable for the immediately preceding fiscal year, or portion thereof or 150% of
the then current market rate as determined by Landlord, and Tenant shall
continue to make all other payments required under this Lease, including,
without limitation, operating Cost Share Rent and Tax Share Rent. Neither the
acceptance of rent by the Landlord after termination, nor the provisions of this
section: (i) shall be construed as, or operate as, a renewal or as a waiver of
Landlord's right of re-entry or right to regain possession by actions at law or
in equity or by any other right or remedy hereunder, or (ii) shall be construed
as, or operate as, a waiver of any other right or remedy of Landlord.

     13.  SUBORDINATION TO MORTGAGES, TRUST DEEDS AND GROUND LEASES.

     A.   Subordination. This Lease shall be subordinated to any and all Ground
Leases hereafter in force with respect to the Project at the election of the
ground lessor under any such Ground Lease. This Lease shall be subject to all of
the terms and conditions of such Ground Leases, which are hereby incorporated in
this Lease by this reference, and in the event of any conflict between the terms
hereof and the terms of any such Ground Leases, the terms of such Ground Leases
shall control. This Lease shall be subordinated to the lien of any and all
mortgages now or hereafter in force against (a) the Project and (b) any and all
Ground Leases with respect to the Project, at the election of the mortgagee
under any such mortgage. Landlord hereby represents that as of the date hereof
there are no Ground Leases with respect to the Project. The respective rights to
so subordinate this Lease at the election of any such ground lessor or mortgagee
shall continue during any amendment, renewal, modification, consolidation,
replacement or extension of each such Ground Lease or mortgage, and shall apply
to any and all advances made or hereafter made on the security of each such
mortgage.

     Subordination shall be effective at election of any such ground lessor or
mortgagee. Election shall not be dependent on receipt of notice by Tenant of the
election to subordinate. Without limiting the foregoing, notice of the election
to subordinate may be given as provided for notices pursuant to this Lease.

     Any subordination at the election of any such ground lessor or mortgagee
shall be self-operating. Nevertheless, Tenant or its successors in interest upon
request of Landlord shall promptly execute and deliver (within ten (10) days
after a request therefor) at any time, and from

                                      26.
<PAGE>

time to time upon the request of Landlord, such instruments as are reasonably
necessary or appropriate in Landlord's judgment to evidence such subordination.

     At any time after the date hereof that any Ground Lease or mortgage is
put in effect on' the Project, Landlord shall request from such mortgagee or
ground lessor a non-disturbance agreement for the benefit of Tenant, in form and
substance reasonably acceptable to Tenant, which agreement shall provide that so
long as Tenant is not in default under this Lease (after the expiration of any
applicable notice and cure periods), Tenant shall have the right to remain in
possession under this Lease and to exercise all of its options and rights on the
terms and conditions set forth herein, even if there is a default under any such
Ground Lease or if any such mortgagee forecloses its mortgage or accepts a deed
in lieu of foreclosure.

     B.   Termination of Ground Lease or Foreclosure of Mortgage. Should any
          ------------------------------------------------------
mortgage on the Project or on any Ground Lease be foreclosed or if any Ground
Lease be terminated and this Lease be continued:

          (1)  The liability of the mortgagee, ground lessor or purchaser at
     such foreclosure sale shall exist only during the time such mortgagee,
     ground lessor or purchaser is the owner of the Project.

          (2)  Tenant shall attorn, as Tenant under this Lease, without any
     deductions or setoffs whatsoever, to the purchaser at the foreclosure sale
     (or the mortgagee if the mortgagee becomes owner of the fee estate or
     lessor under any Ground Lease) or, if any Ground Lease be terminated for
     any reason, Tenant shall be deemed to have attorned as Tenant under this
     Lease to the ground lessor under the Ground Lease, and this Lease shall
     continue in full force and effect as a direct lease between and binding
     upon Tenant and such mortgagee or ground lessor, as the case may be.
     Likewise, Tenant will attorn to a leasehold mortgagee in the event a
     leasehold mortgagee should ever become the owner of the leasehold estate
     covered by its mortgage or should become the owner of any new lease in
     replacement or substitution of such leasehold estate. Tenant agrees to
     promptly execute and deliver (within ten (10) days after a request
     therefor) at any time and from time to time upon the request of Landlord,
     or of any ground lessor under any such Ground Lease, or of any holder of
     any such mortgage or leasehold mortgage, or of any such purchaser, any
     instrument which, in the sole judgment of such requesting party, may be
     necessary or appropriate in any such foreclosure or termination proceeding
     or otherwise to evidence such attornment.

          (3)  As used in this Section 13, "mortgage" shall include "trust deed"
     and "mortgagee" shall include "trustee" and successors and assigns of such
     party (whether immediate or remote), the purchaser of any mortgage, whether
     at foreclosure or otherwise and the successors, assigns and mortgagees of
     such purchaser (whether immediate or remote).

     C.   Security Deposit. The mortgagee under a mortgage and the lessor under
          -----------------
any Ground Lease shall have no responsibility for the return of the security
deposit, if any, except to the extent the security deposit is held by such
mortgagee or ground lessor.

                                      27.
<PAGE>

     D.   Notice and Right to Cure. Landlord hereby notifies Tenant that the
          ------------------------
Project is subject to the mortgages set forth on Appendix E attached hereto
(Mortgages Currently Affecting the Project), and Landlord agrees promptly to
notify Tenant of the placing of any additional Ground Leases, mortgages or trust
deeds against the real property or leasehold estate of which the Premises form a
part.

     Tenant agrees to give the mortgagees shown on Appendix E and any other
mortgagee or holder of a deed of trust or lessor of any Ground Lease, by
registered mail, a copy of any notice of default served upon the Landlord,
provided that prior to such notice Tenant has been notified, in writing (by way
of notice of Assignment of Rents and Leases, or otherwise), of the address of
such mortgagee, holder of a deed of trust or lessor under any Ground Lease.
Tenant further agrees that if Landlord shall have failed to cure such default
within the time provided for in this Lease, then such mortgagee, holder of a
deed of trust or lessor under any Ground Lease shall have an additional thirty
(30) days within which to cure such default, or if such default cannot be cured
within that time, such mortgagee, holder of a deed of trust or lessor under any
Ground Lease shall have such additional time as may be necessary to cure such
default, provided that within such thirty (30) days, any mortgagee, holder of a
deed of trust or lessor under any Ground Lease, as the case may be, has
commenced and is diligently pursuing the cure of such default (including but not
limited to commencement of foreclosure or lease forfeiture proceedings, if
necessary to effect such cure), and Tenant shall not pursue any of the remedies
it may have for such default and this Lease shall not be terminated, while such
cure is being diligently pursued, so long as the default is completely cured
within a reasonable time thereafter. During the period between the giving of
such notice and the remedying of Landlord's default, the rent herein recited
shall be abated and apportioned to the extent that any part of the Premises
shall be untenantable.

     14.  ASSIGNMENT AND SUBLETTING BY TENANT.

     A.   Tenant shall not, without the prior written consent of Landlord in
each instance, which consent will not be unreasonably withheld, (i) assign,
transfer, mortgage, pledge, hypothecate or encumber or subject to or permit to
exist upon or be subjected to any lien or charge, this Lease or any interest
under it, (ii) allow to exist or occur any transfer of or lien upon this Lease
or the Tenant's interest herein by operation of law, (iii) sublet the Premises
or any part thereof, or (iv) permit the use or occupancy of the Premises or any
part thereof for any purpose not provided for under Section 6 of this Lease or
by anyone other than the Tenant and Tenant's employees. Landlord shall be acting
reasonably when such consent is not granted, if any of the following is true:

          (1)  in the reasonable judgment of Landlord the subtenant or assignee
     is of a character or engaged in a business which is not in keeping with the
     standards of Landlord for the Building;

          (2)  in the reasonable judgment of Landlord the purpose for which the
     subtenant or assignee intends to use the Premises (or a portion thereof) is
     not in keeping with the standards of Landlord for the Building or are in
     violation of the terms of any other leases in the Building (it being
     understood that the purpose for which such

                                      28.
<PAGE>

     subtenant or assignee intends to use all or a portion of the Premises may
     not be in violation of this Lease);

          (3)  the subtenant or assignee is either a government (or subdivision
     or agency thereof) or an occupant of the Building;

          (4)  an assignment is desired for less than the entire Premises and/or
     for less than the remaining Term of the Lease; or

          (5)  Tenant is in default under any of the terms or conditions of this
     Lease.

     In no event shall this Lease or any interest herein be assigned or
     assignable by voluntary or involuntary bankruptcy proceedings or by
     operation of law or otherwise, and in no event shall this Lease or any
     rights or privileges hereunder be an asset of Tenant under any bankruptcy,
     insolvency or reorganization proceedings, except as provided by law.

     B.   Consent by Landlord to any assignment, subletting, use, occupancy,
transfer or encumbrance shall not operate to relieve Tenant from any covenant,
liability or obligation hereunder (whether past, present or future), including,
without limitation, the obligation to pay rent, except to the extent, if any,
expressly provided for in such consent, nor shall such consent be deemed to be a
consent to any subsequent assignment, subletting, use, occupancy, transfer or
encumbrance. Tenant shall pay all of Landlord's costs, charges and expenses,
including without limitation, reasonable attorney's fees, incurred in connection
with any assignment, subletting, use, occupancy, transfer or encumbrance made or
requested by Tenant.

     C.   Tenant shall, by notice in writing, advise Landlord of its intention
from, on and after a stated date (which shall not be less than sixty (60) days
after the date of Tenant's notice) to assign this Lease or sublet any part or
all of the Premises for the balance or any part of the Term, and, in such event,
Landlord shall have the right, to be exercised by giving written notice to
Tenant within thirty (30) days after receipt of Tenant's notice, to terminate
this. Lease with respect to the space described in Tenant's notice as of the
date stated in Tenant's notice for the commencement of the proposed assignment
or sublease; provided, however, that if Landlord elects to terminate this Lease
with respect to the space described in Tenant's notice, Tenant shall have the
right, to be exercised by giving written notice to Landlord within fifteen (15)
days after receipt of Landlord's notice, to withdraw its notice of intent to
assign or sublease such space and Landlord's notice to terminate shall be of no
force and effect. Tenant's notice shall include the name and address of the
proposed assignee or subtenant, a true and complete copy of the proposed
assignment or sublease and sufficient information as Landlord deems necessary to
permit Landlord to determine the financial responsibility and character of the
proposed assignee or subtenant. If Tenant's notice covers all of the Premises
and if Landlord exercises its right to terminate this Lease as to such space,
then the Term of this Lease shall expire and end on the commencement date stated
in Tenant's notice as fully and completely as if that date had been the
Termination Date. If, however, Tenant's notice covers less than all of the
Premises, and if Landlord exercises its right to terminate this Lease with
respect to such space described in Tenant's notice, then as of the commencement
date stated in Tenant's notice, the rent reserved herein shall be adjusted on
the basis of the number of, rentable square feet retained by Tenant, and this
Lease as so amended, shall continue thereafter in full force and effect. If
Landlord, upon

                                      29.
<PAGE>

receiving Tenant's notice, does not exercise its right to terminate as
aforesaid, Landlord will not unreasonably withhold its consent to Tenant's
assignment of this Lease or subletting the space covered by its notice. Without
limitation, it shall be deemed reasonable for Landlord to withhold its consent
to Tenant's assignment of this Lease or subletting the space covered by its
notice if the proposed assignee or sublessee is a tenant or occupant of the
Building or an affiliate (a person controlling, controlled by or under common
control with) of a tenant or occupant of the Building.

     D.   If Tenant, having first obtained Landlord's consent to any assignment
or sublease, or if Tenant or a trustee in bankruptcy for Tenant pursuant to the
Bankruptcy Code, shall assign this Lease or sublet the Premises, or any part
thereof, at a rental or for other consideration in excess of the aggregate of
the Base' Rent, operating Cost Share Rent and Tax Share Rent due and payable by
Tenant under this Lease, then Tenant shall pay to Landlord as Additional Rent
one-half of such excess rent or other consideration within ten (10) days after
receipt thereof from time to time.

     E.   If Tenant shall assign this Lease as permitted herein, the assignee
shall expressly assume all of the obligations of Tenant hereunder and agree to
comply with and be bound by all of the terms, provisions and conditions of this
Lease, in a written instrument satisfactory to Landlord and furnished to
Landlord not later than fifteen (15) days prior to the effective date of the
assignment. If Tenant shall sublease the Premises as permitted herein, Tenant
shall obtain and furnish to Landlord, not later than fifteen (15) days prior to
the effective date of such sublease and in form satisfactory to Landlord, the
written agreement of such subtenant that it shall comply with and be bound by
all of the terms, provisions and conditions of this Lease and that it will
attorn to Landlord, at Landlord's option and written request, in the event this
Lease terminates before the expiration of the sublease.

     F.   If Tenant is a corporation whose stock is not publicly traded, any
transaction or series of transactions (including, without limitation, any
dissolution, merger, consolidation or other reorganization of Tenant, or any
issuance, sale, gift, transfer or redemption of any capital stock of Tenant,
whether voluntary, involuntary or by operation of law, or any combination of any
of the foregoing transactions) resulting in the transfer of control of Tenant,
other than by reason of death, shall be deemed to be a voluntary assignment of
this Lease by Tenant subject to the provisions of this Section 14. If Tenant is
a partnership, any transaction or series of transactions (including without
limitation any withdrawal or admittance of a partner or any change in any
partner's interest in Tenant, whether voluntary, involuntary or by operation of
law, or any combination of any of the foregoing transactions) resulting in the
transfer of control of Tenant, other than by reason of death, shall be deemed to
be a voluntary assignment of this Lease by Tenant subject to the provisions of
this Section 14. The term "control" as used in this Section 14F means the power
to directly or indirectly direct or cause the direction of the management or
policies of Tenant. If Tenant is a corporation, a change or series of changes in
ownership of stock which would result in direct or indirect change in ownership
by the stockholders or an affiliated group of stockholders of less than fifty
percent (50%) of the outstanding stock as of the date of the execution and
delivery of this Lease shall not be considered a change of control.
Notwithstanding anything contained herein to the contrary, Tenant may assign
this Lease or sublet the Premises, or any part thereof, to any entity
controlling

                                      30.
<PAGE>

Tenant, controlled by Tenant or under common control with Tenant, without the
prior written consent of Landlord.

     G.   Any assignment, subletting, use, occupancy, transfer or encumbrance of
this Lease or the Premises without Landlord's prior written consent shall be of
no effect and shall, at the option of Landlord, constitute a default under this
Lease.

     15.  SALE BY LANDLORD. In the event of sale, conveyance, assignment or
transfer by Landlord of its interest in the Project or in the Building or in
this Lease, the same shall operate to release Landlord (subject to the second
paragraph of Section 17 hereof) from any future obligations and any future
liability for or under any of the covenants or conditions, express or implied,
herein contained in favor of Tenant, and in such event, and with respect to such
obligations, covenants and conditions, Tenant agrees to look solely to the
successor in interest of Landlord in and to this Lease. This Lease shall not be
affected by any such sale, conveyance or transfer.

     16.  ESTOPPEL CERTIFICATE. Landlord shall, at the request of Tenant and
Tenant shall at the request of Landlord at any time and from time to time upon
not less than ten (10) days, prior written notice, execute, acknowledge in
recordable form, and deliver to the other, or for the Tenant to its auditor or a
prospective purchaser of its business or assets, or to its assignee or subtenant
if acceptable to Landlord, or for the Landlord to Landlord's mortgagee, the
lessor under any Ground Lease, auditors or a prospective purchaser of the
Project or any part thereof, a certificate stating that this Lease is unmodified
and in full force and effect (or, if modified, stating the nature of such
modification and certifying that this Lease, as so modified, is in full force
and effect), and the dates to which the rent and other charges are paid, and
that Tenant is paying rent on a current basis with no offsets or claims, and
there are not, to Tenant's or Landlord's knowledge, as the case may be, any
uncured defaults on the part of Landlord or of Tenant (or specifying such
offsets, claims or defaults, if any are claimed). Such certificate may require
the party giving it to specify the date of commencement of rent, the
Commencement Date, the Termination Date, the Base Rent, current Operating Cost
Share Rent and Tax Share Rent estimates, the date to which rent has been paid,
whether or not Landlord has completed any improvements required to be made to
the Premises and such other matters as may be required. It is expressly
understood and agreed that any such statement may be relied upon by any
prospective purchaser or encumbrancer of all or any portion of the Project or by
any ground lessor, or by a purchaser or assignee or lender to Tenant or to
auditors of either party hereto or by any other person to whom it is delivered.
The failure to deliver such statement within the time required hereunder shall,
at the option of the requesting party, be a default under this Lease, or be
conclusive evidence, binding upon the nonperforming party that this Lease is in
full force and effect, without modification except as may be represented by the
requesting party, that there are no uncured defaults by the requesting party and
that not more than one (1) month's rent has been paid in advance, and the
nonperforming party shall be estopped from asserting any defaults known to it at
that time.

     17.  SECURITY DEPOSIT. Tenant has deposited with Landlord security for the
full and faithful performance of every provision of this Lease to be performed
by Tenant in the amount set forth as Item 9 in the Schedule. If Tenant defaults
with respect to any provision of this Lease, Landlord may use all or any part of
this security deposit for the payment of any rent

                                      31.
<PAGE>

and any other sum due or in default, or for the payment of any other amount
which Landlord may spend or become obligated to spend by reason of Tenant's
default, or to compensate Landlord for any loss or damage which Landlord may
suffer by reason of Tenant's default. If any portion of such deposit is to be
used, Tenant shall within five (5) days after written demand therefor deposit
cash with Landlord in an amount sufficient to restore the security deposit to
its original amount and Tenant's failure to do so shall be a material breach of
this Lease. Landlord shall not be required to keep this security deposit
separate from its general funds and Tenant shall not be entitled to interest on
such deposit. If Tenant shall fully and faithfully perform every provision of
this Lease to be performed by it, the security deposit or any balance thereof
shall be returned to Tenant (or, at Landlord's option, to the last assignee of
Tenant's interest hereunder) at the expiration of this Lease and upon vacation
of the Premises in accordance with the provisions hereof. Said security deposit
shall not be deemed an advance payment of rent or a measure of Landlord's
damages for any default hereunder by Tenant.

     Tenant acknowledges that Landlord has the right to transfer all or any part
of its interest in the Project or this Lease, and Tenant agrees that in the
event of any such transfer, Landlord shall have the right to transfer such
security deposit to the transferee. Upon delivery by Landlord to Tenant of such
transferee's written acknowledgement of its receipt of such security deposit,
Landlord shall thereby be released by Tenant from all liability or obligation
for the return of such deposit and Tenant agrees to look solely to such
transferee for the return of the security deposit.

     18.  EXCUSE OF EITHER PARTY'S INABILITY TO PERFORM; EITHER PARTY'S DEFAULT.
Except as specifically provided to the contrary in this Lease and for all
obligations of Tenant under this Lease regarding the payment of money, this
Lease and the obligation of Tenant to pay rent hereunder and perform all of
Tenant's covenants and agreements hereunder shall not be impaired nor shall
either party be in default hereunder because it is unable to fulfill any of its
obligations under this Lease, if the affected party is prevented or delayed from
so doing by any of the following (which shall be referred to herein as a "Force
Majeure"): any accident, breakage, repairs, alterations, improvements, strike or
labor troubles, or any other cause whatsoever beyond the reasonable control of
the affected party, including, but not limited to, energy shortages or
governmental preemption in connection with a national emergency, or by reason of
government laws or any rule, order or regulation of any department or
subdivision thereof of any governmental agency, or by reason of the conditions
of supply and demand which have been or are affected by war or other emergency.

     19.  PERSONAL PROPERTY AND TENANT FIXTURES. Landlord hereby specifically
waives any right it may have under Illinois statutory or common law to a
security interest or any other lien rights in any of Tenant's personal property
or fixtures situated on the Premises.

     20.  NOTICES. All notices and approvals to be given by one party to the
other party under this Lease shall be given in writing, mailed or delivered as
follows

                                      32.
<PAGE>

     A.   To Landlord as follows:

     Teachers Insurance and Annuity              Teachers Insurance and Annuity
      Association of America                      Association of America
     c/o Office of the Building Manager          730 Third Avenue
     414 North Orleans Street                     New York, New York 10017
     Chicago, Illinois 60610                      Attn:  Vice President

or to such other person at such other address designated by notice to Tenant.

     B.   To Tenant at the place set forth as Item 10 on the Schedule and at the
Premises or at such other address designated by notice to Landlord.

     Mailed notices shall be sent by United States Certified or Registered Mail,
postage prepaid. Mailed notices shall be deemed to have been given 2 business
days after posting in the United States mails, and notices delivered personally
shall be deemed to have been given upon delivery or attempted delivery.

     21.  QUIET POSSESSION. So long as Tenant shall observe and perform the
covenants and agreements binding on it hereunder, Tenant shall at all times
during the Term herein granted and subject to the provisions of this Lease
peacefully and quietly have and enjoy the possession of the Premises without any
encumbrance or hindrance by, from or through Landlord, its successors or
assigns.

     22.  REAL ESTATE BROKER. Both parties represent to the other that they have
not dealt with any real estate broker except for Miglin-Beitler Management
Corporation and that broker listed in Item 11 in the Schedule, with respect to
this Lease and, to their knowledge no other broker initiated or participated in
the negotiation of this Lease, submitted or showed the Premises to Tenant or is
entitled to any commission in connection with this Lease. Both parties agree to
indemnify and hold the other harmless from all claims from any other real estate
broker claiming through such indemnifying party for commission or fees in
connection with this Lease.

     23.  CONDEMNATION. If all or any portion of the Project or Premises are
taken by eminent domain so that the Premises cannot be reasonably used by Tenant
for the purposes for which they are demised, then at the option of either party
this Lease may be terminated effective as of the date of the taking and all rent
reserved hereunder shall be paid to the date of such taking. The entire award
for any total or partial taking shall be paid to and retained by Landlord.
Nothing contained in this Section 23 shall prohibit Tenant from instituting
separate proceedings to pursue a separate award compensating it for relocation,
business loss and other costs incurred by Tenant in connection with a
condemnation or taking, as long as such award in no way reduces the award
otherwise payable to Landlord. If any condemnation proceeding shall be
instituted in which it is sought to take or damage any part of the Project, or
if the grade of any street or alley adjacent to the Project is changed by any
competent authority and such change of grade makes it necessary or desirable to
remodel the Project to conform to the changed grade, Landlord shall have the
right to terminate this Lease upon not less than ninety (90) days' notice prior
to the date of termination designated in the notice. No money or other
consideration shall be payable by Landlord to Tenant for said termination, and
the Tenant shall have no right to share in the

                                      33.
<PAGE>

condemnation award or in any judgment for damages caused by said eminent domain
proceeding.

     24.  SPRINKLERS. If the sprinkler system installed at the Project or any of
its appliances shall be damaged or injured or not in proper working order by
reason of any act or omission of Tenant, Tenant's agents, servants, employees,
licensees or invitees, Tenant shall forthwith restore the same to good working
condition at its own expense. Tenant shall not do or permit anything to be done
upon the Premises, or bring or keep anything thereon which is in violation of
rules, regulations and requirements of the Illinois Inspection and Rating
Bureau, Fire Insurance Rating Organization or any similar authority having
jurisdiction over the Building, and if the Board of Fire Underwriters or Fire
Insurance Exchange or any bureau, department or official of the state or city
government, requires or recommends that any changes, modifications, alterations
or additional sprinkler heads or other equipment be made or supplied by reason
of Tenant's business or acts or the location of partitions, trade fixtures, or
other contents of the Premises, or if any such changes, modifications,
alterations, additional sprinkler heads or other equipment, become necessary to
prevent the imposition of a penalty or charge against the full allowance for a
sprinkler system in the fire insurance rate as fixed by said Exchange, or by any
fire insurance company, Tenant shall, at Tenant's expense, promptly make and
supply such changes, modifications, alterations, additional sprinkler heads or
other equipment.

     25.  MISCELLANEOUS.

     A.   Covenants Binding on Successors.  Subject to the terms and provisions
          --------------------------------
of Section 14 of this Lease, each provision of this Lease shall extend to and
shall, as the case may require, bind and inure to the benefit of Landlord and
Tenant and their respective heirs, legal representatives and successors and
assigns.

     B.   Date Payments Are Due. All amounts owed to Landlord hereunder, for
          ---------------------
which the date of payment is not expressly fixed herein, shall be paid, within
thirty (30) days from the date Landlord renders statements of account therefor
and shall bear interest at the rate provided in Section 2D(3) from the date due
until paid.

     C.   Meaning of "Re-entry" and "Landlord". The words "re-enter" and "re-
          -----------------------------------
entry" as used in this Lease are not restricted to their technical legal
meaning. The term "Landlord," as used in this Lease, means only the landlord
from time to time, and upon conveying or transferring its interest, such
conveying or transferring landlord .shall be relieved from any further
obligation or liability pursuant to Sections 13B(1) , 13C, 15 and 17 of this
Lease.

     D.   Time Is of the Essence.  Time is of the essence of this Lease and
          ----------------------
each and all of its provisions.

     E.   No Option. Submission of this instrument for examination or signature
          ---------
by Tenant or by Landlord does not constitute a reservation of or option for
lease, and it is not effective as a lease or otherwise until execution and
delivery by both Landlord and Tenant.

     F.   Severability. The invalidity or unenforceability of any provision
          ------------
hereof shall not affect or impair any other provisions.

                                      34.
<PAGE>

     G.   Governing Laws. This Lease shall be governed by and construed pursuant
          --------------
to the laws of the State of Illinois.

     H.   Lease Modification. Should any mortgage require a modification of this
         -------------------
Lease, which modification will not bring about any increased cost or expense to
Tenant or in any other way substantially change the rights and obligations of
Tenant hereunder, Tenant agrees that this Lease may be so modified.

     I.   No Oral Modification. No subsequent alteration, amendment, change or
          ---------------------
addition to this Lease shall be binding upon Landlord or Tenant unless in
writing signed by both parties.

     J.   Litigation and Arbitration Costs. In the event of any litigation or
          --------------------------------
arbitration between the parties hereto with respect to the enforcement or
interpretation of this Lease, the nonprevailing party shall pay the attorney's
fees, court costs and other costs of the prevailing party, provided that Tenant
shall notify Landlord of any alleged breach of Landlord's obligations under this
Lease and shall take no action with respect to such breach as long as Landlord
immediately commences to cure and diligently proceeds to complete the cure of
said breach within a reasonable time period. Each party hereto shall pay the
attorney's fees, court costs (if any) and other costs incurred by the other
party in any litigation, negotiation or transaction in which such party causes
the other party, without the other party's fault, to become involved or
concerned (including, without limitation, any request for Landlord's consent to
a sublet or assignment).

     K.   Captions. The marginal headings and titles to the paragraphs of this
          --------
Lease are not a part of this Lease and shall have no effect upon the
construction or interpretation of any part hereof.

     L.   Remedies and Rights May Be Exercised by Landlord in Its Own Name:
          ----------------------------------------------------------------
Authority to Execute This Lease. All rights and remedies of Landlord under this
-------------------------------
Lease, or that may be provided by law, may be exercised by Landlord in its own
name individually, or in its name by any agent thereof, and all legal
proceedings for the enforcement of any such rights or remedies, may be commenced
and prosecuted to final judgment and executed by Landlord in its own name
individually or in its name by any agent thereof. Landlord and Tenant each
represents to the other that each has full power and authority to execute this
Lease and to make and perform the agreements herein contained.

     M.   Payments to Affiliates. Nothing in this Lease shall be construed to
          ----------------------
prevent Landlord from paying for services rendered or materials delivered with
respect to the Project or to the Premises (including, without limitation,
management services and contracting out capital improvements .or other capital
repairs or construction items) by affiliates of Landlord provided that the fees
or costs of such services and materials are at market rates in the Chicago
metropolitan area. All such fees or costs paid by Landlord to such affiliates
shall be deemed to constitute Operating Costs on the same terms and conditions
as if such fees and costs were paid to non-affiliates of Landlord.

     N.   Entire Agreement. This Lease (including, without limitation, any Rider
          ----------------
attached hereto and signed by both parties and Appendices A through E, all of
which are incorporated

                                      35.
<PAGE>

herein by this reference) constitutes the entire agreement between the Landlord
and the Tenant. Tenant acknowledges that it has not been induced to enter this
Lease by any promises, assurances, agreements, statements or representations
(collectively, "Representations") which are not set forth in this Lease
(including without limitation any Representations concerning Operating Costs or
Taxes). Tenant acknowledges that it has not relied on any such Representations,
agrees that no such Representations shall be used in the construction or
interpretation of this Lease and agrees that Landlord shall have no liability
for any consequences arising as a result of any such Representations.

     O.   Landlord's Title. Landlord's title is and always shall be paramount to
          ----------------
the interest of Tenant, and nothing herein contained shall empower Tenant to do
any act which can, shall or may encumber Landlord's title.

     P.   Light and Air Rights. This Lease does not grant any rights to light or
          --------------------
air over or about the Project. Landlord specifically excepts and reserves to
itself the use of any roofs, the exterior portions of the Premises, all rights
to and the land and improvements below the improved floor level of the Premises,
the improvements and air rights above the Premises and the improvements and air
rights located outside the demising walls of the Premises, and such areas within
the Premises as are required for installation of utility lines and other
installations required to serve any occupants of the Building and the right to
maintain and repair the same, and no rights with respect thereto are conferred
upon Tenant unless otherwise specifically provided herein.

     Q.   Consents. Except as otherwise expressly set forth herein, wherever the
          --------
consent or approval of either Landlord or Tenant is required by the provisions
of this Lease, such party shall not unreasonably withhold or delay such consent
or approval.

     R.   Landlord's Agents. Any rights reserved or granted to Landlord
          -----------------
hereunder may be exercised by Landlord or any of its agents, employees,
contractors or designees.

     S.   Terms "Landlord" and "Tenant". The words "Landlord" and "Tenant"
          ----------------------------
whenever used in this Lease shall be construed to mean the plural where
necessary, and the necessary grammatical changes required to make the provisions
hereof apply either to entities or individuals, or men or women, shall in all
cases be assumed as though in each case fully expressed.

     T.   Rent Not Based on Income. It is agreed by Landlord and Tenant that no
          ------------------------
rental or other payment for the use, occupancy or utilization of the Premises
demised hereunder shall be, or is, based in whole or in part on the net income
or profits derived by any person from the Building or the Premises so leased,
used, occupied, or utilized, and Tenant further agrees that it will not enter
into any sublease, license, concession or other agreements for any use,
occupancy or utilization of the Premises which provides for a rental or other
payment for such use, occupancy or utilization based in whole or in part on the
net income or profits derived by any person from the Premises so leased, used,
occupied or utilized.

     U.   Exclusivity. Tenant is not granted by this Lease and shall not be
          -----------
entitled to have any exclusive rights in the Building other than the rights of
its occupancy.

                                      36.
<PAGE>

     V.   No Recording by Tenant. Tenant shall not record or file in any public
          ----------------------
records this Lease or any portion thereof.

     26.  UNRELATED BUSINESS INCOME.

     A.   Landlord shall have the right at any time and from time to time to
unilaterally amend the provisions of this Lease, if Landlord is advised by its
counsel that all or any portion of the monies paid by Tenant to Landlord
hereunder are, or may be deemed to be, unrelated business income within the
meaning of the United States Internal Revenue Code or regulations issued
thereunder, and Tenant agrees that it will execute all documents or instruments
necessary to effect such amendment or amendments, provided that no such
amendment shall result in Tenant having to pay in the aggregate more money on
account of its occupancy of the Premises under the terms of this Lease, as so
amended, and provided further that no such amendment shall result in Tenant
receiving fewer services or services of a lesser quality than it is presently
entitled to receive under this Lease.

     B.   Any services which Landlord is required to furnish pursuant to the
provisions of this Lease may, at Landlord's option, be furnished from time to
time, in whole or in part, by employees of Landlord or the building manager of
the Project or its employees or by one or more third persons hired by Landlord
or the building manager of the Project. Tenant agrees that upon Landlord's
written request it will enter into direct agreements with the building manager
of the Project or other parties designated by Landlord for the furnishing of any
such services required to be furnished by Landlord hereunder, in form and
content approved by Landlord, provided however that no such contract shall
result in Tenant having to pay in the aggregate more money on account of its
occupancy of the Premises under the terms of this Lease, and provided further
that no such contract shall result in Tenant receiving fewer services or
services of a lesser quality than it is presently entitled to receive under this
Lease.

     27.  HAZARDOUS MATERIALS. Tenant shall not (either with or without
negligence) cause or permit the escape, disposal or release of any biologically
or chemically active or other hazardous substances, or materials. Tenant shall
not allow the storage or use of such substances or materials in any manner not
sanctioned by law or by the highest standards prevailing in the industry for the
storage and use of such substances or materials, nor allow to be brought into
the Project any such materials or substances except to use in the ordinary
course of Tenant's business, and then only after written notice is given to
Landlord of the identity of such substances or materials, without limitation,
hazardous substances and materials shall include those described in the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as
amended, 42 U.S.C. Section 9601 et seq., the Resource Conservation and Recovery
Act, as amended, 42 U.S.C. Section 6901 et seq., any applicable state or local
laws and the regulations adopted under these acts. If any present or future
lender or governmental agency shall ever require testing to ascertain whether or
not there has been any release of hazardous materials, then the reasonable costs
thereof shall be reimbursed by Tenant to Landlord upon demand as Additional Rent
hereunder if such requirement applies to the Premises. In addition, Tenant shall
execute affidavits, representations and the like from time to time at Landlord's
request concerning Tenant's best knowledge and belief regarding the presence of
hazardous substances or materials on the Premises. In all events, Tenant shall
indemnify Landlord in the manner elsewhere provided in this Lease from any
release of hazardous materials on the

                                      37.
<PAGE>

Premises occurring while Tenant is in possession, or elsewhere if caused by
Tenant or persons acting under Tenant. The within covenants shall survive the
expiration or earlier termination of the Lease Term.

     28.  EXCULPATORY PROVISIONS. It is expressly understood and agreed by and
between the parties hereto, anything herein to the contrary notwithstanding,
that each and all of the representations, warranties, covenants, undertakings
and agreements herein made on the part of any Landlord while in form purporting
to be the representations, warranties, covenants, undertakings and agreements of
such Landlord are nevertheless each and every one of them made and intended, not
as personal representations, warranties, covenants, undertakings and agreements
by such Landlord, or for the purpose or with the intention of binding such
Landlord personally, but are made and intended for the purpose only of
subjecting such Landlord's interest in the Premises and the Project to the terms
of this Lease and for no other purpose whatsoever, and in case of default
hereunder by such Landlord (or default through, under or by any of the
beneficiaries of any Landlord which is a land trust, or any of the agents,
servants, employees or representatives of such Landlord or said beneficiaries),
Tenant shall look solely to the interests of such Landlord in the Premises and
the Project; that no Landlord nor any of the beneficiaries of any Landlord which
is a land trust shall have any personal liability to pay any indebtedness
accruing hereunder or to perform any covenant, either express or implied, herein
contained and no liability or duty shall rest upon any Landlord which is a land
trust to sequester the trust estate or the rents, issues and profits arising
therefrom, or the proceeds arising from any sale or other disposition thereof;
that no personal liability or personal responsibility of any sort is assumed by,
nor shall at any time be asserted or enforceable against, any Landlord, or
against any of the beneficiaries of any Landlord which is a land trust, on
account of this Lease or on account of any representation, warranty, covenant,
undertaking or agreement of Landlord in this Lease contained, either express or
implied, all such personal liability, if any, being expressly waived and
released by Tenant and by all persons claiming by, through or under Tenant; that
this Lease, if executed by any Landlord which is a land trust, is executed and
delivered solely in the exercise of the powers conferred upon it as such
Trustee; and that as to any partnership which is a Landlord or the beneficiary
of a Landlord which is a land trust, a deficit capital account of any partner of
such partnership shall not be deemed to be an asset or property of such
partnership.

     29.  EXTENSION OPTION. Subject to Sections 29B and 29C below, the Term of
this Lease may be extended, at the option of Tenant, for one additional period
of three (3) years (the "Renewal Term"). The Renewal Term shall be upon the same
terms, covenants and conditions contained in this Lease, except for the amount
of Base Rent payable during the Renewal Term, and any reference in the Lease to
the "Term" of the Lease shall be deemed to include the Renewal Term and apply
thereto, unless it is expressly provided otherwise. Tenant shall have no
extension option beyond the aforesaid three year extension option. Any
termination of this Lease during the initial Term of this Lease shall terminate
all rights under this Section 29.

     A.   The initial Base Rent during the Renewal Term for any space then
constituting a portion of the Premises shall be at a rate equal to the greater
of (i) the Base Rent (as escalated pursuant to Section 2A above) applicable to
the third Lease Year, and (ii) the then prevailing market rate for fully
creditworthy tenants for comparable space in the Building and other first class
office buildings in the vicinity of the Building as reasonably determined by
Landlord.

                                      38.
<PAGE>

Tenant's obligation to pay Operating Cost Share Rent and Tax Share Rent pursuant
to Section 2A of the Lease shall continue during the Renewal Term.

     B.   Such option to extend shall be exercised by Tenant delivering written
notice to Landlord not less than nine (9) full calendar months prior to the
expiration of the initial Term of this Lease. Thereafter, Landlord shall
calculate the prevailing market rate for the Premises, which calculation shall
reflect the market rate that would be payable per annum for a term commencing on
the first day of the Renewal Term, provided that such calculation shall be final
and shall not be recalculated at the actual commencement of the Renewal Term (if
any).

     C.   Tenant's right to exercise its option to extend this Lease pursuant to
this Section 29, is subject to the following conditions: (i) that on the date
that Tenant delivers its final binding written notice of its election to
exercise its option to extend, Tenant is not in default under any of the terms,
covenants or conditions of this Lease, after the expiration of any applicable
notice and cure periods, and (ii) that Tenant shall not have assigned this Lease
or sublet the Premises at any time during the period commencing with the date
that Tenant delivers its final binding written notice to Landlord of its
exercise of such option to extend and ending on the commencement date of the
Renewal Term, or at any time prior to such period, if such assignment or
sublease extends into such period.

     D.   If Tenant fails to give its initial non-binding written notice of
intent or its final binding written notice of intent to exercise its option to
extend when due as provided in this Section 29, Tenant will be deemed to have
waived such option to extend.

     IN WITNESS WHEREOF, the parties hereto have executed this Lease on the date
first above written.

                                       LANDLORD:
                                       TEACHERS INSURANCE AND ANNUITY
                                       ASSOCIATION OF AMERICA, a New York
                                       corporation

                                       By: ____________________________________

                                       Print Name _____________________________

                                       Title __________________________________

                                       TENANT:

                                       MRJ INC., a __________________corporation

                                       By: ___________________________________

                                       Print Name ____________________________

                                       Title _________________________________

                                      39.
<PAGE>

                                   APPENDIX A

                              [PLAN APPEARS HERE]

                                   Page 1 of 1
<PAGE>

                                  APPENDIX B

                               CLEANING SCHEDULE

     Landlord shall furnish janitorial service for offices and common areas as
described below five nights per week unless otherwise specified and except
Holidays:

     1.   LOBBIES AND ENTRANCE AREAS

          Directories shall be wiped clean nightly.
          Public telephones shall be cleaned nightly.
          Entrance door glass shall be cleaned nightly.
          Cigarette urns shall be cleaned nightly.
          Carpets, runners and mats shall be vacuumed nightly.
          Terrazzo flooring shall be swept and mopped nightly.
          Terrazzo flooring shall be buffed nightly.
          Terrazzo flooring shall be recoated bi-weekly.
          Terrazzo flooring shall be completely stripped and refinished bi-
          monthly.
          Terrazzo side panels shall be spot cleaned nightly.
          Terrazzo side panels shall be completely washed, dried and polished
          quarterly.

     2.   ELEVATORS--PUBLIC & FREIGHT

          Elevator doors, tracks, metal work shall be dusted and wiped down
          nightly.
          Elevator control panels shall be washed and polished nightly.
          Elevator ceiling vents and light fixtures shall be dusted weekly.
          Elevator carpets shall be vacuumed and spot cleaned nightly.
          Elevator carpets shall be shampooed monthly or as required.

     3.   WASHROOMS

          Toilets and urinals shall be cleaned on all surfaces nightly.
          Wash basins, shelves, dispensers and all other washroom fixtures shall
           be cleaned nightly.
          Mirrors shall be cleaned and polished nightly.
          Chrome and other bright work including exposed plumbing, toilet seat
           hinges, etc. shall be cleaned nightly.
          Partitions and walls to be spot cleaned nightly.
          Waste receptacles shall be emptied and cleaned nightly.
          Washroom floors shall be swept and floor wet mopped nightly.
          Washroom dispenser supplies shall be replenished nightly.

     4.   GENERAL DUSTING

          Horizontal surfaces (cleared desk tops, furniture tops, file cabinets,
           etc.) shall be dusted nightly.
          Window sills and frames, partition tops, coat racks, etc. will be
           dusted weekly.

                                  APPENDIX B
                                  Page 1 of 1
<PAGE>

          High dusting shall be performed monthly and includes the following:
           pictures and frames not reached in nightly cleaning; vertical
           surfaces such as partitions and ceiling vents.
          Venetian blinds shall be dusted semi-annually.

     5.   CARPET AREAS

          All carpets shall be vacuumed nightly and vacuumed edge to edge once
           per week.
          Carpeting in traffic areas shall be thoroughly vacuumed nightly.
          Carpeting to be spot cleaned as required.
          Corridor carpeting to be bonnet cleaned monthly.

     6.   TRASH REMOVAL

          Waste baskets and other waste receptacles shall be emptied nightly.
          Waste material shall be removed to a designated area and placed in the
           containers to be furnished by Landlord.

     7.   PARTITIONS GLASS AND INTERIOR ENTRANCE DOORS

          Interior partition glass and doors shall be spot cleaned nightly.
          Interior partition glass and door glass shall be washed monthly in all
           public areas and quarterly in tenant areas.
          Exterior window cleaning is not included.

     8.   OFFICE FURNITURE

          Cleared desk tops, to be dusted nightly.
          Telephones shall be dusted daily and sanitized weekly.
          File cabinets, office furniture (tops, sides and legs) shall be
           maintained in a dirt and dust free condition.
          File cabinets and desk fronts shall be spot cleaned nightly.

     9.   RESILIENT AND HARD FLOORS

          Only approved floor finishes which are non-staining and provide a high
           degree of slip prevention shall be utilized.
          Tenant non-carpeted areas shall be swept nightly and spot damp mopped.
          Tenant resilient tile floors shall be damp mopped a minimum of once
           per week and buffed or spray buffed as required.
          Tenant high traffic areas shall be swept and mopped nightly and spray
           buffed as required.
          Tenant resilient tile floors and hard floors shall be thoroughly
           stripped and refinished semi-annually.
          Stairwells will be monitored daily, swept and damp mopped as required.

                                  APPENDIX B
                                  Page 2 of 2
<PAGE>

     10.  MISCELLANEOUS

          Drinking fountains shall be cleaned, sanitized and polished nightly.
          Doors and switch plates shall be spot cleaned daily to remove finger
           marks and smudges.
          Wall surfaces that can safely be spot cleaned without damage to paint
           shall be cleaned as required.
          Premises shall be left locked, with only designated lights left on.

                                  APPENDIX B
                                  Page 3 of 3
<PAGE>

                                  APPENDIX C

                             RULES AND REGULATIONS

     1.   Tenant shall not place anything, or allow anything to be placed near
the glass of any window, door, partition or wall which may, in Landlord's
judgment, appear unsightly from outside of the Project.

     2.   The Project directory shall be available to Tenant solely to display
names and their location in the Project, which display shall be as directed by
Landlord.

     3.   The sidewalks, halls, passages, exits, entrances, elevators and
stairways shall not be obstructed by Tenant or used by Tenant for any purposes
other than for ingress to and egress from the Premises. Tenant shall lend its
full cooperation to keep such areas free from all obstruction and in a clean and
sightly condition and shall move all supplies, furniture and equipment as soon
as received directly to the Premises and move all such items and waste, being
taken from the Premises (other than waste customarily removed by employees of
the Building) directly to the shipping platform at or about the time arranged
for removal therefrom. The halls, passages; exits, entrances, elevators,
stairways, balconies and roof are not for the use of the general public and
Landlord shall, in all cases, retain the right to control and prevent access
thereto by all persons whose presence in the judgment of Landlord, reasonably
exercised, shall be prejudicial to the safety, character, reputation and
interests of the Project. Neither Tenant nor any employee or invitee of Tenant
shall go upon the roof of the Project.

     4.   The toilet rooms, urinals, wash bowls and other apparatuses shall not
be used for any purposes other than that for which they were constructed, and no
foreign substance of any kind whatsoever shall be thrown therein, and to the
extent caused by Tenant or its employees or invitees, the expense of any
breakage, stoppage or damage resulting from the violation of this rule shall be
borne by Tenant.

     5.   Tenant shall not cause any unnecessary janitorial labor or services by
reason of Tenant's carelessness or indifference in the preservation of good
order and cleanliness

     6.   Tenant shall not install or operate any refrigerating, heating or air
conditioning apparatus or carry on any mechanical business without the prior
written consent of Landlord; use the Premises for housing, lodging or sleeping
purposes; or permit preparation or warming of food in the Premises (warming of
coffee and individual meals with employees and guests excepted). Tenant shall
not occupy or use the Premises or permit the Premises to be occupied or used for
any purpose, act or thing which is in violation of any public law, ordinance or
governmental regulation or which may be dangerous to persons or property.

     7.   Tenant shall not bring upon, use or keep in the Premises or the
Project any kerosene, gasoline or inflammable or combustible fluid or material,
or any other articles deemed hazardous to persons or property, or use any method
of heating or air conditioning other than that supplied by Landlord.

                                  APPENDIX C
                                  Page 1 of 1
<PAGE>

     8.   Landlord shall have sole power to direct electricians to where and how
telephone and other wires are to be introduced. No boring or cutting for wires
is to be allowed without the consent of Landlord. The location of telephones,
call boxes and other office equipment affixed to the Premises shall be subject
to the approval of Landlord.

     9.   No additional locks shall be placed upon any doors, windows or
transoms in or to the Premises. Tenant shall not change existing locks or the
mechanism thereof. Upon termination of the lease, Tenant shall deliver to
Landlord all keys and passes for offices, rooms, parking lot and toilet rooms
which shall have been furnished Tenant. In the event of the loss of keys so
furnished, Tenant shall pay Landlord therefor. Tenant shall not make, or cause
to be made, any such keys and shall order all such keys solely from Landlord and
shall pay Landlord for any keys in addition to the two sets of keys originally
furnished by Landlord for each lock.

     10.  Tenant shall not install linoleum, tile, carpet or other floor
covering so that the same shall be affixed to the floor of the Premises in any
manner except as approved by Landlord.

     11.  No furniture, packages, supplies, equipment or merchandise will be
received in the Project or carried up or down in the freight elevator, except
between such hours and in such freight elevator as shall be designated by
Landlord. Tenant shall not take or permit to be taken in or out of other
entrances of the Building or take or permit on other elevators, any item
normally taken in or out through the trucking concourse or service doors or in
or on freight elevators.

     12.  Tenant shall cause all doors to the Premises to be closed and securely
locked and shall turn off all utilities, lights and machines, before leaving the
Project at the end of the day.

     13.  Without the prior written consent of Landlord, Tenant shall not use
the name of the Project or any picture of the Project in connection with, or in
promoting or advertising the business of, Tenant, except Tenant may use the
address of the Project as the address of its business.

     14.  Tenant shall cooperate fully with Landlord to assure the most
effective operation of the Premises' or the Project's heating and air
conditioning, and shall refrain from attempting to adjust any controls, other
than room thermostats installed for Tenant's use. Tenant shall keep corridor
doors closed.

     15.  Tenant assumes full responsibility for protecting the Premises from
theft, robbery and pilferage, which may arise from a cause other than Landlord's
negligence, which includes keeping doors locked and other means of entry to the
Premises closed and secured.

     16.  Peddlers, solicitors and beggars shall be reported to the office of
the Projector as Landlord otherwise requests.

     17.  Tenant shall not advertise the business, profession or activities of
Tenant conducted in the Project in any manner which violates the letter or
spirit of any code of ethics adopted by any recognized association or
organization pertaining to such business, profession or activities.

                                  APPENDIX C
                                  Page 2 of 2
<PAGE>

     18.  No bicycle or other vehicle and no animals or pets shall be allowed in
the Premises, halls, freight docks, or any other parts of the Building except
that blind persons may be accompanied by "seeing eye" dogs. Tenant shall not
make or permit any noise, vibration or odor to emanate from the Premises, or do
anything therein tending to create, or maintain, a nuisance, or do any act
tending to injure the reputation of the Building.

     19.  Tenant acknowledges that Building security problems may occur which
may require the employment of extreme security measures in the day-to-day
operation of the Project.

     Accordingly:

     (a)  Landlord may, at any time, or from time to time, or for regularly
scheduled time periods, as deemed advisable by Landlord and/or its agents, in
their sole discretion, require that persons entering or leaving the Project or
the Property identify themselves to watchmen or other employees designated by
Landlord, by registration, identification or otherwise. Uniformed guards will be
on duty at the Project 24 hours a day, 7 days a week.

     (b)  Tenant agrees that it and its employees will cooperate fully with
Project employees in the implementation of any and all security procedures.

     (c)  Such security measures shall be the sole responsibility of Landlord,
and Tenant shall have no liability for any action taken by Landlord in
connection therewith.

     20.  Tenant shall not do or permit the manufacture, sale, purchase, use or
gift of any fermented, intoxicating or alcoholic beverages without obtaining
written consent of Landlord.

     21.  Tenant shall not disturb the quiet enjoyment of any other tenant.

     22.  Tenant shall not provide any janitorial services or cleaning without
Landlord's written consent and then only subject to supervision of Landlord and
at Tenant's sole responsibility and by janitor or cleaning contractor or
employees at all times satisfactory to Landlord.

     23.  Landlord may retain a pass key to the Premises and be allowed
admittance thereto at all times to enable its representatives to examine the
Premises from time to time and to exhibit the same and Landlord may place and
keep on the windows and doors of the Premises at any time signs advertising the
Premises for rent.

     24.  No equipment, mechanical ventilators, awnings, special shades or other
forms of window covering shall be permitted either inside or outside the windows
of the Premises without the prior written consent of Landlord, and then only at
the expense and risk of Tenant, and they shall be of such shape, color,
material, quality, design and make as may be approved by Landlord.

     25.  Tenant shall not during the term of this Lease canvas or solicit other
tenants of the Building for any purpose.

                                  APPENDIX C
                                  Page 3 of 3
<PAGE>

     26.  Tenant shall not install or operate any phonograph, musical or sound
producing instrument or device, radio receiver or transmitter, TV receiver or
transmitter, or similar device in the Building, nor install or operate any
antenna, aerial, wires or other equipment inside or outside the Building, nor
operate any electrical device from which may emanate electrical waves which may
interfere with or impair radio or television broadcasting or reception from or
in the Building or elsewhere, without in each instance the prior written
approval of Landlord. The use thereof, if permitted, shall be subject to control
by Landlord to the end that others shall not be disturbed.

     27.  Tenant shall promptly remove all rubbish and waste from the Premises.

     28.  Tenant shall not exhibit, sell or offer for sale, rent or exchange in
the Premises or at the Project any article, thing or service except those
ordinarily embraced within the use of the Premises specified in Section 6 of
this Lease, without the prior written consent of Landlord.

     29.  Tenant shall list all furniture, equipment and similar articles Tenant
desires to remove from the Premises or the Building and deliver a copy of such
list to Landlord and procure a removal permit from the Office of the Building
authorizing Building employees to permit such articles to be removed.

     30.  Tenant shall not overload any floors in the Premises or any public
corridors or elevators in the Building.

     31.  Tenant shall not do any painting in the Premises, or mark, paint, cut
or drill into, drive nails or screws into, or in any way deface any part of the
Premises or the Building, outside or inside, without the prior written consent
of Landlord.

     32.  Whenever Landlord's consent, approval or satisfaction is required
under these Rules, then unless otherwise stated, any such consent, approval or
satisfaction must be obtained in advance, such consent or approval may be
granted or withheld in Landlord's sole discretion, and Landlord's satisfaction
shall be determined in its sole judgment.

     33.  Tenant and its employees shall cooperate in all fire drills conducted
by Landlord in the Building.

     34.  Tenant shall have access to the Premises 24 hours a day.

                                  APPENDIX C
                                  Page 4 of 4
<PAGE>

                                  APPENDIX D

                            Intentionally Omitted.

                                  APPENDIX D
                                  Page 1 of 1
<PAGE>

                                  APPENDIX E

                   MORTGAGES CURRENTLY AFFECTING THE PROJECT

     Mortgage, Assignment of Leases and Rents, and Security Agreement and
Fixture Filing dated October 30, 1986 by and between 414 Orleans Plaza, Ltd. and
American National Bank and Trust Company of Chicago not individually but solely
as Trustee under a certain Trust Agreement dated March 28, 1984 and known as
Trust No. 60679 (collectively, the "Mortgagor") and Teachers Insurance and
Annuity Association of America (the "Mortgagee").

                                  APPENDIX E
                                  Page 1 of 1

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