Document:

Exhibit 10.28

 

 

LAKESIDE PLAZA

 

OFFICE LEASE AGREEMENT

 

	
  LESSOR:

  	
   

  	
  UNUM Life
  Insurance Company of America

  
	
   

  	
   

  	
   

  
	
  LESSEE:

  	
   

  	
  Information
  Services Extended, Inc.

  
	
   

  	
   

  	
   

  
	
  DATE:

  	
   

  	
  July 19,
  2001

  	
   

  

 

 

LEASE INDEX

 

	
  Section 1.

  	
   

  	
  Basic Data

  	
  1

  
	
  Section 2.

  	
   

  	
  Premises

  	
  2

  
	
  Section 3.

  	
   

  	
  Term

  	
  2

  
	
  Section 4.

  	
   

  	
  Prepaid Rent

  	
  2

  
	
  Section 5.

  	
   

  	
  Permitted Use

  	
  2

  
	
  Section 6.

  	
   

  	
  Lessee’s Covenants as to
  Use and Occupancy

  	
  2

  
	
  Section 7.

  	
   

  	
  Microwave Transmission

  	
  3

  
	
  Section 8.

  	
   

  	
  Requirements of Law

  	
  3

  
	
  Section 9.

  	
   

  	
  Fixed Annual Rent

  	
  4

  
	
  Section 10.

  	
   

  	
  Sales and Use Tax

  	
  4

  
	
  Section 11.

  	
   

  	
  Real Estate Taxes and
  Assessments

  	
  4

  
	
  Section 12.

  	
   

  	
  Lessee to Bear
  Proportionate Share of Common Costs

  	
  5

  
	
  Section 13.

  	
   

  	
  Use of Building Common
  Areas

  	
  6

  
	
  Section 14.

  	
   

  	
  License to Use Common
  Areas

  	
  6

  
	
  Section 15.

  	
   

  	
  Name of Building

  	
  6

  
	
  Section 16.

  	
   

  	
  Construction of Premises

  	
  6

  
	
  Section 17.

  	
   

  	
  Condition of Premises

  	
  7

  
	
  Section 18.

  	
   

  	
  Alterations

  	
  7

  
	
  Section 19.

  	
   

  	
  Liens

  	
  7

  
	
  Section 20.

  	
   

  	
  Changes to Building and
  Building Common Areas

  	
  8

  
	
  Section 21.

  	
   

  	
  Repairs

  	
  8

  
	
  Section 22.

  	
   

  	
  Eminent Domain

  	
  8

  
	
  Section 23.

  	
   

  	
  Damage and Destruction

  	
  9

  
	
  Section 24.

  	
   

  	
  Quiet Enjoyment

  	
  9

  
	
  Section 25.

  	
   

  	
  Right of Entry

  	
  9

  
	
  Section 26.

  	
   

  	
  Services and Utilities

  	
  10

  
	
  Section 27.

  	
   

  	
  Excuse of Lessor’s
  Performance

  	
  10

  
	
  Section 28.

  	
   

  	
  Assignment or Subletting

  	
  10

  
	
  Section 29.

  	
   

  	
  Lessee’s Default

  	
  11

  
	
  Section 30.

  	
   

  	
  Lessor’s Default

  	
  11

  
	
  Section 31.

  	
   

  	
  Legal Expenses

  	
  12

  
	
  Section 32.

  	
   

  	
  Insurance

  	
  12

  
	
  Section 33.

  	
   

  	
  Indemnification of Lessor

  	
  13

  
	
  Section 34.

  	
   

  	
  Indemnification of Lessee

  	
  13

  
	
  Section 35.

  	
   

  	
  Loss and Damage

  	
  13

  
	
  Section 36.

  	
   

  	
  End of Term

  	
  14

  
	
  Section 37.

  	
   

  	
  Signs

  	
  14

  
	
  Section 38.

  	
   

  	
  Notices

  	
  14

  
	
  Section 39.

  	
   

  	
  Security Deposit

  	
  14

  
	
  Section 40.

  	
   

  	
  Non-Waiver

  	
  14

  
	
  Section 41.

  	
   

  	
  Subordination
  andAttornment

  	
  14

  
	
  Section 42.

  	
   

  	
  Estoppel Certificates

  	
  15

  
	
  Section 43.

  	
   

  	
  Relocation and Removal of
  Lessee

  	
  15

  
	
  Section 44.

  	
   

  	
  Rules and Regulations

  	
  15

  
	
  Section 45.

  	
   

  	
  Broker

  	
  15

  
	
  Section 46.

  	
   

  	
  No Recording

  	
  15

  
	
  Section 47.

  	
   

  	
  Parking

  	
  15

  
	
  Section 48.

  	
   

  	
  Construction of Language

  	
  15

  
	
  Section 49.

  	
   

  	
  Lessor’s Consent

  	
  15

  
	
  Section 50.

  	
   

  	
  Liability of Lessor

  	
  15

  
	
  Section 51.

  	
   

  	
  Time of Essence

  	
  16

  
	
  Section 52.

  	
   

  	
  Accord and Satisfaction

  	
  16

  
	
  Section 53.

  	
   

  	
  Entire Agreement

  	
  16

  
	
  Section 54.

  	
   

  	
  Amendment

  	
  16

  
	
  Section 55.

  	
   

  	
  Radon Disclosure

  	
  16

  
	
  Section 56.

  	
   

  	
  Waivers by Lessee

  	
  16

  
	
  Section 57.

  	
   

  	
  Waiver of Jury Trial

  	
  16

  
	
  Section 58.

  	
   

  	
  No lien on personal
  property of Lessee

  	
  16

  
	
   

  	
   

  	
   

  	
   

  
	
  SCHEDULE OF EXHIBITS:

  	
   

  
	
  EXHIBIT “A”

  	
   

  	
  SITE PLAN OF PREMISES

  
	
  EXHIBIT “B”

  	
   

  	
  LESSOR’S WORK

  
	
  EXHIBIT “C”

  	
   

  	
  RULES AND REGULATIONS

  
	
  EXHIBIT “D”

  	
   

  	
  RENT ESCALATION SCHEDULE

  
	
  EXHIBIT “E”

  	
   

  	
  LESSEE’S WORK

  
	
   

  	
   

  	
   

  	
   

  	
   

  

 

 

STANDARD FORM OF OFFICE LEASE FOR

LAKESIDE PLAZA OFFICE BUILDING

 

THIS LEASE is made as of the 19th day of July, 2001 between
UNUM LIFE INSURANCE COMPANY OF AMERICA, a Maine corporation, as Lessor, and
Information Services Extended, Inc., a Florida corporation, as Lessee.

 

WITNESSETH:

 

SUMMARY OF LEASE PROVISIONS

 

Section 1. - BASIC DATA. Certain fundamental provisions of this Lease
are presented in this summary formal in this Section (sometimes hereinafter
referred to as the “Summary”) to facilitate convenient reference by the parties
hereto. All references in this Lease to the following terms shall be accorded
the meanings or definitions given in this Section, as though such meanings or
definitions were fully set forth throughout the text hereof. This Section,
together with the terms herein referenced, shall constitute an integral pan of
this Lease.

 

	
  A.

  	
  Lessee’s Trade Name (if
  any):

  	
  N/A

  
	
   

  	
   

  	
   

  
	
  B.

  	
  Original Term:

  	
  Five (5) years

  
	
   

  	
  Anticipated Comm. Date:

  	
  July 1, 2001

  
	
   

  	
  Expiration Date:

  	
  June 30, 2006 (see Section
  3)

  
	
   

  	
   

  	
   

  
	
  C.

  	
  Lessee’s Suite No:

  	
  Suite 4000 (see Exhibit
  “A”)

  
	
   

  	
   

  	
   

  
	
  D.

  	
  Rentable Square Feet:

  	
  Approximately 19,000,
  re-measurement of actual square footage to be determined after demising of
  premises.

  
	
   

  	
   

  	
   

  
	
  E.

  	
  Initial Fixed Annual Rent:

  	
  (see Section 9 and Exhibit
  “D”)

  
	
   

  	
   

  	
   

  
	
  F.

  	
  Proportionate Share of
  Costs:

  	
  15.8% (sec Section 12)

  
	
   

  	
   

  	
   

  
	
  G.

  	
  Security Deposit:

  	
  $80,000.00 (see Section
  37)

  
	
   

  	
   

  	
   

  
	
  H.

  	
  Permitted Use:

  	
  general office
  administration and computer lab (see Section 5)

  
	
   

  	
   

  	
   

  
	
  I.

  	
  Lessor’s Notice Address:

  
	
   

  	
  Ms. Shelley Stuart Carvel, Assistant Vice President of Mortgages and
  Real Estate Investments

  
	
   

  	
  UNUM Life Insurance Company of America

  
	
   

  	
  2211 Congress Street-M284

  
	
   

  	
  Portland, Maine 04122

  
	
   

  	
   

  
	
  J.

  	
  Lessee’s Notice Address:

  
	
   

  	
  Attn: Mr. Steve Klein, CFO

  
	
   

  	
  Information Services Extended, Inc.

  
	
   

  	
  6301 N.W. 5th Way, Suite 4000

  
	
   

  	
  Ft. Lauderdale, FL 33309

  
	
   

  	
   

  
	
   

  	
  With a copy to:

  
	
   

  	
  Attn: Mr. Bruce March, Esq.

  
	
   

  	
  Akerman Senterfitt 

  
	
   

  	
  350 E. Las Olas Blvd., Suite 1600

  
	
   

  	
  Fort Lauderdale, FL 33301

  
	
   

  	
  (see Sec. 36)

  
	
   

  	
   

  
	
  K.

  	
  Broker’s Name and Address:

  
	
   

  	
  The Parmenter Company

  
	
   

  	
  2601 South Bayshore Drive

  
	
   

  	
  Suite 700

  
	
   

  	
  Miami, Florida 33133

  
	
   

  	
  (see Sec. 43)

  
	
   

  	
   

  
	
  L.

  	
  Reserved Parking:

  	
  None

  
	
   

  	
  Number of Space:

  	
  4 non-exclusive parking spaces per 1,000 square feet of leased space.

  
	
   

  	
   

  	
   

  
	
  M.

  	
  Guarantor:

  	
  None 

  
	
   

  	
  Guarantor’s Address:

  	
  N/A

  
	
   

  	
   

  	
   

  
	
  N.

  	
  Prepaid Rent:

  	
  First month’s gross rent
  ($44,257.65) (see Sec. 4)

  
	
   

  	
   

  	
   

  	
   

  

 

 

STANDARD PROVISIONS OF LEASE

 

Section 2. - PREMISES. Subject to the rent, terms
and conditions herein set forth, Lessor hereby leases to Lessee and Lessee
hereby rents from Lessor certain office space in that building now existing or
hereafter to be constructed and located at 6301 N.W. 5th Way, Ft. Lauderdale,
Florida 33309, and generally known as the Lakeside Plaza office building
(hereinafter called the “Building”), which office space is known or designated
by the Suite number(s) specified in Summary paragraph C, and located
approximately as shown on the site plan of premises annexed hereto as Exhibit
“A” and made a part hereof, having an approximate area equal to the number of
Rentable Square Feet specified in Summary paragraph D (which space is
hereinafter called the “Premises”).

 

Sections 3. - TERM.

 

A.                                              
Lessee shall have and
hold the Premises for a term commencing on the date determined in the manner
provided in Subsection 3B. below and expiring on the date specified in Summary
paragraph B or until such term shall sooner terminate as hereinafter provided

 

B.                                                
The term of this Lease
(and Lessee’s obligation to pay rent and all forms of additional rent due
hereunder for all of the Premises unless otherwise set forth herein) shall,
commence upon the anticipated Commencement Date specified in Summary paragraph
B. The Parties agree, if Lessor or Lessee so requests, thereafter to execute a
written memorandum confirming such Commencement Date as well as the expiration
date of this Lease, which memorandum shall become a part of this Lease. The
failure of the parties to excuse such memorandum shall not affect the validity
of the Commencement Date as fixed by the Lessor.

 

C.                                                
The adjacent space to the
premises located on the fourth floor shall be occupied by the Lessee during the
demising of the premises and construction thereof. The Premises shall be deemed
Substantially Ready For Occupancy on the date that a certificate of occupancy
or equivalent Instrument is issued with respect to the Premises by the County
of Broward, Florida, notwithstanding that minor punchlist or insubstantial
details of construction, decoration or mechanical adjustment remain to be
performed.

 

D.                                               
Lessor shall use best
efforts to complete the buildout of the Premises according to the plans
approved by Lessor within 90 days after the permitting process is complete. If
Lessor shall be unable to complete such buildout within such 90 day period,
because of the retention of possession by any occupant thereof, delay caused by
any alteration or construction work, or for any other reason, other than
Lessee’s negligence, Lessee may terminate this Lease upon written notice to
Lessor. Lessor shall not be subject to any liability for such failure.

 

Section 4. – PREPAID RENT. On or before the
execution of this Lease, Lessee shall pay to Lessor the Prepaid Rent set forth
under Section 1, Paragraph N hereof, which shall not constitute a security
deposit and shall be applied towards the next rent payment due under this
Lease.

 

Section 5. - PERMITED USE. It is understood that the
Premises are to be used solely for the purposes set forth in Summary paragraph
H and for no other purposes. Lessor represents and warrants to the best of its
knowledge at  the execution of
this lease to Lessee that the Premises are in compliance with all laws, codes,
regulations and other governmental requirements, including the Americans with
Disabilities Act (the “ADA”). If any governmental license or permit shall be
required far the proper and lawful conduct of Lessee’s business in the
Premises, Lessee shall, at its expense, duly procure and thereafter maintain
such license or permit and shall at all times comply with the terms and
conditions of same. Lessor shall comply with all presently existing and future
laws, codes, regulations and other governmental requirements, including without
limitation the ADA requiring changes, alterations or  improvements to the Premises, unless such legal requirement
is solely and directly necessitated by Lessee’s particular manner of use or
occupancy of the Premises.

 

The Lessee shall be open, operational and ready to
conduct its business in the Premises on the Commencement Date.

 

Section 6. - LESSEE’S COVENANTS AS TO USE AND OCCUPANCY.

 

(A)                                       
Lessee shall carry on its
business on the Premises in a reputable manner and shall not cause, permit or
suffer to be done or exist upon the Premises anything which shall result in a
danger, hazard or bring about a breach of any provision of this Lease or any
applicable Requirement (defined in Section 8 below).

 

(B)                                         
Lessee shall be
prohibited from conducting any use, or making any modification, which would in
any manner (i) violate any certificate of occupancy for the Premises or the
Building, or similar governmental approval, (ii) cause structural injury to all
or any part of the Premises or to any improvements constructed thereon, (iii)
constitute a public or private nuisance; or (iv) violate building and zoning
laws or deed restrictions.

 

(C)                                        
Lessee shall not use in
the Premises any traveling or flashing lights or signs or any loudspeakers,
television, phonographs, radio or other audio-visual or mechanical devices in a
manner so that they can be heard or seen outside the Premises without obtaining
in each case prior written consent of Lessor. If Lessee uses any such equipment
without receiving the prior written consent of Lessor, Lessor shall be entitled
to remove such equipment without notice at any time and at the cost of Lessee
payable as Additional Rent forthwith on demand.

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

2

 

(D)                                         
Lessee shall not burn any
trash or garbage in or about the Premises or anywhere else in the Building, nor
cause, permit or suffer upon the Premises or anywhere else in the Building any
unusual or objectionable noises or odors or anything which may disturb the
enjoyment of the Building and all the Common Areas and facilities thereof by
other tenants, clients, customer and invitees of the Building, or any adjacent
property owners.

 

(E)                                           
Lessee shall not overload
any floor in the Premises, pursuant to engineering specifications, or local
building codes, whichever is more restrictive, or any utility or service, or
commit any act of waste or damage any part of the Premises. Lessor reserves the
right to prescribe the weight limitations and position of all heavy equipment
and similar items, and to prescribe the reinforcing necessary, if any, which,
in the opinion of Lessor, may be required under the circumstances, such
reinforcing to be at Lessee’s expense.

 

(F)                                           
Lessee shall (i) ship and
receive supplies, fixtures, equipment, furnishings, wares and merchandise only
through the appropriate service and delivery facilities provided by Lessor,
(ii) not park its trucks or other delivery vehicles or allow suppliers or
others making deliveries to or receiving shipments from the Premises to park in
the parking areas, except in those parts thereof as may from time to time be
allocated by Lessor for such purpose.

 

(G)                                          
Lessee shall not cause,
permit or suffer any act, occurrence, or series of acts or occurrences upon the
Premises which shall cause the rate of insurance on the Premises and/or
Building, or any part thereof, to be cancelled, result in an increase in the
premiums for coverages of same or preclude the obtaining of such insurance.

 

Section 7. - MICROWAVE TRANSMISSION. Lessor shall
have the absolute right to regulate any emission or transmission of microwaves,
radioactive isotopes or other chemical or physical process which, in Lessor’s
opinion, is or can be detrimental to the health or physical well-being of other
tenants, clients, customers or invitees of the Building. If the Premises emits
or transmits any of the foregoing, then Lessor shall have the right to deem
this as harmful to the Building, in which event Lessee’s conduct or permissive
action shall be a nuisance, and Lessee, upon written notice from Lessor, shall
immediately abate such conduct or activity, or, within fifteen (15) days of
receiving notice from Lessor, demonstrate that no detrimental conduct exists,
to the satisfaction of Lessor. Lessor shall also have the absolute right to
charge rent for the installation and maintenance of transmission equipment.

 

Section 8. - REQUIREMENTS OF LAW

 

A.                                              
Lessee shall not do, and
shall not permit persons within Lessee’s control to do, any act or thing in or
upon the Premises or the Building which will invalidate or be in conflict with
the certificate of occupancy for the Premises or the Building or violate any
other zoning ordinances, and rules and regulations of governmental or
quasi-governmental authorities having jurisdiction over the Premises or the
Building (the “Requirements”). Lessee shall, at Lessee’s sole cost and expense,
take all action, including any required Alterations necessary to comply with
all Requirements (including, but not limited to, applicable terms of the
Broward County Building Code and the Americans With Disabilities Act of 1990
(the “ADA”), each as modified and supplemented from time to time) which shall
impose any violation, order or duty upon Lessor or Lessee arising from, or in
connection with Lessee’s use or manner of use of the Premises, or any
installations in the Premises, or required by reason of a breach of any of
Lessee’s covenants or agreements under this Lease, whether or not such
Requirements shall now be in effect or hereafter enacted or issued, and whether
or not any work required shall be ordinary or extraordinary or foreseen or
unforeseen at the date hereof. Notwithstanding the preceding sentence, Lessee
shall not be obligated to perform any Alterations necessary to comply with any Requirements,
unless compliance shall be required by reason of (i) Lessee’s particular use,
manner of use or occupancy on behalf of Lessee of the Premises, or (ii) any
breach of any of Lessee’s covenants or agreements under this Lease, or (iii)
any wrongful act or omission by Lessee or persons within Lessee’s control.

 

B.                                                
Lessee covenants and
agrees that Lessee shall, at Lessee’s sole cost and expense, comply at all
times with all Requirements governing the use, generation, storage, treatment
and/or disposal of any “Hazardous Materials” (which term shall mean any
biologically or chemically active or other toxic or hazardous wastes,
pollutants or substances, including, without limitation, asbestos, PCBs, petroleum
products and by-products, substances defined or listed as “hazardous
substances” or “toxic substances” or similarly identified in or pursuant to the
Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C.
§ 9601 et seq., and as hazardous wastes under the Resource Conservation and
Recovery Act, 42 U.S.C. § 6010, et seq., any chemical substance or mixture
regulated under the Toxic Substance Control Act of 1976, as amended, 15 U.S.C.
§ 2601, et seq., any  “toxic
pollutant” under the Clean Water Act, 33 U.S.C. § 466 et seq., as amended, any
hazardous air pollutant under the Clean Air Act, 42 U.S.C. § 7401 et seq.,
hazardous materials identified in or pursuant to the Hazardous Materials
Transportation Act, 49 U.S.C. § 1802, et seq., and any hazardous or toxic
substances or pollutant regulated under any other Requirements). Lessee shall
agree to execute, from time to time, at Lessor’s request, affidavits,
representations and the like concerning Lessee’s best knowledge and belief
regarding the presence of Hazardous Materials in, on, under or about the
Premises, the Building or the land on which the Building is located. Lessee
shall indemnify and hold harmless Lessor, its officers, agents, successors and
assigns (“Indemnities”) from and against any loss, cost, damage, liability or
expense (including attorneys’ fees and disbursements) arising by reason of any
clean up, removal, remediation, detoxification action or any other activity
required or recommended of any Indemnities by any Governmental Authority by
reason of the presence in or about

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

3

 

the
Building or the Premises of any Hazardous Materials, as a result of or in
connection with the act or omission of Lessee or persons within Lessee’s
control or the breach of this Lease by Lessee or persons within Lessee’s
control. Lessor represents and warrants to the best of its knowledge at the
execution of this lease that the Premises do not presently contain and are free
from all Hazardous Materials. Lessor shall indemnify and hold harmless Lessee,
its officers, agents, successors and assigns from and against any loss, cost,
damage, liability or expense (including attorney’s fees and disbursements)
arising from the breach of the foregoing representation, and/or (a) Hazardous
Materials present on, in or under the Premises as a result of any discharge,
dumping or spilling (accidental or  otherwise)
by Lessor onto the Premises. The foregoing covenants and indemnity shall
survive the expiration or any termination of this Lease.

 

C.                                             
If either Lessee or
Lessor shall receive notice of any violation of, or defaults under, any
Requirements, liens or other encumbrances applicable to the Premises; the party
receiving such notice shall give prompt notice thereof to  the other party hereunder.

 

D.                                             
If any governmental
license or permit shall be required for the proper and lawful conduct of
Lessee’s business and if the failure to secure such license or permit would, in
any way, affect Lessor  or the
Building, then Lessee, at Lessee’s expense, shall promptly procure and
thereafter maintain, submit for inspection by Lessor, and at all times comply
with the terms and conditions of, each such license or permit.

 

Section 9. - FIXED ANNUAL RENT.

 

A.                                            
Lessee hereby covenants
and agrees to pay to Lessor in lawful United States currency, together with any
and all applicable sales and use taxes levied upon the use and occupancy of the
Premises as set forth in Section 10, the Fixed Annual Rent specified in Summary
paragraph E (as adjusted pursuant to Exhibit D attached hereto and by this
reference made a part hereof) payable in equal monthly installments in advance,
beginning on the Commencement Date and continuing on the first day of each and
every calendar month thereafter during said term. All forms of rent due under
this Lease shall be paid to  Lessor,
without demand, setoff or deduction whatsoever except as otherwise set forth
herein at its offices as specified in Summary paragraph J or at such other
place as Lessor shall designate in writing to Lessee. In the event that the
Commencement Date is not the first day of a month, Lessee shall pay the pro
rata portion of the Fixed Annual Rent as well as all forms of additional rent
due hereunder for said month.

 

B.                                               
Lessor shall have the
same rights and remedies with respect to additional rent as with respect to
Fixed Annual Rent. The term “Rent” is hereby defined to mean the Fixed Annual
Rent and any additional rent or other sums payable by Lessee under this Lease.
In the event that any payment due Lessor under this Lease shall not be paid on
the due date, a late charge of five-percent (5%) of the delinquent sum may be
charged by Lessor. If any installment of Rent shall remain overdue for more
than fifteen (15) days, an additional late charge in an amount equal to one and
one-half percent (1 1/2%) per month (18% percent per annum) of the delinquent
amount may be charged by Lessor, such Charge to be computed for the entire
period for which the amount is overdue and which is in addition to and not in
lieu of the five percent (5%) late charge or any other remedy available to
Lessor. In the event that any check, bank draft, order for payment or
negotiable instrument given to Lessor for any payment under this Lease shall be
dishonored for any reason whatsoever not attributable to Lessor, Lessor shall
be entitled to make an administrative charge to Lessee of Twenty-Five and
00/100 ($25.00) Dollars. Lessee recognizes and agrees that the aforesaid
charges represent, at the time this Lease is made, a fair and reasonable
estimate and liquidation of the costs of Lessor in the administration of the
Building resulting from the events described, which costs are not contemplated
or included in any rent or other charges provided to be paid by Lessee to
Lessor in this Lease. Any charges becoming due under this paragraph of this
Lease shall be deemed to be additional rent due hereunder and shall become due
with the next ensuing monthly payment of Fixed Annual Rent.

 

C.                                               
The term “Lease Year” as
used herein shall mean consecutive twelve-month periods commencing on each
January 1 during the term of this Lease. In the event that the term of this
Lease commences on a day other than January 1, the first and last years shall
be partial Lease Years and in such case the first Lease Year shall be deemed to
commence on the Commencement Date and expire on December 31 next following, and
the last Lease Year shall be deemed to commence on the last January 1 occurring
during the term of this Lease and shall expire on the expiration date of this
Lease.

 

Section 10. - SALES AND USE TAX. Lessee hereby covenants and agrees to
pay monthly to Lessor, as additional rent, any sales, use or other tax, or any
imposition in lieu thereof (excluding State and/or Federal Income Tax) now or hereafter
imposed upon the rents, use or occupancy by the United States of America, the
State of Florida, the County of Broward, or any political subdivision thereof,
notwithstanding the fact that such statute, ordinance or enactment imposing the
same may endeavor to impose the tax on Lessor.

 

Section 11. - REAL ESTATE TAXES AND ASSESSMENTS. Lessee shall pay as
additional rent during the term of this Lease its Proportionate Share, as
provided in Summary paragraph F of this Lease, of all ad valorem and real property
taxes levied or assessed by any lawful authority against all of the real
property which is now or hereafter becomes a part of the Lakeside Plaza office
building, or Building Common Areas, and such other costs and fees incurred by
Lessor in contesting or appealing any such taxes, assessments, or charges
and/or negotiating with any such lawful authority with respect. In the event
any governmental authority having jurisdiction shall levy any general or
special assessment against the real property which is now or hereafter becomes
a part of the Lakeside Plaza office building for public betterments or
improvements, or if the property upon which the Building

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

4

 

or
Building Common Areas are located are subject to assessment by any property
owner’s association, Lessee shall also pay to Lessor as additional rent its
Proportionate Share of such assessments. Lessor shall have the option to take
the benefit of any statute or ordinance permitting any such assessments for  public betterments or improvements to be
paid over a period of time, in which case Lessee shall be obligated to pay only
the said fraction of the installments of any such assessments which shall
become due and payable during the term of this Lease. Lessor shall estimate the
taxes  and assessments referred to
in this Section and Lessee shall pay one-twelfth (1/12) thereof monthly in
advance, together with the payment of Fixed Annual Rent. After the end of each
Lease Year, Lessor shall furnish Lessee a statement of the actual Taxes and
assessments, and there shall be an adjustment between Lessor and Lessee with
payment to or repayment by Lessor, as the case may require, to the end that
Lessor shall receive the entire amount of Lessee’s Proportionate Share for  such annual period. Notwithstanding
contrary provisions, for any  year
in which the Building has not been at least ninety-five (95%)  percent occupied during the entire year,
taxes shall be based upon the amount of taxes which would have been incurred if
ninety-five (95%) percent of the office space in the Building bad been occupied
(and interior construction completed) during such year.

 

Section 12. - LESSEE TO
BEAR PROPORTIONATE SHARE OF COMMON COSTS.

 

A.                                          
In each Lease Year or
partial Lease Year, as defined herein, Lessee will pay to Lessor, in addition
to all other Rent specified herein, and as additional rent, Lessee’s
Proportionate Share of the “Building Operating Costs”, as hereinafter defined.
For the purpose of this Section, the “Building Operating Costs” means the total
cost and expense (as hereinafter defined) incurred in operating, managing, and
maintaining and repairing the Building Common Areas, available for  use by Lessee and the employees, agents,
servants, customers and other invitees of Lessee. The items and charges
comprising Building Operating Costs shall specifically include, without
limitation, gardening and landscaping, the cost of public liability, property
damage and other insurance, repairs, line painting, paving and resurfacing,
lighting, electricity, sewer and water allocable to the Building Common Areas,
sign maintenance, Building advertising, music systems, sanitary control,
removal of trash, rubbish, garbage and other refuse from the leasable areas of
the Building and the Building Common Areas, reasonable operating reserves,
janitorial services for the leasable areas of the Building and the Building
Common Areas, service and maintenance agreements for the leasable areas of the
Building and Building Common Areas, attorneys’ and accountants’ fees, and the
cost of personnel, including management fees up to 5% of the gross income, with
all employment and normal retirement benefits incident thereto, including without
limitation, pension and medical and life insurance benefits, to direct parking
and to police the Building Common Areas, including watchmen and security
personnel, if such personnel are employed. Lessor shall have the right with
regard to any and all management and maintenance obligations of Lessor under
this Lease, to contract with such person(s) or entity or entities for the
performance and accomplishment of such of the obligations as Lessor shall deem
proper, including entities in which Lessor may hold an ownership or other
interest. The following costs and expenses are expressly excluded from Building
Operating Costs:

 

1.                                      
Leasing commissions, rent
concessions to lessees, administrative charges, tenant improvements and
advertising expenses;

 

2.                                      
Expenditures for capital
improvements, except those which under generally accepted accounting principles
are expenses or regarded as deferred expenses and except for capital
expenditures required by law (including the ADA), in either of which cases the
cost thereof shall be included in expenses for the calendar year in which the
costs are incurred and subsequent years, appropriately allocated to such years
on a straight-line basis, to the extent that such items are amortized over an
appropriate period, but not more than ten years, with an interest factor equal
to the prime rate, published from time to time in the Money Section of the Wall
Street Journal but in no event greater than the highest rate of interest
permitted to be charged by law at the time of Lessor’s having incurred said
expenditure;

 

3.                                      
Painting, redecorating or
other work which Lessor performs for any lessee or prospective lessee of the
Building other than painting, redecorating or other work which is standard for
the Building Common Areas;

 

4.                                      
Repairs or other work
(including rebuilding) occasioned by fire, windstorm or other casualty,
condemnation, faulty workmanship, faulty construction or structural or design
defects;

 

5.                                      
Depreciation;

 

6                                         
Principal and interest
payments or other fees pursuant to any mortgages placed upon the Building by
Lessor;

 

7.                                      
Rent payable under any
lease to which this Lease is subject;

 

8.                                      
Costs and Expenses of
enforcing leases against lessees or preparing new leases with existing or new
lessees of the building, including attorneys’ fees; and

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

5

 

9.                                      
Penalties for the late
payment of any Real Estate Taxes, or any cost, fees, fines or penalties, or
interest thereon, incurred due to violations of Lessor or any  Lessee of the Building of any
governmental law, code, rule or regulation.

 

10.                                
Expenses incurred due to
the gross negligence or willful misconduct of Lessor or its  agents, employees or contractors, or due
to the breach of this Lease by Lessor;

 

If Lessor shall purchase any item of capital equipment or make any
capital expenditure designed to result in savings or reductions in any of the
elements of Building Operating Costs, then the costs for such capital equipment
or capital expenditure are to be included within the definition of “Building
Operating Costs” for the Lease Year in which the costs are incurred and
subsequent years, on a straight-line basis, to the extent that such items are
amortized over such period of time as reasonably can be estimated as the time
in which such savings or reductions in Building Operating Costs are expected to
equal Lessor’s costs for such capital equipment or capital expenditure, with an
interest factor equal to the prime rate, published from time to time in the
Money Section of the Wall Street Journal but in no event greater than the
highest rate of interest permitted to be charged by law at the time of Lessor’s
having incurred said costs. If Lessor shall lease any such item of capital
equipment designed to result in savings or reductions in Building Operating
Costs, then the rentals and other costs paid pursuant to such leasing shall be
included in Building Operating Costs for the year in which they are incurred.

 

B.                                    
Lessee shall be informed
as to Lessee’s Proportionate Share of the Building Operating Costs which shall
be based upon a best estimate thereof, and Lessee shall pay one-twelfth (1/12)
thereof monthly in advance, together with the payment of Fixed Annual Rent.
Within ninety (90) days of the end of each Lease Year, Lessor shall furnish
Lessee, a written detailed, in writing statement of the actual Building
Operating Costs. Lessee shall have fifteen (15) days from receipt of such
statement to review same and to submit to Lessor in writing any objections of
Lessee thereto. If no written objections are received by Lessor within said
fifteen (15) day period, such statement shall be conclusively deemed to be
correct as between the parties, and there shall be an adjustment with payment
by or refund or credit to Lessee, as the case may require, to the end that
Lessee shall bear the entire amount of Lessee’s Proportionate Share for such
period but not in excess thereof. Lessee shall have right upon request no more
than once in any calendar year to inspect Lessor’s Books and Records and to
perform an audit of Lessor’s operation of the Building. In the event such audit
shows an overstatement that exceeds 3% 5% of the sum previously billed
Lessee, Lessor shall also reimburse Lessee for all reasonable expenses of such
audit. Lessee covenants and agrees that Lessee shall remain liable for and
shall pay its Proportionate Building Operating Costs in the amounts and times
as set forth herein, notwithstanding the expiration or earlier termination of
this Lease. Lessee acknowledges that Building Operating Costs or any item or
component of assessment or charge thereunder may be made or assessed by either
Lessor and/or the owner or other entity controlling the Building Common Areas,
and Lessee shall pay such charge to the patty making such assessment.

 

Section 13. - USE OF BUILDING COMMON AREAS. The use and occupation by Lessee
of the Premises shall include the nonexclusive use, in common with others
entitled thereto, of the Building Common Areas, subject, however, to the terms
and conditions of this Lease and the rules and regulations for the use thereof
as prescribed from time to time by Lessor. Lessor shall (or shall cause the
same to be done) operate manage equip, light, repair, replace and maintain the
Building Common Areas in compliance with all laws and in a manner that is
consistent with the operation and maintenance of a similar or well maintained
office building. As used herein, the term “Building Common Areas” shall mean
the areas, building systems and facilities serving the Building or utilized in
connection therewith, as determined by Lessor, whether or not located directly
on, within or under the Building, which areas and facilities may include,
without limitation, internal malls, sidewalks and plazas, exhibit areas,
storage and mechanical areas, janitor rooms, mailrooms, telephone areas,
elevators, stairways, lobbies, waiting areas, truck and receiving areas,
loading docks, driveways, parking facilities, corridors and other areas for the nonexclusive use of lessees, and
agents, employees, customers and invitees of Lessees as such areas now exist or
as may hereafter be constructed for the benefit of or as a part of the
Building, and other facilities as may be designated from time to time by
Lessor. All Building Common Areas shall at all times be subject to the
exclusive control and management of Lessor, and Lessor shall have the full
right and authority to employ all personnel and to make all rules and
regulations as Lessor may in its sole discretion deem proper, pertaining to the
proper operation and maintenance of the Building Common Areas.

 

Section 14. - LICENSE TO USE COMMON AREAS. All
Building Common Areas, as constituted from time to time, which Lessee may be
permitted to use and occupy, are to be used and occupied under a license,
revocable upon default after all applicable notice and/or cure periods by Lessee
under this Lease, and if such license be revoked, or if the amount of such
areas be temporarily closed or permanently diminished, Lessee shall not be
entitled to any compensation, damages, or diminution or abatement of rent, nor
shall such revocation or diminution of such area be deemed a constructive or
actual eviction.

 

Section 15. - NAME OF BUILDING. Lessor may adopt any
name for the Building and reserves the right to change the name and/or address
of the Building at any time, in its absolute and sole discretion.

 

Section 16. - CONSTRUCTION OF PREMISES.

 

A.                                 
Lessor agrees that it
will supply, at its own expense, its standard office space, as more
particularly described and set forth on Exhibit “B” annexed hereto and made a
part hereof (“Lessor’s Work”).

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

6

 

B.                                    
Lessee agrees to perform,
at  its own cost and expense, all
work other than Lessor’s Work, including without limitation that work, as
particularly described in Exhibit “E” annexed hereto (“Lessee’s Work”), which
is necessary to make the Premises conform with Lessee’s plans as approved by
Lessor. Within thirty (30) days after the execution of this Lease, Lessee shall
furnish to Lessor, for Lessor’s written approval, plans and specifications for
the Lessee’s Work, showing a layout, lighting plan, fixturing plan, interior
finish and  material samples, and
any work or equipment to be done or installed by Lessee affecting any
structural, mechanical or electrical part of the Premises or the Building.
Failure to provide same within said thirty (30) day period shall constitute a
default by Lessee under this Lease. Lessor’s failure to disapprove of Lessee’s
plans within fifteen (15)  days of
receipt shall constitute acceptance by Lessor of such plans. Design elements as
aforesaid will be displayed in color renderings in such detail as may be
sufficient for Lessor’s needs. It is the purpose of this requirement that Lessee’s
Premises be fixtured, designed and laid out so as not to be a detriment to the
other tenants in the Building and that Lessee’s Work shall not be detrimental
to the Building or other tenants therein, and Lessor’s approval of the plans
and specifications as aforesaid for Lessee’s Work shall be at the Lessor’s sole
discretion. Lessee agrees and acknowledges that all Lessee’s Work,
improvements, alterations or additions performed by Lessee (hereinafter
collectively “Alterations”) whether pursuant to this Section or otherwise,
shall be carried out in compliance with all Requirements and is performed and
accomplished solely for the benefit and convenience of Lessee, and not for  the benefit of Lessor, such Alterations
being nevertheless subject to each and every of the provisions of this Lease,.

 

Section 17. – CONDITION OF PREMISES. Except as to matters set
forth elsewhere herein (such as the representations set forth in Sections 5 and
8), Lessee acknowledges that Lessor has made no representation or promise as to
the condition of the Premises, nor shall Lessor be required to conduct any
Alteration or improvement to the Premises, except as expressly set forth in
Exhibit “B” attached hereto (“Lessor’s Work”). In the event that Lessor’s Work
as provided in Exhibit “B” has been completed, or in the event that no work is
required of Lessor hereunder, Lessee expressly acknowledges that it has
inspected the Premises and is fully familiar with the condition thereof, and
Lessee agrees to accept the Premises in its “as-is” condition.

 

Section 18. – ALTERATIONS.  Lessee shall make no decorations,
additions, improvements or other Alterations in the Premises costing in excess
of  $10,000.00 or structural in nature, without the prior written consent
of Lessor, and then only at its sole cost and expense and by contractors or
mechanics and in such manner and with such materials as may be approved by
Lessor. All decorations, additions, improvements or other Alterations to the
Premises, except movable office furniture, and equipment installed at the
expense of Lessee, shall, unless Lessor elects otherwise in writing, become the
property of Lessor upon the installation thereof, and shall be surrendered with
the Premises at the expiration of this Lease. If requested by Lessee in writing,
Lessor shall designate at the time of its approval of any request by Lessee for
permission to make Alterations, additions or improvements to the Premises,
those items for which Lessor reserves the right to require Lessee to remove
upon the expiration or sooner termination of the term of this Lease. Any such
designation shall be in Lessor’s sole discretion, based upon its reasonable
judgment as to the probable effect of such Alteration, addition or improvement
upon Lessor’s ability to freely re-let the Premises upon the expiration or
sooner termination of the term of this Lease. If required by Lessor in
accordance with the foregoing, any such Alteration, addition or improvement to
the Premises shall be removed at Lessee’s expense upon the expiration or sooner
termination of the term of this Lease and Lessee, at its expense, shall also
repair any damage to the Premises caused by such removal and restore the
Premises to Building standard.

 

Section 19. - LIENS. Nothing contained in this Lease shall be construed
as a consent on the part of Lessor to subject the estate of Lessor to liability
under the Construction Lien Law of the States of Florida, it being expressly
understood that the Lessor’s estate shall not be subject to such liability.
Lessee shall strictly comply with the Construction Lien Law of the State of
Florida as set forth in Chapter 713, Florida Statutes. Lessee agrees to obtain
and deliver to Lessor prior to the commencement of any work or Alteration or
the delivery of any  materials,
written and unconditional waivers of contractors’ liens with respect to the
Premises or the Building for all work, service or materials to be furnished at
the request or for the benefit of Lessee to the Premises. Such waivers shall be
signed by all architects, engineers, designers, contractors, subcontractors,
materialmen and laborers to become involved in such work. Notwithstanding the
foregoing, Lessee at its expense shall cause any  lien filed against the Premises or the Building for work,
services or materials claimed to have been furnished to or for the benefit of  Lessee to be satisfied or transferred to
bond within ten (10) days after Lessee’s having received notice thereof.
In the event that Lessee fails to satisfy or transferred to bond within said
ten (10) day period, Lessor may do so and thereafter charge Lessee as
Additional Rent, all costs incurred by Lessor in connection with the
satisfaction or transfer of such claim, including attorneys fees and an
administrative charge not exceeding fifteen percent (15%) of all sums incurred
by Lessor in the satisfaction or transfer of such claim. Further, Lessee agrees
to indemnify, defend, and save the Lessor harmless from and against any damage
to and loss incurred by Lessor as a result of any such contractor’s claim of
lien. If so requested by Lessor, Lessee shall execute a short form or
memorandum of this Lease, which may, in Lessor’s sole discretion be recorded in
the Public Records of Broward County for the purpose of  protecting Lessor’s estate from
contractors’ Claims of Lien, as provided in Chapter 713.10, Florida Statutes.
In the event such short form or memorandum of this Lease is executed, Lessee
shall  simultaneously execute and deliver to Lessor an instrument in
recordable form terminating Lessee’s interest in the real property upon which
the Premises are located, which instrument may be recorded by Lessor at the
expiration or earlier termination of the term of this Lease. The security
deposit paid by Lessee may be used by Lessor for the satisfaction or transfer
of any Contractor’s Claim of Lien, as provided in this Section. This
Section shall survive the termination of this Lease.

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

7

 

Section 20. - CHANGES TO BUILDING AND BUILDING COMMON AREAS.
Lessor hereby reserves the right, at any time, to perform maintenance
operations and to make repairs, Alterations, additions or reductions to, and to
build additional stories on, the Building and the Building Common Areas and to
construct buildings adjoining the same providing same does not materially
interfere with Lessee’s use and occupancy of the Premises or materially alter
or change the dimensions, quality or  impede
access to or from the Premises.. Lessor also reserves the right to construct other
buildings or improvements, including, but not limited to, structures for motor
vehicle parking. Lessee agrees to cooperate with Lessor, permitting Lessor to
accomplish any such maintenance, repairs, alterations, additions or
construction.

 

Section 21. - REPAIRS.

 

A.                                  
Lessor shall maintain in
good and operational condition the foundation load bearing walls and all
structural portions of the Building. Lessor shall also maintain and repair as
necessary the roof, roof membrane and exterior walls of the Building. All
repair obligations of Lessor hereunder shall be deemed a component of Building
Operating Costs (see Section 26. D)

 

B.                                    
Lessee shall not suffer
any damage, waste or deterioration to occur to the Premises and shall maintain
the Premises and the fixtures and appurtenances therein in good and sightly
condition, and shall make all repairs necessary to keep them in good working
order and condition, including structural repairs when those are necessitated
by the act, omission or negligence of Lessee or its agents, employees or
invitees. If Lessee fails to make such repairs promptly, Lessor may, at its
option, and after notice to Lessee, make such repairs, and Lessee shall pay the
cost thereof to Lessor on demand as additional rent. The exterior walls of the
Building, the windows and the portions of all window sills outside same are not
part of the Premises and Lessor hereby reserves all rights to such parts of the
Building.

 

Section 22. - EMINENT DOMAIN.

 

A.                                  
If the whole of the
Premises shall be acquired or condemned by eminent domain for any public or
quasi-public use or purpose, then the term of this Lease shall cease and
terminate as of the date of title vesting in the condemning governmental body
or other authority pursuant to such proceeding (the “Taking Date”) and all
rentals and other charges shall be paid up to that date and Lessee shall have
no claim against Lessor for the value of any unexpired term of this Lease.

 

B.                                    
If less than the whole
but more than twenty-five percent (25%) of the Premises, or more than fifty
percent (50%) component of the Building, or more than fifty percent (50%) of
the Total Rentable Area of the office component of the Building shall be taken
under eminent domain, or sold to public authority under threat or in lieu of
such a taking, Lessee shall have the right upon notice to Lessor within ten
(10) days after the Taking Date either to terminate this Lease as of the
Taking Date, or, subject to Lessor’s right of termination as set forth in
Subsection 22D below, to continue in possession of the remainder of the
Premises. In the event Lessee elects to remain in possession, all of the terms
of this Lease shall continue in effect, except that as of the Taking Date,
Initial Rent and other charges payable by Lessee shall be reduced in proportion
to the floor area of the Premises taken. Lessor shall, at its cost, but only to
the extent of net proceeds of condemnation received by Lessor, make all
necessary repairs or alterations within the scope of Lessor’s Work and Lessor’s
duties under Section 16A hereof, so as to constitute the remaining
Premises a complete architectural unit, and Lessee, at Lessee’s cost, shall be
obligated to perform all of Lessee’s Work and Lessee’s duties under
Section 16B and otherwise restore the Premises and Lessee’s Trade
Fixtures.

 

C.                                    
If twenty-five percent
(25%) or less of the Premises shall be so taken, the Term shall cease only as
to the part so taken as of the Taking Date, and Lessee shall pay rent and other
charges up to the Taking Date, with appropriate credit by Lessor (toward the
next installment of Rent due Lessor) of any Rent or charges paid for a period
subsequent to the Taking Date. Rent and other charges payable to Lessor shall
be reduced in proportion to the amount of the Premises taken. Lessor shall, at
its expense, but only to the extent of net proceeds of condemnation received by
Lessor, make all necessary repairs or alterations within the scope of Lessor’s
Work so as to constitute the remaining Premises a complete architectural unit,
and Lessee, at Lessee’s expense, shall be obligated to perform all of Lessee’s
Work and otherwise restore the Premises and Lessee’s trade fixtures.

 

D.                                   
If more than twenty
percent (20%) of (i) the area of that portion of Common Areas serving the
office component of the Building, (ii) the Total Rentable Area of the
office component of the Building, or (iii) the Premises shall be taken
under power of eminent domain, or sold to public authority under the threat or
in lieu of such a taking, Lessor may, by notice to Lessee delivered on or
before the thirtieth (30th) day following the Taking Date, terminate this lease
as of the Taking Date. Rent and other charges shall be paid up to the Taking
Date, with an appropriate refund by Lessor of any Rent paid for a period
subsequent thereto.

 

E.                                     
In the event of any
condemnation or taking as hereinbefore provided, whether whole or partial,
Lessee shall not be entitled to any part of the award, as damages or otherwise,
for such condemnation and Lessor is to receive the full amount of such award.
Lessee hereby expressly waives any right or claim to any part thereof. Although
all damages in the event of any condemnation are to belong to Lessor whether
such damages are awarded as compensation for diminution in value of the
leasehold or the fee of the Premises, Lessee shall have the right to claim and
recover from the condemning authority, but not from Lessor, such compensation
as may be separately awarded or recoverable by Lessee in Lessee’s own right on
account of any damage to Lessee’s business by reason of

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

8

 

the
condemnation and for or on account of any cost or loss to which Lessee might be
put in removing Lessee’s merchandise, furniture, fixtures, leasehold improvements
and equipment from the Premises. A sale by Lessor to any authority having the
power of eminent domain, either under threat of condemnation or while
condemnation proceedings are pending, shall be deemed a taking under the power
of eminent domain for all purposes under this Section.

 

Section 23. - DAMAGE AND DESTRUCTION.

 

A.                                  
If the Premises shall be
damaged by fire, the elements, unavoidable accident or other casualty, without
the fault of Lessee, but are not thereby rendered untenantable in whole or in
part, Lessor shall at its own expense cause such damage, except to Lessee’s
equipment and trade fixtures, to be repaired, but only to the extent of
Lessor’s original obligation to construct pursuant hereto, and the Fixed Annual
Rent and additional rent payable by Lessee hereunder shall not be abated. If by
reason of such occurrence, the Premises shall be rendered untenantable only in
part, Lessor shall at its own expense cause the damage, except to Lessee’s
equipment and trade fixtures, to be repaired, to a value not less than its
value just prior to said casualty and the Fixed Annual Rent meanwhile shall be
abated proportionately as to the portion of the Premises rendered untenantable,
until the Premises has been restored to the extent required to be restored by
Lessor as required hereby. If the Premises shall be rendered wholly
untenantable by reason of such occurrence, Lessor shall at its own expense
cause such damage, except to Lessee’s equipment and trade fixtures, to be
repaired, to a value not less than its value just prior to said casualty and
the Fixed Annual Rent meanwhile shall be abated in whole, until the Premises
has been restored to the extent required to  be
restored by  Lessor as required
hereby, except that Lessor shall have the right, to be exercised by notice in
writing delivered to Lessee within ninety (90) days after said occurrence, to
elect not to reconstruct the destroyed Premises, and in such event this Lease
and the tenancy hereby created shall cease as of the date of the said
occurrence. Nothing in this Section shall be construed to permit the
abatement in whole or in part of additional rent, including without limitation
charges for Building Operating Costs and real estate taxes attributable to any
period during which the Premises shall be in untenantable condition, nor shall
there be  any abatement in
additional rent nor the Fixed Annual Rent if such damage is caused by an act or
omission of Lessee.

 

B.                                    
In the event that twenty
(20%) percent or more of the Rentable Square Feet of the Building shall be
damaged or destroyed by fire or other cause, notwithstanding any other
provisions contained herein and that the Premises may be unaffected by such
fire or other cause, Lessor or Lessee shall have the right, to be exercised by
notice in writing delivered to Lessee within sixty (60) days after said
occurrence, to elect to cancel and terminate this Lease.  Upon the giving
of such notice to Lessee, the term of this Lease shall expire by lapse of time
upon the third day after such notice is given, and Lessee shall vacate the
Premises and surrender the same to Lessor.

 

C.                                    
If the Premises are
destroyed or damaged during the last eighteen (18) months of the term of this
Lease and the estimated cost of repair exceeds ten percent (10%) of the Fixed
Annual Rent then remaining to be paid by Lessee for the balance of the term,
Lessor or Lessee may at its option cancel and terminate this Lease as of the
date of occurrence of such damage by giving written notice to Lessee of its
election to do so within thirty (30) days after the date of occurrence of such
damage. If the parties shall not so elect to terminate this Lease, the repair
of such damage shall be governed by other provisions of this Section.

 

D.                                   
In the event of any
reconstruction of the Premises under this Section, Lessor’s obligation with
regard to said reconstruction shall be only to the extent of Restoring the
Premises to a value not less than its value just prior to said casualty. Lessee
shall additionally be responsible for the replacement of its stock in trade,
trade fixtures, furniture, furnishings and equipment. Lessor shall commence any
reconstruction or restoration of the Building and/or Premises promptly. If
Lessor fails to commence reconstruction or restoration within sixty  days or Lessor fails to complete such
restoration within 180 days after the casualty, then Lessee shall have the
right upon written notice to terminate this Lease. Lessee shall commence the
installation of fixtures, equipment, and stock in trade promptly upon
redelivery to it of possession of the Premises and shall diligently prosecute
such installation to completion.

 

E.                                     
Upon any termination of
this Lease under any of the provisions of this Section, each party shall be
released thereby without further obligation to the other party coincident with
the surrender of possession of the Premises to the Lessor except for items
which have theretofore accrued and are then unpaid and for such of the other
obligations of Lessee as are expressly provided herein to survive the
termination of this Lease, for which Lessee shall remain liable to Lessor.

 

Section 24. - QUIET ENJOYMENT. Lessor covenants and agrees that,
upon Lessee’s paying on a monthly installment basis the Fixed Annual Rent and
any additional rent required hereunder and performing all of the other
covenants herein on its part to be performed, Lessee shall and may peaceably
and quietly hold and enjoy the Premises without hinderance by Lessor or persons
claiming through or under Lessor, subject to the terms, covenants and
conditions of this Lease and all existing or future underlying leases or
mortgages encumbering the Building.

 

Section 25. - RIGHT OF ENTRY. Lessor and Lessor’s agents shall
have the right to enter the Premises at all times to examine the same. Lessor
and Lessor’s agents shall upon 24 hours prior notice (no prior notice being
required in the event of an emergency), to show them to prospective purchasers,
lenders or lessees of the Building, Lessor and Lessor’s agents shall have the
right to enter the Premises at all times to make such repairs, alterations,
improvements or additions as Lessor may deem necessary or desirable, and Lessor
shall be allowed to take all

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

9

 

material necessary for such
repairs, alterations, improvements or additions into and upon the Premises that
may be required therefor without the same constituting an eviction of Lessee in
whole or in part, and the Rent reserved shall in no wise abate while said
repairs, alterations, improvements, or additions are being made unless Lessee is
prevented from operating in the Premises in whole or in part, in which event
Fixed Annual Rent shall be proportionately abated during said period. If Lessee
shall not be personally present to open and permit entry into the Premises, at
any time, when for any reason an entry therein shall be necessary or
permissible, Lessor or Lessor’s agents may enter the same without in any manner
affecting the obligations and covenants of this Lease. Nothing herein
contained, however, shall be deemed or construed to impose upon Lessor any
obligation, responsibility or liability whatsoever, for the care, maintenance
or repair of the Premises or the Building or any part thereof, except as
otherwise herein specifically provided.

 

Section 26. - SERVICES
AND UTILITIES

 

A.                                  
Lessor covenants that it
will, during the normal business hours for the Building (8:00 A.M. to
6:00 P.M., Mondays through Fridays, inclusive, holidays excepted) furnish
to the Premises elevator service, electricity, seasonal air conditioning and
heating, and water for lavatory purposes. Additionally, Lessor will provide
janitorial service for the Premises and Building Common Areas and will cause
the Building Common Areas to be cleaned and generally maintained. Lessee shall pay
unto Lessor, as additional rent, all costs incurred by Lessor in providing any
building services for Lessee at times other than the normal operating hours of
the Building, as determined from time to time by Lessor, and the costs of any
modification to any building utility or service system necessary to accommodate
the Lessee. Notwithstanding the aforesaid, Lessor shall in no manner be
required to make any alteration to any service or utility system of the
Building on behalf of Lessee. Lessor shall not be liable for temporary failure
of services, and same shall not be deemed to constitute an actual or
constructive eviction, nor entitle Lessee to any abatement or diminution in
rent payable under this Lease. Lessor shall not be required to furnish such services
to Lessee so long as  Lessee is in
default of its obligations under this Lease.

 

B.                                    
Lessee shall pay to
Lessor, or directly to the utility provider if requested by Lessor, all costs
of  providing any utility services,
including, without limitation, gas, electricity, water, cable television, and
any other utilities applicable to the Premises. In the event that any utility
to the Premises shall not be separately metered, Lessor shall apportion the
cost of such utility among the various lessees served thereby on either a
square footage basis (based upon the proportion of Rentable Square Feet of the
Premises as to the Rentable Square Feet of the areas of the Building served by
the utility) or based upon the intensity of use by Lessee, such basis to be
determined by Lessor in its sole discretion. In the event of such
apportionment, Lessee shall pay to Lessor monthly, as additional rent, Lessee’s
portion of the cost of such utility, within three (3) days of receipt of a
statement from Lessor therefor. In no event shall Lessor be liable for an
interruption or failure in the supply, quality or quantity of any utilities
within the Premises or Building, and same shall in no manner constitute an
actual or constructive eviction of Lessee, nor entitle Lessee to any abatement
of any Rent under this Lease.

 

C.                                    
Lessee covenants and
agrees that at all times its use of electric current shall not exceed the
capacity of existing feeders to the Building or the Building risers or wiring
installation. Lessee agrees not to connect any additional electrical equipment
to the Building electric distribution system, other than lamps, typewriters and
other small office machines which consume comparable amounts of electricity,
without Lessor’s prior written consent.

 

D.                                   
Lessee shall reimburse to
Lessor all costs of service contracts for maintaining the roof top cooling
tower, pumps, feeders, chemicals and any and all other equipment associated
with the additional cooling of the premises not utilized by any other occupant
of the Building. Which costs are estimated to be $3,560.00 annually, Lessor
owns and shall be responsible for all maintenance and repair of the cooling
tower and chemicals needed to maintain the system while the Lessee shall be
responsible for any and all costs for such repairs and maintenance of the roof
top cooling tower, pumps, feeders, chemicals in which cost shall not exceed
$10,000  annually including the
estimated maintenance contract. Lessee
shall be responsible for any and all other equipment associated with this
system including but not limited to the packaged units located in the lab area.
Lessee shall also have the electrical meter account supplying electric to this
system and other parts of the premises put in the Lessee’s name and shall be
responsible for any costs including but not limited to usage and security
deposits.

 

Section 27. - EXCUSE OF LESSOR’S PERFORMANCE. Anything in this
Lease to the contrary notwithstanding, Lessor shall not be deemed in default
with respect to failure to perform any of the terms, covenants and conditions
of this Lease if such failure to perform shall be due to any civil commotion,
warlike operation, invasion, rebellion, hostilities, military or usurped power,
sabotage, government regulations or controls, inability to obtain any material,
utilities, service or financing, through or Act of God or other cause beyond
the control of Lessor.

 

Section 28. - ASSIGNMENT OR SUBLETTING.

 

A.                                  
Lessee shall have the
right to sublet or assign all or part of the premises with Lessor’s prior
written consent and said consent shall not be unreasonably withheld or delayed.
Lessee shall guarantee payment of Annual Rent and any Additional Rent and
performance of obligations under the terms of this Lease.

 

B.                                    
Neither Lessee nor any  other person having an interest in the
possession, use, occupancy or utilization of the Premises shall enter into any
lease, sublease, license, concession or other agreement for use, occupancy or
utilization of space in the premises which provides for rental or other payment
for such use,

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

10

 

occupancy
or utilization based, in whole or in part, on the net income or profits derived
by any person from the Premises leased, used, occupied, or utilized (other than
an amount based on a fixed percentage or percentages of receipts or sales), and
any such purported lease, sublease, license, concession or other agreement
shall be absolutely void and ineffective as a conveyance of any right or
interest in the possession, use occupancy or utilization of any part of the
Premises.

 

C                                       
Notwithstanding anything
to the contrary, this Lease contains no provision restricting or purporting to
restrict any of the following transaction and further, none of the following
transactions shall constitute an assignment, sublet or other transfer of this
Lease: (i) a change in control or change in the stockholders, directors,
management or organization of Lessee or in any subsidiary, affiliate or parent
of Lessee; (ii) the issuance, sale, purchase, public offering, disposition
or re-capitalization of the capital stock of Lessee, or in any subsidiary,
affiliate or parent of Lessee; or (iii) the merger, consolidation or other
corporate restructuring of Lessee with or into any other person or entity.

 

Section 29. – LESSEE’S DEFAULT. (i) If Lessee shall default in the
payment of the Fixed Annual Rent, any additional rent or any other sums  payable by Lessee herein when due, and
such default shall continue for a period of five (5) days after written
notice, or  (ii) if Lessee
shall default in the performance of any nonmonetary covenants or agreements of
this Lease and said default shall continue for twenty (20) days after written
notice thereof, or in the event that the default be of such a nature as cannot
with diligent effort be cured within said twenty (20) day period, if Lessee
shall not commence to cure within said period and diligently prosecute remedial
efforts to completion within a reasonable time thereafter, not to exceed sixty
(60) (iii) if Lessee should become bankrupt or insolvent or any debtor
proceedings be taken by or against Lessee or (iv) if Lessee shall abandon
or vacate the Premises prior to the expiration of the term of this Lease, then
and in addition to any and all other legal remedies and rights available to Lessor
at law or in equity, Lessor may:

 

A.                                  
Declare the entire
balance of fixed Annual Rent due hereunder for the remainder of the term of
this Lease to be due and payable and may collect the same by distress or
otherwise;

 

B.                                    
Terminate this Lease and
any right of renewal thereof, and retake possession of the Premises;

 

C.                                    
Without terminating this
Lease, re-enter and re-let the Premises, or any part thereof, with or without
legal process, as the agent and for the account of Lessee, upon such terms and
conditions as Lessor may deem advisable or satisfactory, in which event the
rents received on such re-letting shall be applied first to the expenses of such
re-letting and collection including but not limited to, necessary renovation
and alterations of the Premises, reasonable attorney’s fees, any real estate
commissions paid, and thereafter toward payment of all sums due or to become
due Lessor hereunder, and if a sufficient sum shall not be thus realized or
secured to pay such sums and other charges, (i) at Lessor’s option, Lessee
shall pay Lessor any deficiency immediately upon demand therefor,
notwithstanding Lessor may have received periodic rental in excess of the
periodic rental stipulated in this Lease in previous or subsequent rental
periods, and Lessor may bring an action therefor as such deficiency shall
arise, or (ii) at Lessor’s option, the entire deficiency, which is subject
to ascertainment for the remaining term of this Lease, shall be immediately due
and payable by Lessee. Lessor shall use commercially reasonable efforts to
re-let the Premises. Lessor shall not, in any event, be required to pay Lessee
any surplus of any sums received by Lessor on a re-letting of said Premises in
excess of the rent provided in this Lease.

 

D.                                   
If any Event of Default
occurs, Lessor, in addition to other rights and remedies it may have, shall
have the right to remove all or any part of Lessee’s property from the Premises
and any property removed may be stored in any public warehouse or elsewhere at
the cost of, and for the account of Lessee and the Lessor shall not be
responsible for the care or safekeeping thereof whether in transport, storage
or otherwise, and Lessee hereby waives any and all claim against Lessor for
loss, destruction and/or damage or injury which may be occasioned by any of the
aforesaid acts. Lessee shall, upon execution of this Lease and promptly
thereafter from time to time, give Lessor notice of any leased personal
property brought onto the Premises.

 

E.                                     
No such re-entry or
taking possession of the Premises by Lessor shall be construed as an election
on Lessor’s part to terminate this Lease unless a written notice of such
intention is given to Lessee. Notwithstanding any such re-letting without
termination. Lessor may at all times thereafter elect to terminate this Lease
for such previous default. Any such re-entry shall be allowed by Lessee without
hindrance, and Lessor shall not be liable in damages for any such re-entry, or
guilty of trespass or forcible entry except for damages or injury caused by
intentional misconduct.

 

F.                                     
In the event of a breach
or threatened breach of any covenant of this Lease, Lessor shall have the right
of injunction. Any and all rights, remedies and options given in this Lease to
Lessor shall be cumulative and in addition to and without waiver of, or in derogation
of, any right or remedy given to it under any law now or hereafter in effect or
in equity.

 

G.                                    
If Lessee shall default
in the performance of any provision of this Lease on Lessee’s part to be
performed, Lessor may perform the same for the account of Lessee and Lessee
shall promptly reimburse Lessor for any expense incurred therefor, which
expenses shall be deemed to be additional rent.

 

Section 30 - LESSOR’S DEFAULT. If Lessor shall (i) default in the
performance of any of the covenants or agreements of this Lease made by or to
be performed by Lessor, or (ii) breach any of the

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

11

 

representations
or warranties made by Lessor in this Lease, and if said default or breach shall
continue for thirty (30) days after written notice thereof, or in the event
that the default or breach be of such a nature as cannot with diligent effort
be cured with said thirty (30) day period. If Lessor shall not commence to cure
within said period and diligently prosecute remedial efforts to completion with
a reasonable time thereafter, then and in addition to any and all other legal
remedies and rights available to Lessor at law or in equity, Lessee may:

 

A.                                  
Withhold payment or seek
specific performance under the Lease until such time as such default or breach
is cured, or.

 

B.                                    
Cure such breach or
default if such default negatively impacts the Lessee for any extended period
of time and set off against the Rent such amounts expended by Lessee in
connection with such cure, or

 

Notwithstanding the foregoing, if in Lessee’s reasonable judgment, an
emergency shall exist Lessee may cure such default or breach with reasonable
(under the circumstances) notice to Lessor being required. The self-help option
given to Lessee in this Section is for the sole protection of Lessee, and
its existence shall not release Lessor from its obligation to perform the terms,
provisions, covenants and conditions herein provided to be performed by Lessor
or deprive Lessee of any legal rights which it may have be reason of any such
default by Lessor.

 

Section 31 - LEGAL EXPENSES. In the event that it shall become
necessary for Lessor or Lessee to employ the services of an attorney to enforce
any of its rights under this Lease or to collect any sums due to it under this
Lease or to remedy the breach of any covenant of this Lease on the part of the
other party to be kept or performed, regardless of whether suit be brought,
such breaching party shall pay to the other party such reasonable fee as shall
be charged by its attorney for such services. Should suit be brought for the
recovery of possession of the Premises, or for rent of any other sum due a
party under this Lease, or because of the default of any of Lessee’s or
Lessor’s covenants under this Lease, the breaching party shall pay to the other
party all expenses of such suit and any appeal thereof, including reasonable attorneys’
fees

 

Section 32 - INSURANCE.

 

A.
                                 
Lessee agrees to
maintain, throughout the Term (and any other period when Lessee is in
possession of the Premises), at Lessee’s sole cost and expense, the following
insurance:

 

(i)                                    
Comprehensive general
public liability insurance in standard form against claims for bodily injury or
death or property damage occurring in or upon the Premises, effective from the
date Lessee enters into possession and during the term of this Lease. Such
insurance shall be in the combined single limit amount of not less than
$2,000,000.00 for injury to one person in one accident, occurrence or casualty,
or for injuries to more than one person in one accident, occurrence or
casualty;

 

(ii) Worker’s compensation and employer’s liability insurance in
compliance with applicable legal requirements; and

 

(iii) Any other form of insurance which Lessee, Lessor, or any
mortgagee of the Premises, acting reasonably, shall require from time to time,
in form, in amounts and for risks against which a prudent lessee would insure.

 

B.                                    
Any insurance policies
required hereunder shall name Lessor as an additional insured and shall provide
that they may not be modified or terminated without thirty (30) days advance
notice to Lessor. All insurance required to be carried by Tenant pursuant to
the terms of this Lease shall be effected under policies issued by insurers
permitted to do business in the State of Florida and rated in Best’s Insurance
Guide, or any successor thereto (or, if there be none, an organization having
national reputation) as  having a
general policyholder rating of “A” and a financial rating of at least “13”.
Lessee shall furnish to Lessor within thirty (30) days from the date hereof
evidence of such insurance coverage by way of either a certified, true copy of
the actual insurance policy and any amendments and endorsements thereto or a
certificate of insurance clearly evidencing each of the coverages and
provisions set forth in this paragraph. Upon Lessee’s default in obtaining or
delivering the policy or certificate for any such insurance or Lessee’s failure
to pay the charges therefor, Lessor may procure or pay the charges for any such
policy or policies and charge the Lessee therefor as additional rent. The
limits of insurance specified in this Section may be adjusted upward by
Lessor in the event that Lessor shall determine that because of: (i) the
lapse of time, (ii) any unexpected rates of inflation, (iii) the size
of the Premises, (iv) the use of the Premises by Lessee or (v) for
any reason similar to those Specified in clauses (i) through
(iv) immediately above in this paragraph, the limits specified offer
inadequate protection to Lessor.

 

C.                                    
Lessee shall at all times
during the term hereof, and at its cost and expense, maintain in effect
policies of insurance covering all Alterations made by or on behalf of Lessee
(including without limitation all Lessee’s Work) and Lessee’s fixtures and
equipment located on the Premises, in an amount not less than 80% of their full
replacement value, providing protection against any peril included within the  standard classification of “All Risk
Coverage,” together with insurance against sprinkler damage, vandalism, theft
and malicious mischief. The proceeds of such
insurance, so long as this Lease remains in effect, shall be used to
repair or replace the Alterations, fixtures and equipment so insured.

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

12

 

D.                                   
Lessor and Lessee waive,
unless said waiver should invalidate any such insurance, their right to recover
damages against each other for any region whatsoever to the extent the damaged
party recovers indemnity from its insurance carrier. Any insurance policy
procured by either Lessee or Lessor which does not name the other as a named
insured shall, if obtainable, contain an express waiver of any right of
subrogation by the insurance company, including but not limited to lessee’s
workers’ compensation insurance carrier, against Lessor or Lessee, whichever
the case may be.

 

E.                                     
Lessee at its expense
shall comply with all commercially reasonable requirements of the Lessor’s
casualty insurer, and shall not use the Premises in a manner which shall
increase the rate of fire insurance or other insurance of Lessor or of any
other tenant, over that in effect prior to this Lease. If Lessee’s use of the
Premises increases the fire insurance rate, Lessee shall reimburse Lessor for
all such increased costs. The fact that the Premises are being used for the
purposes set forth in Summary paragraph H hereof shall not relieve Lessee from
the foregoing duties, obligations and expenses.

 

F.                                     
Lessor agrees to maintain
with companies permitted to do business in the State of Florida and rated in
Best’s Insurance Guide, or any successor thereto, as having a general
policyholder rating of “A” and a financial rating of at least “13”, throughout
the Term, and shall charge through pro-rata to all tenants of the Building as a
Building Operation Cost, (I) “all risks” casualty coverage insurance, with a
coverage extension for the perils of flood and windstorm (if required by
Lessor’s lender), property and casualty for the reasonable value of the
Building and all other improvements or buildings located on the land upon which
the Building is located, (ii) comprehensive general public liability
insurance in standard form against claims for bodily injury or death or
property damage occurring in or upon the Building, in the combined single limit
amount of not less than $1,000,000.00 for injury to one person in one accident,
occurrence or casualty, or for injuries to more than one person in one
accident, occurrence or casualty. Lessor shall provide a certificate of
insurance evidencing coverage not less than once each Lease Year upon Lessee’s
written request of same.

 

Section 33 - INDEMNIFICATION OF LESSOR.  Lessee shall not do
or permit any act or thing to be done in, on or about the Premises or the
Building that may subject Lessor to any liability or responsibility for injury,
damage to persons or property or to any liability by reason of the existence or
application of, compliance with or violation of any Requirement, but shall
exercise such control over the Premises as to protect the Lessor fully against
any such liability and responsibility. Lessee shall indemnify and cave harmless
the Lessor from and against (a) all claims of whatever nature against the
Lessor arising from any act, omission or negligence of Lessee or persons within
Lessee’s control, (b) all claims against the Lessor arising from any accident,
injury or damage whatsoever caused to any person or to the property of any
person and occurring in or about the Premises during the Term or during
Lessee’s occupancy of the Premises, (c) all claims against the Lessor
arising from any accident, injury or damage occurring outside of the Premises
but anywhere within or about the Premises or Building, where such accident,
injury or damage results or is claimed to have resulted from an act, omission
or negligence of Lessee or persons within Lessee’s control, and (d) any
breach, violation or non-performance of any covenant, condition or agreement
contained in this Lease to be fulfilled, kept, observed and performed by
Lessee. This indemnity and hold harmless agreement shall include indemnity from
and against any and all liability, fines, suits, demands, costs and expenses of
any kind or nature (including, without limitation, attorneys’ fees and
disbursements) incurred in or in connection with any such claim or proceeding
brought thereon, and the defense thereof.

 

If any claim, action or proceeding is made or brought against the
Lessor, against which claim, action or proceeding Lessee is obligated to
indemnify Lessor pursuant to the terms of this Lease, then, upon demand by the
Lessor, Lessee, at its sole cost and expense, shall resist or defend such
claim, action or proceeding in the Lessor’s name, if necessary, by such
attorneys as the Lessor may select, including, without limitation, attorneys
for  the Lessor’s insurer.
Notwithstanding the foregoing, if such attorneys shall be defending both Lessee
or any persons within Lessee’s control and Lessor, the Lessor may retain its
own attorneys to defend or assist in defending any claim, action or proceeding,
and Lessee shall pay the reasonable fees and disbursements of such attorneys.
The provisions of this Section shall survive the expiration or earlier
termination of this Lease.

 

Section 34 - INDEMNIFICATION OF LESSEE. Lessor shall indemnify and
save harmless the Lessee from and against any and all third party claims (and
shall Indemnify and save harmless Lessee’s Directors and Officers to the
extent, of  any  liability in excess of claims paid under
Lessee’s Directors and Officers liability insurance). to the extent same
arise from the gross negligence or willful misconduct of Lessor, together with
all costs, expenses and liabilities incurred in connection with each such claim
or action or proceeding brought thereon, including without limitation, all
reasonable attorney’s fees and disbursements.

 

Section 35 - LOSS AND DAMAGE. Lessor shall not be responsible for
any damage to any property of Lessee (including without limitation appliances,
equipment, machinery, stock, inventory, fixtures, furniture, improvements,
displays, decorations. carpeting and painting) or of others located on the
Premises, not for the loss of or damage to any property of Lessee or of others
by theft or otherwise. Lessor shall not be liable for any injury or damage to
persons or property resulting from fire, smoke, explosion, falling plaster,
steam, gas, electricity, water, rain, or leaks from any part of the Premises or
from the pipes, appliances or plumbing works or from the roof, street or
subsurface or from any other place or by dampness or by any other cause of
whatsoever nature, unless same shall result from the gross negligence of
Lessor. Lessor shall not be liable for any such damage caused by other tenants
or persons on the Premises, occupants of the Building or of adjacent property,
the public, or caused by operations or construction of any private, public or
quasi-public works. Lessor shall not be liable for any latent defect in the
Premises or in the Building. All property of Lessee kept or stored on the
Premises shall be so

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

13

 

kept
or  stored at the sole risk of
Lessee and Lessee shall hold Lessor harmless from any and all claims arising
out of damage to same, including subrogation claims by Lessee’s insurance
carriers.

 

Section .36 - END OF TERM. Lessee shall surrender the Premises to
Lessor at the expiration or sooner termination of this Lease in good order and
condition, except for reasonable wear and tear and damage by condemnation, fire
or other casualty. Lessee shall indemnify, defend and save Lessor harmless
against all costs, claims, loss or liability resulting from delay by Lessee in
so surrendering the Premises, including, without limitation, any claims made by
any succeeding tenant founded on such delay. The parties recognize and agree
that the damage to Lessor resulting from any failure by Lessee timely to
surrender possession of the Premises as aforesaid will be substantial, will
exceed the amount of the Fixed Annual Rent theretofore payable hereunder, and
accurate measurement will be impossible. Lessee therefore agrees that if
possession of the Premises is not surrendered to Lessor on the date of the
expiration or sooner termination of this Lease, then, unless Lessor shall have
consented to Lessee’s holding over, Lessee shall pay Lessor as liquidated
damages for each month and for each portion of any month prorated on a daily
basis, during which Lessee holds over in the Premises after expiration or
termination of the term of this Lease without consent, a sum equal to two times
the Fixed Annual Rent and additional rent which was payable per month under
this Lease during the last month of the terms thereof. Any personal property
remaining in the Premises after the expiration or sooner termination of the
term of this Lease shall be deemed to be abandoned property at the option of
Lessor. The aforesaid provision of this Section shall survive the
expiration or sooner termination of this Lease.

 

Section .37 - SIGNS. Lessee shall not place any signs or other
advertising matter or material on the exterior of the Building or in any
portion of the interior of the Premises which is visible beyond the Premises,
without the prior written consent of Lessor, which consent may be withheld in
the sole discretion of Lessor. Any lettering or signs placed on the interior of
said Building shall be for directional purposes only, Lessee shall be allowed
one sign on the building directory sign located on the first floor lobby and
one identification sign located to the side of the main entrance to the
premises and such signs and lettering shall be of a type, kind character and
description first approved by Lessor.

 

Section .38 - NOTICES. All notices, demands or other writings in
this Lease provided to be given, made or sent by either party hereto to the
other shall be deemed to have been fully given, if made in writing and
delivered in person or by public courier or deposited in the United States mall
certified or registered, return receipt requested and postage prepaid and
addressed to the parties at their respective notice addresses as set forth in
Summary paragraphs I and J.  The
address to which any notice, demand or other writing may be given, made or  sent to either party may be changed by
written notice given by such party as above provided.

 

Section .39 - SECURITY DEPOSIT. Lessee, simultaneously with the
execution of this Lease, has deposited with Lessor as a Security Deposit the
sum shown therefor in Summary paragraph G of this Lease. Said Security Deposit
shall be held by Lessor. Said Security Deposit may be commingled with other
funds of Lessor, and Lessor shall have no liability for the accrual or payment
of any interest thereon. If at any time during the term of this Lease any of
the rent herein reserved shall be overdue and unpaid, or any other sum payable
by Lessee to Lessor hereunder shall be overdue and unpaid, then Lessor may, at
the option of Lessor, appropriate and apply all or any portion of said Security
Deposit to the payment of any such overdue rent or other sum. In the event of
the failure of Lessee to keep and perform any of the terms, covenants and
conditions of this Lease to be kept and performed by Lessee, then Lessor, at
its option, may appropriate and apply said Security Deposit, or so much thereof
as Lessor may deem necessary, to compensate Lessor for all loss or damage
sustained or suffered by Lessor due to such default or failure on the part of
Lessee. Should the entire Security Deposit, or any portion thereof, be
appropriated and applied by Lessor for the payment of overdue Fixed Annual Rent
or additional rent or other sums due and payable by Lessee hereunder, then
Lessee shall, upon the demand of Lessor, forthwith remit to Lessor a sufficient
amount in cash to restore said security to the original sum deposited, and
Lessee’s failure to do so within ten (10) days after receipt of such
demand shall constitute a default of this Lease. Should Lessee comply with all
of said terms, covenants and conditions and promptly pay all of the Fixed
Annual Rent and additional rent herein provided for as it falls due, and all
other sums payable by Lessee to Lessor hereunder, the said Security Deposit
shall be returned in full to Lessee within ten (10) days of the end of the
term of this Lease, or upon the earlier termination hereof. Lessor may deliver
the Security Deposit to the purchaser of Lessor’s interest in the Premises,
providing notice of same to Lessee in writing, in the event that such interest
be sold, and thereupon Lessor shall be discharged from any further liability
with respect to such Security Deposit. No mortgagee acquiring title to the
Premises by foreclosure or deed in lien of foreclosure shall be responsible for
the return of any Security Deposit not received by it.

 

Section .40 - NON-WAIVER. No waiver of any covenant or condition
of this Lease by either party shall be deemed to imply of constitute a further
waiver of the same covenant or condition or of any other covenant or condition
of this Lease. Any such waiver must be in writing and signed by the party
granting the waiver. No act or omission of Lessor or its agents shall
constitute an actual or constructive eviction, unless Lessor shall have first
received written notice of Lessee’s claim and shall have had a reasonable
opportunity to remedy such claim.

 

Section .41 - SUBORDINATION AND ATTORNMENT. Subject to Lessee’s
right to receive non-disturbance protection, Lessee hereby subordinates its
rights hereunder to the lien of any ground or underlying leases, any mortgage
or mortgages, or the lien resulting from any other method of financing or
refinancing, now or hereafter in force against the property and Building of
which the Premises are a part and any buildings hereafter placed upon the
Property of which the Premises are a part, and to all advances made or
hereafter to be made upon

	
   

  	
  /s/ Lessor

  
	
   

  	
  /s/ Lessee

  

 

14

 

the security thereof. This Section shall be
self-operative and no further instrument of subordination shall be required by
any mortgagee, but Lessee agrees upon request of Lessor, from time to time, to
promptly execute and deliver any and all documents reasonably evidencing such
subordination provided same shall provide Lessee with non-disturbance
protection, and failure to do so shall constitute a default under this Lease.
In the event any proceedings are brought for the foreclosure of, or in the
event of exercise of the power of sale under, any mortgage made by the Lessor
covering the Premises, or in the event a deed is given in lieu of foreclosure
of any such mortgage, and provided Lessee is granted non-disturbance
protection. Lessee shall attorn to the purchaser, or grantee in lien of
foreclosure, upon any such foreclosure or sale and recognize such purchaser, or
grantee in lieu of foreclosure, as the Lessor under this Lease.

 

Section .42 - ESTOPPEL
CERTIFICATES. From time to time, Lessee, within ten (10) days after
written request by Lessor, will deliver to Lessor a statement in writing
certifying that this Lease is unmodified and in full force and effect (or if
then shall have been modification, that the same is in full force and effect as  modified and stating the modification),
the dates to which the Rent and other charges have been paid and stating
whether or not the Lessor is in default in performance of any covenant,
agreement, or condition contained in this Lease and, if so, specifying each such default of which
Lessee may have knowledge, and such additional information as any mortgagee or
purchaser of the Building may reasonably require.

 

Section .43 -
RELOCATION AND REMOVAL OF LESSEE. Lessor shall not have the absolute right, at
any time, to relocate Lessee into other space within the Building.

 

Section .44 - RULES AND
REGULATIONS. Lessee agrees to fully comply with all rules and regulations
shown in Exhibit “C” attached hereto and by this reference incorporated
herein. Lessor shall have the right from time to time to prescribe additional
rules and regulations, which in its reasonable judgment may be
desirable for the use, entry, operation and management of the Premises and the
Building, each of which rules and regulations shall be deemed incorporated
herein and made a part hereof by this reference.

 

Section .45 - BROKER. Lessee represents and warrants
to each other that it neither consulted, nor negotiated with, any broker or
finder with respect to the Premises other than as may be listed in Summary
paragraph K (hereinafter referred to as the “Broker”). Each agrees to
Indemnify, defend and save the other harmless from and against any claims for
fees or commissions from anyone, other than Broker, with whom the party has
dealt in connection with the Premises or this Lease. Lessor agrees to pay any
commission of fee owing to Broker.

 

Section .46 - NO
RECORDING. Lessee shall not record this Lease, or any memorandum or short form
thereof, without the written consent and joinder of Lessor.

 

Section .47 - PARKING.
Lessee shall be authorized to use four (4) non exclusive parking spaces
per one thousand (1,000) square feet of leased premises in the parking lot
adjacent to the Building specified in Summary paragraph L. Lessee’s right to
use the number of reserved parking spaces specified in Summary paragraph L
shall be subject to payment by Lessee of the monthly payment, as additional
rent, of the sum specified in Summary paragraph L. Usage by Lessee of parking
spaces within the Building Common Areas shall be subject to such reasonable
rules and regulations applicable thereto as Lessor may prescribe. Usage of
all non-reserved parking spaces shall be on a first-come, first-served basis.
Lessor shall not be liable for any loss, damage, theft or injury occurring to
person or property within the parking areas of the Building Common Areas.

 

Section .48 -
CONSTRUCTION OF LANGUAGE. The terms “Lease”, “Lease Agreement” or “Agreement”
shall be inclusive of each other, and shall include renewals, extensions or
modifications of this Lease. The Section headings and titles are for
convenience only and shall have no effect upon the construction or
interpretation of any part of this Lease.

 

Section .49 - LESSOR’S
CONSENT. Any consent or approval required to be obtained from Lessor may be
granted by Lessor in its sole discretion. In any instance in which Lessor
agrees not to act unreasonably, Lessee hereby waives any claim for damages
against or liability of Lessor which is based upon a claim that Lessor has
unreasonably withheld or unreasonably delayed any consent or approval requested
by Lessee, and Lessee agrees that its sole remedy shall be an action or
proceeding to enforce any declaratory judgment, if with respect to any required
consent or approval Lessor is required by the express provisions of this Lease
not to unreasonably withhold or delay its consent or approval, and if it is
determined in any such proceeding referred to in the preceding sentence that
Lessor acted unreasonably, the requested consent or approval shall be deemed to
have been granted; however, Lessor shall have no liability whatsoever to Lessee
for its refusal or failure to give such consent or approval.

 

Section .50 - LIABILITY
OF LESSOR. Lessee shall look solely to the estate and property of Lessor in the
land and building improvements comprising the Building, for the collection of
any judgment, or in connection with any other judicial process, requiring the
payment of money by Lessor in the event of any default by Lessor with respect
to any of the terms, covenants and conditions of this Lease to be observed and
performed by Lessor, and no other property or estates of Lessor shall be
subject to levy, execution or other enforcement procedures for the satisfaction
of Lessee’s remedies and rights under this Lease, The word “Lessor” as used in
this Lease shall mean only the owner from time to time of Lessor’s interest in
this Lease, the event of any assignment of Lessor’s interest

	
   

  	
  /s/
  Lessor

  
	
   

  	
  /s/
  Lessee

  

 

15

 

in this lease, the assignor shall not longer be
liable for the performance or observation of any agreements or conditions on
the part of Lessor to be performed or observed.

 

Section .51 - TIME OF
ESSENCE. Time is of the essence with respect to
the performance of every provision of this Lease in which time of
performance is a factor. 

 

Section .52 - ACCORD
AND SATISFACTION. No payment by Lessee or receipt by Lessor of a lesser amount
than the Rent herein stipulated to be paid shall be deemed to be other than on
account of the earliest stipulated Rent, nor shall any endorsement or statement
on any check or any letter accompanying any check or payment as rent be deemed
an accord and satisfaction, and Lessor may accept such check or payment without
prejudice to Lessor’s right to recover the balance of such rent or pursue any
other remedy provided herein or by  law.
No acceptance of any Rent by Lessor shall constitute a waiver by Lessor of any
prior or subsequent default of Lessee, notwithstanding any knowledge of such
default by Lessor at the time of receipt of such Rent.

 

Section .53 - ENTIRE
AGREEMENT. This Lease and the Exhibits attached hereto and forming a part
thereof as if fully set forth herein, constitute all the covenants, promises,
agreements, conditions and understandings between Lessor and Lessee concerning
the Premises and the Building and there are no covenants, promises, conditions
or understandings, either oral or written, between them other than are herein
set forth. Neither Lessor nor Lessor’s agents have made nor shall be bound to
any representations with respect to the Premises or the Building except as
herein expressly set forth, and all representations, either oral or written,
shall be deemed to be merged into this Lease. Except as herein otherwise
provided, no subsequent alteration, change or addition to this Lease shall be
binding upon Lessor or Lessee unless reduced to Writing and signed by them.

 

Section .54 -
AMENDMENT. Lessor shall have the right at any time, and from time to time, to
amend unilaterally the provisions of this Lease if Lessor is advised by its  counsel that all or any portion of the
Rental paid by Lessee to Lessor hereunder is, or may be deemed to be, unrelated
business taxable income within the meaning of the United States Internal
Revenue Code or regulations issued thereunder, and Lessee agrees that it will
execute all documents necessary to effect any such amendment, provided that no
such amendment shall increase Lessee’s payment obligations or other liability under
this Lease nor reduce Lessor’s obligations hereunder.

 

Section .55 - RADON
DISCLOSURE. In accordance with the requirements of Florida Statutes
Section 404.056(8), the following notice is hereby given:

 

RADON
GAS: Radon is a naturally occurring radioactive gas that, when it has
accumulated in a building in sufficient quantities, may present health risks to
persons who are exposed to it over time. Levels of radon that exceed federal
and state guidelines have been found in buildings in Florida. Additional
information regarding radon testing may be obtained from your county public
health unit.

 

Section 56. - WAIVERS
BY LESSEE. Lessee expressly waives all of the following: (a) the
requirement under Chapter 83.12 of the Florida Statutes that the plaintiff in
his distress for rent action file a bond payable to the tenant in at least
double the sum demanded by the plaintiff, it being understood that no bond
shall be required in any such action; (b) the right of Lessee under
Chapter 83.14 of the Florida Statutes to replevy distrained property; and
(c) any rights it may have in the selection of venue in the event of suit
by or against Lessor, it being understood that the venue of such suit shall be
in Broward County, Florida.

 

Section 57. - WAIVER OF
JURY TRIAL. Lessor and Lessee shall and they hereby do waive trial by jury in
any action, proceeding or counterclaim brought by either of them against the
other on any matters whatsoever arising out of or in any way connected with
this Lease, the relationship of Lessor and Lessee, Lessee’s use or occupancy of
the Premises, whether during or after the Term, or for the enforcement of any
remedy under any statute, emergency or otherwise.

 

Section 58. – NO LIEN
ON PERSONAL PROPERTY OF LESSEE. Lessor hereby waives any statutory or common
law rights it may have granting Lessor a lien or the right to foreclose on any
property of Lessee, including without limitation, any of Lessee’s personnel
property installed in or located within the Premises.

	
   

  	
  /s/
  Lessor

  
	
   

  	
  /s/
  Lessee

  

 

16

 

IN WITNESS WHEREOF, Lessor
and Lessee have executed this Lease, or have caused the same to be executed as
of the day and year first above written.

 

	
  Signed,
  sealed and delivered in the presence of:

  	
  LESSOR:

  
	
   

  	
   

  
	
   

  	
  UNUM
  Life Insurance Company of America

  
	
   

  	
   

  
	
   

  	
   

  
	
  /s/
  Jennifer D. Fehlau

  	
   

  	
  By:

  	
  /s/
  Shelley Stuart Carvel

  
	
  Print
  Name:

  	
  JENNIFER
  D. FEHLAU

  	
   

  	
  Name:

  	
  SHELLEY
  STUART CARVEL

  
	
   

  	
   

  	
   

  	
  Title:

  	
  ASSISTANT
  VICE PRESIDENT

  
	
  /s/
  Laurie A. Fitch

  	
   

  	
   

  	
   

  
	
  Print
  Name:

  	
  LAURIE
  A. FITCH

  	
   

  	
   

  	
   

  
	
   

  
	
   

  	
  LESSEE:

  
	
   

  	
   

  
	
   

  	
  Information
  Services Extended, Inc.

  
	
   

  	
   

  
	
  /s/
  W. J. Adcock

  	
   

  	
  By:

  	
  /s/
  Steven Klein

  
	
  Print
  Name:

  	
  W.
  J. ADCOCK

  	
   

  	
  Name:

  	
  STEVEN
  KLEIN

  
	
   

  	
   

  	
  Title:

  	
  CFO

  
	
  /s/
  Barbara Shoemaker

  	
   

  	
   

  
	
  Print
  Name:

  	
  BARBARA
  SHOEMAKER

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

17

 

EXHIBIT “A”

 

SITE PLAN
OF PREMISES

 

	
   

  	
  /s/
  Lessor

  
	
   

  	
  /s/
  Lessee

  

 

18

 

EXHIBIT “B”

 

Lessor’s
Work

 

Lessor shall demise the premises to
approximately 19,000 rentable square feet and the Lessor shall absorb the cost
of demising such walls according to code. Upon completion of the demising of
the premises, the space shall be re-measured according to BOMA standards for
actual square footage. Lessor shall demo existing offices and install offices
as per the Lessor approved space and mechanical plans, Lessor shall re-carpet
and repaint the Premises according to building standards. Existing electric
meter located on the first floor shall be capped off from all other premises
except the Lessee’s space. This shall be completed after Lessee has put this
account into their name and any previous tenants have vacated space utilized by
this meter. Lessor shall contribute up to $190,000.00 towards the above mentioned
work. Of the amount contributed $57,000.00 has been amortized over the term of
the lease at 12% interest. Any dollar amount for the cost of the improvements
over and above $190,000.00 shall be the responsibility of the Lessee and shall
be paid promptly to the Lessor upon receipt of invoice.

 

	
   

  	
  /s/
  Lessor

  
	
   

  	
  /s/
  Lessee

  

 

19

 

EXHIBIT “C”

 

RULES AND
REGULATIONS 

 

FOR

 

LAKESIDE
PLAZA OFFICE BUILDING

 

1.                                      
Security.   Lessor
may from time to time adopt appropriate surveillance systems and procedures for
the protection or safety of the Building, including any persons occupying,
using or entering the same, or any equipment, furnishings or contents thereof,
and Lessee shall comply with Lessor’s reasonable requirements relative thereto.
Lessee covenants not to do anything which may
in any way impair or restrict the security of the Building.

 

2.                                      
Keys.   No
additional locks or bolts of any kind shall be placed upon any of the doors or
windows by Lessee. At the end of the Lease Term, Lessee shall promptly return
to Lessor all keys for the Premises, or any other portions of the Building
which are in the possession of Lessee. In the event Lessee falls to return any
keys previously furnished to Lessee, Lessor may retain $50.00 of Lessee’s
Security Deposit for locksmith work and administration.

 

3.                                      
Repair, Maintenance,
Alterations and Improvements.   Lessee shall carry out Lessee’s
repair, maintenance, alterations, and improvements in the Premises only during
times agreed to in advance by Lessor and in a manner which will not interfere
with the rights of other tenants in the Building. Lessee shall not clean nor permit
the exterior cleaning of any windows or doors for the Premises, except in
strict conformity with applicable law and the consent of Lessor.

 

4.                                      
Water
Fixtures.   Lessee shall not use water fixtures for  any purpose for which they are not
intended, nor shall water be wasted by tampering with such fixtures. Any cost
or damage resulting from such misuse by Lessee shall be paid for by Lessee.

 

5.                                      
Personal Use of
Premises.   The Premises shall not be used or permitted to be
used for residential, lodging or  sleeping
purposes, or for the storage of personal effects, or property not required for
business purposes.

 

6.                                      
Heavy
Articles.   Lessee shall not place in or move about the
Premises, without Lessor’s prior written consent, any file cabinet, safe or
other heavy article which, in Lessor’s reasonable opinion, may damage the
foundation, floors, ceilings, columns, or other structural components of the
Building, and Lessor may designate the location of any such heavy articles in
the Premises. Business machines and other office equipment shall be placed and
maintained by Lessee at Lessee’s expense in a fashion which, in Lessor’s sole
discretion, shall be sufficient to absorb and prevent unreasonable vibration,
noise and annoyance emanating therefrom.

 

7.                                      
Bicycles,
Animals.   Lessee shall not bring any animals or birds into the
Building, and shall not permit bicycles or other vehicles inside or on the
sidewalks outside the Building except in areas designated from time to time by
Lessor for such purposes.

 

8.                                      
Deliveries.   Lessee
shall ensure that deliveries of supplies, fixtures, equipment, furnishings,
wares and merchandise to the Premises are made through such entrances,
elevators and corridors and at  such
times as may from time to time be designated by Lessor, and shall promptly pay
or cause to be paid to Lessor the cost of repairing any damage in the Building
caused by any person making improper deliveries. Lessee may, subject to changes
from time to time instituted by Lessor, move freight, furniture, bulky matter
and other material into or out of the Premises on Saturday, between the hours
of 8:30 a.m. and 1:00 p.m., or later, provided Lessee pays the
additional cost incurred by Lessor for expenses arising out of overtime for
security personnel in connection with Lessee’s move, and, at least two
(2) days prior to such move. Lessor requests that Lessee deposit with
Lessor, as security for Lessee’s obligation to pay such additional cost, a sum
which Lessor reasonably estimates to be the amount of such additional cost,
then Lessee shall deposit such sum with Lessor as security for such cost.

 

9.                                      
Solicitations.   Lessor
reserves the right to restrict or prohibit canvassing, soliciting or peddling
in the Building.

 

10.                                
Food and
Beverages.   Only persons approved from time to time by Lessor
may prepare, solicit orders for, sell, serve or distribute foods or beverages
in the Building, or use the Common Areas for any such purpose. Except with
Lessor’s prior written consent and, in accordance with arrangements approved by
Lessor, Lessee shall not permit on the Premises the use of equipment for
dispensing Food or beverages or for the preparation, solicitation of orders
for, sale, serving or distribution of food or beverages. No vending machines of
any type shall be allowed in the Premises without the prior written consent of
Lessor.

	
   

  	
  /s/
  Lessor

  
	
   

  	
  /s/
  Lessee

  

 

1

 

11.                                
Refuse.   Lessee
shall place all refuse in proper receptacles provided by Lessee at its expense
in the Premises or in receptacles (if any) provided by Lessor for the Building,
and shall keep sidewalks and driveways outside the Building and lobbies,
corridors, stairwells, ducts and shafts of the Building, free of all refuse.

 

12.                                
Obstructions.   Lessee  shall not obstruct, impede or place
anything in or on the sidewalks, entrances, passages, courts, stairways,
driveways or other Common Areas, or use such locations for any purpose except
access to and exit from the Premises without Lessor’s prior written consent.
Lessor may remove at Lessee’s expense any  such
obstruction of thing caused or placed by Lessee (and unauthorized by Lessor)
without notice or obligation to Lessee. If the Premises is situated on the
ground floor to with direct to the street, then Lessee shall, at Lessee’s
expense, keep the sidewalks and curbs directly in front of the Premises clean
and free from debris.

 

13.                                
Proper
Conduct.   Lessee shall not conduct itself in any manner which
is inconsistent with the character of the Building, or which will impair the
comfort and convenience of other tenants in the Building. Lessee shall not
make, nor permit to be made from its Premises, any unseemly or disturbing
noises, or interfere with other tenants or other invitees, and shall
immediately abate such action or inaction at the request of Lessor.

 

14.                                
Employees, Agents and
Invitees.   As applicable in these Rules and Regulations,
the term “Lessee” shall include Lessee’s Agents, as defined in
Section 2.35 of the Lease, as well as others permitted by Lessee to use or
occupy the Premises.

 

15.                                
Parking.   If
Lessor designates tenant parking areas in or adjoining the Building, Lessee
shall park its vehicles and shall cause its employees and agents to park their
vehicles only in such parking areas designated from time to time by Landlord
pursuant to the Lease. Lessor may itself, or through any agent designated for
such purpose, make, administer and enforce additional rules and
regulations regarding parking by tenants and by their employees or agents in
the Building, including, without limitation, rules and regulations
permitting Lessor or such agent to move any vehicles improperly parked to the
designated tenant or employee parking areas. No disabled vehicle shall be left
in the parking areas of the Building for more than 24 hours.

 

16.                                
Pest
Control.   In order to maintain satisfactory and uniform pest
control throughout the Building, Lessee shall engage for its own Premises and
at its sole cost, a qualified pest extermination contractor either designated
or approved by Lessor, who shall perform pest control and extermination
services in the Premises at such intervals as reasonably required, or as may  be directed by Lessor.

 

17.                                
Normal Business
Hours.   The initial normal business hours of the Building shall
be the hours from 8:00 a.m. to 6:00 p.m., Mondays through Fridays, and the
hours from 8:00 a.m. to 1:00 p.m., Saturdays; provided, however, prior to each
calendar year, Lessor shall inform each of the tenants which holidays the
Building will not be open to the public.

 

18.                                
Signs.   No
signs, advertisements or notices shall be painted or affixed on or to any
window, door, corridor or other part of the Building, including Common Areas,
except as shall be first approved in writing by Lessor. Lessor shall have the
sole discretion as to approval of all Building signs, including any of
Lessee’s, which are affixed to, or are visible from any of the common Areas.
Lessor shall impose design and size specifications, all of which may be amended
from time to time by Lessor, at its sole discretion. Lessee is prohibited from
exhibiting any hand-written signs.

 

19.                                
Windows.   The
windows in the Premises shall not be covered or obstructed by Lessee in any
fashion, nor shall any bottles, parcels or other articles be placed on the
window sills within the Premises. No articles shall be thrown or discarded
through the windows or other openings leading from the Premises.

 

20.                                
Carpet
Pads.   In those portions of the Premises where carpet has been
provided directly or indirectly by Lessor, Lessee shall, at its own expense,
install and maintain pads to protect the carpet under all furniture having
casters other than carpet casters.

 

21.                                
Dangerous or Immoral
Activities.   Lessee shall not make any use of the Premises
which involves the danger of injury to any person, nor shall the same be used
for any immoral purpose.

 

22.                                
Miscellaneous.

 

A.                                 
Corridor doors, when not
in use, shall be kept closed.

 

B.                                   
Lessee shall lock all
office doors leading to corridors and turn out all lights at the close of its
working day.

 

C.                                   
Lessee shall not tamper
with nor attempt to adjust temperature control thermostats in the Premises.
Lessor shall adjust thermostats to maintain required temperatures for heating,
ventilating and air conditioning.

	
   

  	
  /s/
  Lessor

  
	
   

  	
  /s/
  Lessee

  

 

2

 

D.                                  
Lessee  agrees to comply with any measures
instituted for the security of the Building, which may include the signing in
or out in a register in the building lobby, afterhours, on weekends, or
otherwise.

 

E.                                    
No flammable or explosive
fluids or substances may be kept, or used, within the Building, except in
designated areas, if  any, which
are approved by Lessor in writing.

 

23.                                
Changes to
Rules & Regulations.   Lessor reserves the right to
rescind any of these rules and regulations and to make such other and
further rules and regulations as it, in its sole discretion, shall from
time to time require for the safety, protection, care and cleanliness of the
Building, the operation thereof, the preservation of good order therein, and
the protection and comfort of the tenants, including their agents, employees
and invitees. These rules and regulations, as amended, shall be binding
upon Lessee in a like manner as if included within the provisions of the Lease
agreement from the inception of the Lease Term.

 

	
   

  	
  /s/
  Lessor

  
	
   

  	
  /s/
  Lessee

  

 

3

 

EXHIBIT “D”

 

SCHEDULE OF
ADJUSTMENTS IN FIXED ANNUAL RENT

 

Information Services
Extended, Inc.

 

Suite No. 4000,
19,000 Approx. Rentable Sq. Ft.

Re-measurement of the
premises shall determine actual square footage and Fixed Annual Rent

shall be adjusted
accordingly.

 

The term of this Lease shall
be sixty (60) months and shall begin on the earlier of July 1, 2001 in
accordance with Section 3(B).

 

The rent rates and fixed
Annual Rent (stated monthly) during the initial term shall be:

 

Year
1: $18.30 per rentable square foot, plus applicable Sales Tax

Year
2: $19.03 per rentable square foot, plus applicable Sales Tax

Year
3: $19.79 per rentable square foot, plus applicable Sales Tax

Year
4: $20.59 per rentable square foot, plus applicable Sales Tax

Year
5: $21.41 per rentable square foot, plus applicable Sales Tax

 

The above figures include the amortization of the
tenant improvements described in Exhibit “B”.

	
   

  	
  /s/
  Lessor

  
	
   

  	
  /s/
  Lessee

  

 

4

 

EXHIBIT “E”

 

LESSEE’S
WORK

 

Intentionally left blank.

	
   

  	
  /s/
  Lessor

  
	
   

  	
  /s/
  Lessee

  

 

1

 

THE

PARMENTER

COMPANY

A Real Estate Advisory & Investment Services
Company

 

6301 N.W. 5th Way

Suite 2800

Ft. Lauderdale, Florida
33309

Telephone 954/938.7005

Facsimile 954/938.9345

 

COMMENCEMENT NOTICE

 

This Commencement Notice is
delivered this 23rd day of April, 2002 by UNUM Life Insurance
Company of America, (“Landlord”) to Information Services Extended, Inc. (the
“Tenant”), pursuant to the provisions of Section 3.B of that certain Lease
Agreement (the “Lease”), dated July 19th, 2001, by and between
Landlord and Tenant covering certain space in the Building known as Lakeside
Plaza, Fort Lauderdale, Florida. All terms used herein with their initial
letter capitalized shall have the meaning assigned to such terms in the Lease.

 

WITNESSETH:

 

1.                                      
The Building, the
Premises, the Common Areas, and all other Improvements required to be construed
and furnished by Landlord in accordance with the terms of the Lease have been
satisfactory completed by the Landlord and accepted by the Tenant.

 

2.                                      
The Premises have been
delivered to, and accepted by, the Tenant, subject to completion of

“punch list” items if any.

 

3.                                      
The Commencement Date of
the Lease is July 1, 2001; the Expiration Date is the 30th day of
June 2006.

 

4.                                      
The Premises consists of
19,622 Rentable square feet of Rentable Area on the fourth (4th)
floor of the Building. A common area factor of 16% is included.

 

5.                                      
Adjusted Base Rent is
$30,228.55 for Year 1.

Additional
Rent applies to the provisions of the Lease relating to Expenses in excess of
Base Year

Expenses
and annual rent adjustments.

 

6.                                      
Remittance of the
foregoing payments shall be made on the first day of each month in accordance
with the terms and conditions of the Lease at the following address:

 

	
  UNUM
  Life Insurance Company of America

  
	
  C/O
  The Parmenter Company

  
	
  6301
  NW 5th Way

  
	
  Suite
  2800

  
	
  Ft.
  Lauderdale, FL 33309

  

 

IN WITNESS WHEREOF, this Instrumentat has been duly
executed by Landlord as the date first written above.

 

	
   

  	
  [TENANT]

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  S. Klein

  	
   

  
	
   

  	
   

  
	
   

  	
  Name:

  	
  S.
  Klein - CFO

  	
   

  
	
   

  	
   

  
	
   

  	
  [LANDLORD] 
  UNUM Life Insurance Company of America

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Shelley Stuart Carvel

  	
   

  
	
   

  	
   

  
	
   

  	
  Name:

  	
  SHELLEY
  STUART CARVEL

  	
   

  
	
   

  	
   

  	
  ASSISTANT
  VICE PRESIDENT

  	
   

  

 

MIAMI  •  FT. LAUDERDALE  •  BOCA RATON  •  WEST PALM BEACH  •  TAMPA  •  ORLANDO  •  ATLANTA

 

 

FIRST
AMENDMENT TO LEASE

 

THE
FIRST AMENDMENT TO LEASE is made and entered into as of April 25th,
2005, by and between UNUM LIFE INSURANCE COMPANY OF AMERICA, a Maine corporation
having its principal office at 2211 Congress Street, Portland, Maine
04122-0590, hereinafter called “Landlord”, and Information Services Extended,
Inc., a Florida corporation, having its principal office at 6301 N.W. 5th
Way, Suite 4000, Fort Lauderdale, Florida, 33309 hereinafter called “Tenant”.

 

RECITALS:

 

A.                                  
Landlord’s and Tenant
entered into a certain Lease dated as of July 19, 2001 and Commencement Notice
dated April 23rd, 2002 (the “Lease”), for the lease of certain
Premises, Suite 4000, containing approximately 19,822 rentable square feet,
(the “Leased Premises”) located in the building known by the name and address
of Lakeside Plaza, 6301 N.W. 5th Way, Fort Lauderdale, Florida 33309
(the “Building”).

 

B.                                    
The term of the Lease is
scheduled to expire on June 30, 2006.

 

C.                                    
Tenant desires to extend
the lease term for their Leased Premises in as-in condition on the terms and
conditions hereinafter set forth.

 

NOW, THEREFORE, in consideration of the mutual covenants
contained herein, and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged by the parties hereto, Landlord
and Tenant hereby agree that the Lease shall be and hereby is amended as
follows:

 

1.                                      
Unless specifically
defined herein or the context clearly requires a different meaning, the
capitalized words and phrases used herein shall have the meanings ascribed to
them in the Lease.

 

2.                                      
Effective April 1, 2005,
the Base Rent will be reduced to $15.00 per square foot per annum ($24,777.50
per month). Additional Rent and Sales Tax shall be payable per the Lease, as
amended herein. The Base Rent shall increase by four (4%) percent on April 1,
2006 and on each annual anniversary thereof.

 

3.                                      
The term is hereby
extended to June 30, 2009, three (3) years beyond the expiration date set forth
in the Lease.

 

4.                                      
If during the Term the
Building is not substantially occupied (which shall mean occupancy of
ninety-five percent (95%) of the square feet of rentable area of commercial
office space in the Building), or if by reason of partial operation of the
Building all variable Building Operating Costs for a calendar year (including a
partial year) have not been incurred, variable Building Operating Costs shall
be adjusted for that year to an amount which Landlord estimates, in Landlord’s
reasonable judgment, would have been incurred had the Building been
substantially occupied and in full operation during that year. The statement of
Building Operating Costs shall indicate the occupancy percentage of the
Building by month. The variable Building Operating Costs include electricity,
water/sewer, supplies, trash removal, janitorial services, all categories of
repair and maintenance, property management and extermination. In no event
shall Lessor be entitled to receive more than 100% of actual building operating
costs pursuant to this Paragraph 4.

 

5.                                      
Tenant shall remove all
cabling and wiring installed on its behalf from the ceiling plenum at Tenant’s
sole cost and expense at Lease expiration.

 

6.                                      
Tenant shall receive
reimbursement from Landlord for up to $50,000 towards the cost of carpet,
paint, or other limited improvements in the space provided said work is
performed no later than December 31, 2006. Should said improvements consist of
anything other than paint and carpet, then Tenant must obtain Landlord’s prior
approval. All work must be performed by contractors approved by Landlord and
completed in a manner that meets all governmental requirements and building
codes. Tenant must submit paid invoices and lien waivers from Tenant’s vendors,
and allow Landlord the right to inspect the work in order to receive the
reimbursement provided herein.

 

7.                                      
Tenant shall be granted
an option to renew for a two (2) year period upon at least nine (9) months
advance written notice to the Landlord. Base Rent in the first year shall be at
104% of the previous year’s Base Rent. Subsequent years shall escalate at a
fixed four percent (4%) per annum.

 

1

 

8.                                      
This Lease and the
Exhibit attached hereto and forming a part thereof, as if fully set forth
herein, constitute all the covenants, promises, agreements, conditions and
understandings between Landlord and Tenant concerning the Premises and the
Building and there are no covenants, promises, conditions or understandings,
either oral or written, between them other than are herein set forth. Neither
Landlord or Landlord’s agents have made nor shall be bound to any
representations with respect to the Premises or the Building except as herein
expressly set forth, and all representations, either oral or written, shall be
deemed to be merged into this Lease. Except as herein otherwise provided, no
subsequent alteration, change or addition to this Lease shall be binding upon
Landlord or Tenant unless reduced to writing and signed by them.

 

9.                                      
Except as expressly set
forth herein, the Lease shall remain in full force and effect, in accordance
with its terms, covenants and conditions, which are hereby reaffirmed.

 

IN
WITNESS WHEREOF, Landlord and Tenant have executed this FIRST AMENDMENT TO
LEASE as of the date set forth in the first paragraph above.

 

	
  Witness:

  	
  Landlord:

  
	
   

  	
   

  
	
  [ILLEGIBLE]

  	
   

  	
  UNUM
  LIFE INSURANCE COMPANY OF AMERICA

  
	
   

  	
   

  
	
  [ILLEGIBLE]

  	
   

  	
  By:

  	
  /s/
  Shelley Stuart Carvel

  
	
   

  	
   

  	
  Name: 
  Shelley Stuart Carvel

  
	
   

  	
   

  	
  Assistant
  Vice President

  
	
   

  	
   

  
	
  Witness:

  	
  Tenant:

  
	
   

  	
   

  
	
  [ILLEGIBLE]

  	
   

  	
  INFORMATION
  SERVICES EXTENDED, INC.

  
	
   

  	
   

  
	
  [ILLEGIBLE]

  	
   

  	
  By:

  	
  /s/
  Kenneth L. Mayer

  
	
   

  	
   

  	
  Name: 
  Kenneth L. Mayer

  
	
   

  	
   

  	
  Title: 
  Dir. of Operations

  

 

2Exhibit 10.29

 

OFFICE BUILDING LEASE AGREEMENT

 

3445  NORTH
CAUSEWAY BOULEVARD OFFICE BUILDING

 

 

LANDLORD:    3445 North Causeway Limited
Liability Company

 

 

TENANT:     YP WEB PARTNERS, LLC

 

DATED: May 21, 2004

 

 

TABLE
OF CONTENTS

 

	
  Sections

  	
   

  	
  Description

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  1.

  	
  Definitions
  and Basic Provisions

  	
   

  	
  1

  
	
   

  	
   

  	
   

  	
   

  
	
  2.

  	
  Lease
  Grant

  	
   

  	
  3

  
	
   

  	
   

  	
   

  	
   

  
	
  3.

  	
  Rent

  	
   

  	
  4

  
	
   

  	
   

  	
   

  	
   

  
	
  4.

  	
  Increases
  in Base Rent

  	
   

  	
  6

  
	
   

  	
   

  	
   

  	
   

  
	
  5.

  	
  Landlord’s
  Obligations

  	
   

  	
  7

  
	
   

  	
   

  	
   

  	
   

  
	
  6.

  	
  Reimbursement
  for Operating Costs

  	
   

  	
  9

  
	
   

  	
   

  	
   

  	
   

  
	
  7.

  	
  Permitted
  Use

  	
   

  	
  12

  
	
   

  	
   

  	
   

  	
   

  
	
  8.

  	
  Tenant’s
  Repairs and Alterations

  	
   

  	
  13

  
	
   

  	
   

  	
   

  	
   

  
	
  9.

  	
  Subletting
  and Assigning

  	
   

  	
  14

  
	
   

  	
   

  	
   

  	
   

  
	
  10.

  	
  Indemnity

  	
   

  	
  16

  
	
   

  	
   

  	
   

  	
   

  
	
  11.

  	
  Subordination
  and Mortgagee’s Right to Cure Landlord’s Defaults

  	
   

  	
  16

  
	
   

  	
   

  	
   

  	
   

  
	
  12.

  	
  Rules and
  Regulations

  	
   

  	
  17

  
	
   

  	
   

  	
   

  	
   

  
	
  13.

  	
  Inspection

  	
   

  	
  17

  
	
   

  	
   

  	
   

  	
   

  
	
  14.

  	
  Condemnation

  	
   

  	
  17

  
	
   

  	
   

  	
   

  	
   

  
	
  15.

  	
  Casualty

  	
   

  	
  17

  
	
   

  	
   

  	
   

  	
   

  
	
  16.

  	
  Holding
  Over

  	
   

  	
  18

  
	
   

  	
   

  	
   

  	
   

  
	
  17.

  	
  Taxes
  on Tenant’s Property

  	
   

  	
  18

  
	
   

  	
   

  	
   

  	
   

  
	
  18.

  	
  Events
  of Default

  	
   

  	
  18

  
	
   

  	
   

  	
   

  	
   

  
	
  19.

  	
  Remedies

  	
   

  	
  19

  
	
   

  	
   

  	
   

  	
   

  
	
  20.

  	
  Attorneys’
  Fees

  	
   

  	
  21

  

 

-i-

 

	
  21.

  	
  Security Interest

  	
   

  	
  21

  
	
   

  	
   

  	
   

  	
   

  
	
  22.

  	
  Liens

  	
   

  	
  21

  
	
   

  	
   

  	
   

  	
   

  
	
  23.

  	
  Waiver of Subrogation

  	
   

  	
  21

  
	
   

  	
   

  	
   

  	
   

  
	
  24.

  	
  Tenant’s Insurance

  	
   

  	
  21

  
	
   

  	
   

  	
   

  	
   

  
	
  25.

  	
  Brokerage

  	
   

  	
  23

  
	
   

  	
   

  	
   

  	
   

  
	
  26.

  	
  Building Name

  	
   

  	
  23

  
	
   

  	
   

  	
   

  	
   

  
	
  27.

  	
  Estoppel Certificates

  	
   

  	
  23

  
	
   

  	
   

  	
   

  	
   

  
	
  28.

  	
  Notices

  	
   

  	
  23

  
	
   

  	
   

  	
   

  	
   

  
	
  29.

  	
  Force Majeure

  	
   

  	
  24

  
	
   

  	
   

  	
   

  	
   

  
	
  30.

  	
  Severability

  	
   

  	
  24

  
	
   

  	
   

  	
   

  	
   

  
	
  31.

  	
  Amendments; Binding Effect

  	
   

  	
  24

  
	
   

  	
   

  	
   

  	
   

  
	
  32.

  	
  Quiet Enjoyment

  	
   

  	
  24

  
	
   

  	
   

  	
   

  	
   

  
	
  33.

  	
  Gender

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  34.

  	
  Joint and Several Liability

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  35.

  	
  Captions

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  36.

  	
  Exhibits and Attachments

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  37.

  	
  No Joint Venture

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  38.

  	
  Time of the Essence

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  39.

  	
  Evidence of Authority

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  40.

  	
  Governing Law

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  41.

  	
  Entire Agreement

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  42.

  	
  Exculpation

  	
   

  	
  25

  
	
   

  	
   

  	
   

  	
   

  
	
  43.

  	
  Covenants are Independent

  	
   

  	
  26

  

 

-ii-

 

	
  44.

  	
  Right to Relocate

  	
   

  	
  26

  
	
   

  	
   

  	
   

  	
   

  
	
  45

  	
  Hazardous Materials

  	
   

  	
  26

  
	
   

  	
   

  	
   

  	
   

  
	
  46.

  	
  Waiver of Trial by Jury

  	
   

  	
  28

  
	
   

  	
   

  	
   

  	
   

  
	
  47.

  	
  Parking

  	
   

  	
  29

  
	
   

  	
   

  	
   

  	
   

  
	
  48.

  	
  Interpretation

  	
   

  	
  29

  
	
   

  	
   

  	
   

  	
   

  
	
  49.

  	
  No Recordation of Lease

  	
   

  	
  29

  
	
   

  	
   

  	
   

  	
   

  
	
  50.

  	
  Special Provisions

  	
   

  	
  29

  

 

	
  EXHIBIT “A”

  	
   

  	
  Legal Description of
  Property

  
	
   

  	
   

  	
   

  
	
  EXHIBIT “A-1”

  	
   

  	
  Outline of Premises

  
	
   

  	
   

  	
   

  
	
  EXHIBIT “B”

  	
   

  	
  Special Provisions

  
	
   

  	
   

  	
   

  
	
  EXHIBIT “C”

  	
   

  	
  Memorandum Confirming Term

  
	
   

  	
   

  	
   

  
	
  EXHIBIT “D”

  	
   

  	
  Rules and Regulations

  
	
   

  	
   

  	
   

  
	
  EXHIBIT “E”

  	
   

  	
  Work Letter

  
	
   

  	
   

  	
   

  
	
  EXHIBIT “F”

  	
   

  	
  Form of In Solido
  Obligation and Guaranty of Lease

  

 

-iii-

 

OFFICE BUILDING LEASE AGREEMENT

 

This Office Building Lease
Agreement (the “Lease”) is entered into as of the 21st day of May 2004, by and between 3445 North
Causeway Limited Liability Company (“Landlord”), and YP Web Partners, LLC.

 

WITNESSETH:

 

1.                                      
Definitions and Basic
Provisions.  Certain
definitions and provisions (the “Basic Lease Information”) of this Lease are:

 

	
   

  	
  1.1

  	
  Lease Date:

  	
   

  	
  May 21, 2004

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  1.2

  	
  Tenant:

  	
   

  	
  YP Web Partners, LLC

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  1.3

  	
  Tenant’s Address:

  	
   

  	
  3445 N, Causeway Boulevard

  Suite 401

  Metairie, Louisiana 70002

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Contact:

  	
   

  	
  Donald F. Jones

  
	
   

  	
   

  	
  Telephone:

  	
   

  	
  504.297.2400

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  1.4

  	
  Landlord:

  	
   

  	
  3445 North Causeway Limited Liability Company

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  1.5

  	
  Landlord’s Address:

  	
   

  	
  3445 Causeway Boulevard, Suite 637

  Metairie, Louisiana 70002

  Attention: Property Manager

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  1.8

  	
   

  	
   

  	
  Premises:   Suite No. 401 in the office building located at
  3445 N, Causeway Boulevard (the “Building”),
  known as “3445 N. Causeway Boulevard Office Building”. The Building and the
  land upon which it is situated, which land is more particularly described in Exhibit “A” and Exhibit “A-l
  attached hereto and incorporated herein by reference, are herein sometimes
  collectively called the “Project”.

  

 

 

1.7                      
Lease
Term:    The period commencing on June 1, 2004,  (the commencement date”), expiring on  May 31, 2010  (“the expiration date”). If the
Commencement Date is a date other than the first day of a month, the Lease Term
shall consist of said number of months in addition to the remainder of the
month in which the Commencement Date occurs.

 

1.8                      
Base Rent:

 

	
  June 1, 2004 – May 31,
  2006:

  	
   

  	
  $5,279.17 per month based upon $14.00  per rentable
  square foot, calculated on rentable square feet, plus applicable accrued
  escalations.

  
	
   

  	
   

  	
   

  
	
  June 1, 2006 – May 31,
  2007

  	
   

  	
  $6,033.33 per month based upon $16.00  per rentable
  square foot, calculated on rentable square feet, plus applicable accrued
  escalations

  
	
   

  	
   

  	
   

  
	
  June 1, 2007 – May 31,
  2010

  	
   

  	
  $6,401.42 per month based upon $17.00 per rentable
  square foot, calculated on rentable square feet, plus applicable accrued
  escalations

  

 

	
  1.9                      
  Security Deposit:

  	
   

  	
  $6,906.50

  

 

1.10                
Tenant’s Share: the
percentage that expresses the ratio between the number of rentable square feet
comprising the Premises (4,525),
and the number of rentable square feet of the Building (127,859), which, for the purposes of the
Lease, shall be .035391. 
Should the actual rentable square footage within the Premises be more or less
than that herein stated as a result of variations resulting from actual
construction and preparation of the Premises for occupancy, said rentable square
footage, related Base Rent (as hereinafter defined) and Tenant’s Share shall be
adjusted accordingly by an amendment to this Lease executed by Landlord and
Tenant.  [In determining the number of rentable square feet comprising the
Premises, the number of usable square feet therein was multiplied by 1.15.]

 

2

 

1.11                
Permitted Use: General
office purposes.

 

1.12                
Lease
Year:  The period of twelve (12) months or less commencing with the
Commencement Date and ending at midnight on the following December 31,
each successive period of twelve (12) months thereafter during the Lease Term,
and the final period of twelve (12) months or less commencing on January 1
of the year in which the Lease Term expires.  During any Lease Year within
the Lease Term that is less than twelve (12) full months, any amount to be paid
for such period shall be prorated, based on the actual number of months and the
actual number of days of any partial month assuming each month to have thirty
(30) days.

 

2.                                      
Lease Grant.

 

2.1                      
In consideration of the
Rent (as hereinafter defined) to be paid and the other covenants and agreements
to be performed by Tenant, Landlord does hereby lease, demise and let unto
Tenant the Premises, shown on the plan attached hereto as Exhibit “A-l”
and incorporated herein by reference, commencing on the Commencement Date and
ending on the last day of the Lease Term, unless sooner terminated as herein
provided.  No easement for light, air or view is granted, given or implied
herein.

 

2.2                      
If this Lease is
executed before the Premises become vacant, or otherwise available-for
occupancy, or if any tenant-or occupant of the Premises holds over, and
Landlord cannot acquire possession of the-Premises-prior to the Commencement
Date, or if-Landlord, for any reason whatsoever, cannot deliver possession of
the Premises to-Tenant,- with the to be installed-or constructed pursuant to
the Work Letter Agreement attached hereto as Exhibit “E” and
incorporated-herein by reference (the “Work Letter”), substantially
complete,-on the scheduled Commencement Date, this Lease-shall not be void or
voidable, nor shall-Landlord-be liable to Tenant for any loss
or-damage-resulting therefrom, and Tenant shall accept-possession of the
Premises when-Landlord-is-able-to tender the same.  If Landlord shall be
delayed-in substantially completing the Premises-as a-result of (i) Tenant’s
request for materials other than Landlord’s standard, or
(ii) Tenant’s-changes in the approved plans, or-(iii) delays in
performance of work by a person,-firm or corporation employed by-Tenant
(collectively; “Tenant’s Delay”), the scheduled Commencement Date shall not
fee-postponed, and the Lease Term and Tenant’s obligation to pay Base Rent-and
Additional Rent (as hereinafter-defined) shall commence as
of-the-scheduled-Commencement-Date.  The taking of possession of all or
any portion of the-Premises shall be deemed proof that Tenant has accepted the
same as suitable for the purposes-herein-intended and-has acknowledged
that-the-same comply with-Landlord’s obligations, subject only to a punch list
of items to be-completed, to be generated by the architect or space
planner-engaged under Exhibit “E” to this Lease immediately prior
to the time Tenant takes occupancy-of-the-Premises.  Within-ten
(10) days after request of Landlord, if Landlord makes such a request,
Tenant shall give-Landlord a document-confirming the-Commencement

 

3

 

Date, and certifying that
Tenant-has accepted delivery of the Premises and that the condition of the
Premises-complies with Landlord’s obligations hereunder.  Such document
shall be in the form attached hereto as Exhibit “C” and
incorporated herein-by reference. Tenant’s failure to execute and return said
document within the aforesaid ten (10) -day period shall constitute an
acceptance-of the document as delivered by Landlord.

 

2.2                                
If this Lease is executed
before the Premises become vacant, or otherwise available for occupancy, or if
any tenant or occupant of the Premises holds over, and Landlord cannot acquire
possession of the Premises prior to the Commencement Date, Landlord shall not
be in default hereunder, and Tenant shall accept possession of the Premises
when Landlord is able to tender the same, such date shall be deemed to have
accepted the same as suitable for the purposes herein intended and to have
acknowledged that the same comply with Landlord’s obligations.  Within ten
(10) days after request of Landlord, Tenant shall give Landlord a document
confirming the Commencement Date, and certifying that Tenant has accepted
delivery of the Premises and that the condition of the Premises complies with
Landlord’s obligations hereunder. Such document shall be in the form attached
hereto as Exhibit “B”, by this reference incorporated herein.

 

3.                                      
Rent.

 

3.1                                
Tenant agrees to pay to
Landlord in advance on or before the first day of each month the Base Rent,
subject to adjustment as hereinafter provided, without deduction or set off,
for each month of the entire Lease Term. One such monthly installment together
with the Security Deposit shall be due and payable by Tenant to Landlord upon
execution of this lease, and a like Each monthly installment shall be due and
payable without demand on or before the first day of each calendar month succeeding
the Commencement Date during the Lease Term.  Base Rent for any period of
less than a full month shall be prorated, based on one thirtieth (1/30) of the
current Base Rent for each day of the partial month this Lease is in effect.

 

3.2                                
In addition to and along
with the monthly installments of Base Rent pursuant to Subsection 3.1
hereof, Tenant shall pay to Landlord an amount equal to the sum of all taxes on
Rent, directly or indirectly imposed by any government entity (the “Rent Tax”)
as Additional Rent.

 

3.3                                 
If any installment of the
Base Rent, or any other sums owed by Tenant to Landlord under this Lease, is
not received within five (5) days after the due date thereof, without
implying Landlord’s consent to such late payment, or if Landlord pays a sum on
behalf of or for Tenant (which Landlord may do in Landlord’s sole and absolute
discretion), and Landlord is not repaid such sum within ten (10) days
after demand therefore is made, Tenant, to the extent permitted by law, agrees
to pay, in addition to said installment of the Base Rent or such other sum
owed, a late payment charge equal to ten percent (10%) of the installment of
the Base Rent

 

4

 

or such other sums owned.
 Said late payment charge shall constitute liquidated damages and shall be
for the purpose of reimbursing Landlord for additional costs and expenses which
Landlord expects to incur in connection with the handling and processing of
late installment payments of the Base Rent and such other sums owed by Tenant
to Landlord hereunder.  If there is a late payment by Tenant, the damages
resulting to Landlord will be difficult to ascertain precisely, and the
foregoing charge constitutes a reasonable and good faith estimate by the
parties of the extent of such damages and does not constitute interest.
 Notwithstanding the foregoing, such late charges shall not apply to any
sums which may have been advanced by Landlord to or for the benefit of Tenant
pursuant to this Lease.  If any check delivered to Landlord by Tenant in
payment of Base Rent or Additional Rent is not honored by the financial
institution upon which such check was drawn and is returned to Landlord for any
reason whatsoever, Landlord may impose, as Additional Rent, a returned check
service charge of $15.00 or five percent (5%) of the amount of such returned
check, whichever is greater, each time a check is not honored and returned to
Landlord.  Such returned check service charge shall be in addition to and
not in lieu of any late payment charge.  If any two (2) checks
delivered to Landlord by Tenant during the Lease Term in payment of Base Rent
or Additional Rent are not honored by the financial institution upon which such
checks were drawn are returned to Landlord for any reason whatsoever, Landlord
may require, upon written notice to Tenant, that any and all subsequent
payments of Base Rent or Additional Rent be made by either cash, money order or
cashier’s check for the balance of the Lease Term.

 

3.4                                
The Security Deposit
shall be held by Landlord as security for the performance by Tenant of Tenant’s
covenants and obligations under this Lease. Such deposit shall not be
considered an advance payment of Rent or a measure of Landlord’s damages in a
default by Tenant.  No interest or other such return shall be paid on said
Security Deposit.  Upon any event of default by Tenant, Landlord may (but
shall not be obligated to), without prejudice to any other remedy, use the
Security Deposit to the extent necessary to fund any arrearage of Rent and any
other damage, injury, expense or liability caused to Landlord by such event of
default.  Following such application of the Security Deposit, Tenant shall
pay to Landlord on demand the amount so applied to restore the Security Deposit
to its original amount.  If there is not then an event of default, any
remaining balance of the Security Deposit shall be returned by Landlord to
Tenant upon termination of this Lease.  If Landlord transfers its interest
in the Premises during the Lease Term, Landlord may assign the Security Deposit
to the transferee and thereafter shall have no further liability for the return
of the Security Deposit.  The Security Deposit may be co-mingled or
combined with other accounts or funds of Landlord.

 

3.5                                
All sums other than Base
Rent payable by Tenant to Landlord under this Lease shall constitute
“Additional Rent”.  Base Rent and Additional Rent are herein referred to
collectively as “Rent”. All Rent due hereunder shall bear interest from the due
date until paid in full at a rate equal to the lesser of:  (a) the
prime interest rate in effect from day to day at NationsBank of Georgia, N.A., plus
three (3) percentage points; or (b) the maximum legal rate allowed by
law (the “Default Rate”). If more than the maximum legal rate of interest
should ever be collected with regard to any sum due hereunder, said excess
amount shall be credited against

 

5

 

future payments of Rent
accruing thereafter.  If no such further Rent accrues hereunder, said
excess sums shall be promptly refunded by Landlord to Tenant upon demand by
Tenant.

 

3.6                                
No payment by Tenant or
receipt by Landlord of a lesser amount than the correct Rent shall be deemed to
be other than a payment on account, nor shall any endorsement or statement on
any check or any letter accompanying any check or payment be deemed an accord
and satisfaction.  Landlord may accept such check of payment without
prejudice to Landlord’s right to recover the balance or to pursue any other
remedy.

 

4.                                      
Increases in Base
Rent.

 

4.1                                
-The Base Rent
payable under-Section 3.1 hereof is based upon-the Revised Consumer Price
Index for the United States, All Urban-Consumers:  All items (1982 1984 =
100) (“Consumer Price Index”) published by the Bureau of Labor Statistics,
United-States Department-of-Labor.  The base index (“Base Index”)-for-this
Lease is hereby stipulated-to-be the Consumer Price Index for the month in
which the Lease-Term commences, or if no such index is published-for said
month, then the Base-Index shall-be the Consumer-Price Index-for the month
which is nearest, but-prior to, the Commencement Date. — On each anniversary of
the Commencement-Date during the-Lease-Term, the Base-Rent shall be adjusted so
that it-shall-be equal-to the product-of (a) a  fraction, the numerator-of-which is the Consumer Price
Index-for the month in question,-and the denominator of which is the Base
Index, multiplied by (b) the Base Rent specified-in Section 1.8
hereof prior-to-any adjustment provided; however, the Base Rent shall not be
less than the amount-of-Base-Rent-due on the immediately prior anniversary of
the Commencement Date (or the Commencement Date itself, -if applicable). — If
the index for any anniversary in question is not published as of the effective
date of adjustment,-then Tenant shall continue to pay the existing Base
Rent-due from Tenant until the index necessary to perform the calculations
described herein is published and Landlord is able to calculate the revised
amount of Base Rent due from Tenant, or, in the-alternative, at
Landlord’s-option,-Landlord-shall provide such comparable-period for
adjustment-purposes, using the Consumer Price Index which is nearest, but prior
to, the adjustment date in-question and the Commencement Date.  Upon the
submission of such calculation-from Landlord, Tenant-shall thereafter pay the
adjusted Base Rent.  Tenant shall-also-pay within thirty-(30) days after
such calculation the-difference between what- Tenant has paid in Base Rent for
the year in question and what Tenant would have paid, had the-adjustment
in-question been made and Base Rent at the adjusted rate paid-as-of
January 1 of said year.

 

4.2                                
If the Consumer
Price -Index as now published-shall-be revised or cease to be compiled and
published-during-the Lease-Term,-then the Bureau of Labor-Statistics shall be
requested to furnish a statement converting-the Base Index to a figure that
would be-comparable to another index published by the Bureau of
Labor-Statistics and such other index shall be-used-in

 

6

 

computing the adjustment in
Rent provided herein.  Should the parties not be able to secure such
appropriate-conversion or adjustment, they-shall-agree on some-other index
serving the same purpose to adjust the Rent-as provided herein.

 

5.                                      
Landlord’s Obligations.

 

5.1                                
Subject to the
limitations hereinafter set forth, Landlord shall furnish Tenant while
occupying the Premises and while Tenant is not in default under this Lease
facilities to provide (a) water at those points of supply provided for
general use of tenants of the Building, (b) heat and air conditioning in
season, from 7:00 a.m. to 6:00 p.m.  Monday through Friday and
from 7:00 a.m. to 1:00 p.m. on Saturdays, except for holidays, at
temperatures and amounts reasonably considered by Landlord to be standard such
service at night and on Saturday afternoons, Sundays and holidays to be
furnished only at the written request of Tenant, who shall pay upon demand
Landlord’s customary charges for such services; (c) janitorial services to
the Premises on weekdays other than holidays (such janitorial service shall not
include cleaning or polishing of furniture, the shampooing of carpets or rugs,
or any personal service) and window washing as may, in Landlord’s judgment, be
reasonably required, and (d) subject to Section 5.6 hereof, elevators
for ingress and egress to the floor on which the Premises are located, in
common with other tenants, provided that Landlord may limit the number of
elevators to be in operation at times other than during customary business
hours for the Building and on holidays.  Landlord also agrees to maintain
the public and common areas (the “Common Facilities”) of the Building, such as
lobbies, stairs, corridors and rest rooms, in reasonably good order and
condition, except for damage caused by Tenant, or its employees, agents or
invitees.  If Tenant desires services specified in this Section at
any time other than times herein designated, such service shall be supplied to
Tenant only at the request of Tenant delivered to Landlord before
3:00 p.m. on the date which is two (2) business days preceding such
extra usage.  Tenant shall pay to Landlord as Additional Rent the cost of
such service upon receipt of a bill therefore.

 

5.2                                
Landlord shall provide
standard electric lighting and current for Tenant’s use of the Premises and
shall make available electric lighting and current for the common areas of the
Building, in the manner and to the extent deemed by Landlord to be standard.
 If Tenant’s use of electric current (a) exceeds 110 volt power, or
(b) exceed that required for routine lighting and operation of general
office machines (such as typewriters, dictating equipment, desk model adding
machines and the like) which use 110 volt electrical power, then the Tenant
shall pay on demand the cost (as determined by Landlord) of any such excess.
 Without Landlord’s prior consent, Tenant shall not install any data
processing or computer equipment in the Premises or any other equipment which
it shall require for its use other than the normal electrical current or other
utility service.  Whenever heat generating machines or equipment (other
than general office machines described above) are used in the Premises by
Tenant which affect the temperature otherwise maintained by the air
conditioning system or otherwise overload any utility, Landlord

 

7

 

shall have the right to
install supplemental air conditioning units or other supplemental equipment in
the Premises, and the cost thereof (as determined by Landlord), including
without limitation, the cost of installation, operation, use and maintenance,
shall be paid by Tenant to Landlord on demand.  The rate charged by
Landlord shall not exceed the rate prevailing for Tenant as a user as
established by the applicable rate classification published from time to time
by the local electric power company or other utility supplier.  The
obligation of the Landlord to make available such utilities shall be subject to
the rules and regulations of the supplier of such utilities and of any
municipal or other governmental authority regulating the business of providing
such utility service.  Tenant will be billed monthly for such additional
utility service and all such charges shall be considered due upon delivery of
such bill and be deemed Additional Rent due from Tenant.

 

5.3                                
Landlord shall not be
liable or responsible to Tenant for loss, damages or expense Tenant sustains or
incurs if either the quantity or character of any utility service is changed or
is no longer available or is no longer suitable for Tenant’s
requirements.  Tenant covenants and agrees that its use of electric
current shall never exceed the capacity of existing feeders to the Building or
the risers or wiring installations.  Any riser or risers or wiring
required or necessary to meet Tenant’s excess electrical requirements upon
written request of Tenant will be installed by Landlord at the sole cost and
expense of Tenant (if, in Landlord’s sole judgment, the same are necessary and
will not cause permanent damage or injury to the Building or the Premises or
cause or create a dangerous or hazardous condition or entail excessive or
unreasonable alterations, repairs or expense or interfere with or disturb other
tenants.  At any time when Landlord is making such additional utility
service available to the Premises, Landlord may, at its option, upon not less
than thirty (30) days’ prior written notice to Tenant, discontinue the
availability of such additional utility service.  If Landlord gives any
such notice of discontinuance, Landlord shall make all the necessary arrangements
with the public utility supplying the utilities to the Premises with respect to
obtaining such additional utility service to the Premises, but Tenant will
contract directly with such public utility for the supplying of such additional
utility service to the Premises).

 

5.4                                
Failure to any extent to
make available, or any slow-down, stoppage or interruption of, these
defined services resulting from any cause (including, but not limited to,
Landlord’s compliance with (a) any voluntary or similar governmental or
business guideline now or hereafter published or (b) any requirements now
or hereafter established by any governmental agency, board or bureau having
jurisdiction over the operation and maintenance of the Building) shall not
render Landlord liable for damages to person, property, or business, nor be
construed as an eviction of Tenant or work an abatement of Rent, nor relieve
Tenant from fulfillment of any covenant or agreement hereof.  If any
equipment or machinery furnished by Landlord break down or for any cause cease
to function properly, Landlord shall use reasonable diligence to repair same
promptly, but Tenant shall have no claim for abatement of Rent or damages for
any reasonable interruptions in service occasioned thereby or resulting there
from.

 

8

 

5.5                                
Tenant’s obligations to
pay Additional Rent pursuant to this Article 5 shall continue to the
actual date of expiration or termination of this Lease.  If Landlord
terminates this Lease without waiving Landlord’s right to seek damages against
Tenant, Tenant’s obligation to pay any and all Additional Rent pursuant to this
Article 5 shall not terminate as a result thereof.

 

5.6                                
Landlord may at any time
remodel or alter the Building or the Project, or change the location of any
entrance thereto, or any other portion thereof not occupied by Tenant, and the
same shall not constitute a constructive, actual, total or partial
eviction.  Landlord reserves the right to regulate at all times the number
of elevators that will be operated in the Building.  Landlord reserves the
right to stop the elevators at any time in cases of breakage, repair or
replacement of machinery or any emergency or accident.

 

6.                                      
Reimbursement for
Operating Costs.

 

6.1                                
Definitions.  The definitions set forth in this
Subsection 6.1 shall be applied whenever any of the following terms are
used in this Section 6.

 

6.1.1                       
Operating Costs: shall mean all costs paid by Landlord or its
representatives in connection with the ownership, management, maintenance,
operation, insuring, repairing, redecorating, cleaning and securing of the
Building, as determined by Landlord to be necessary or appropriate, including,
without limitation, all of the following costs:

 

6.1.1.1                     
All wages, salaries,
commissions and related expenses of all on-site and off-site agents, employees
and contractors engaged in the management, operation, maintenance, repair,
redecoration, renovation, cleaning, and security of the Building, plus the
costs of all management, maintenance, and security offices in the Building.

 

6.1.1.2                     
All supplies and
materials used and labor charges incurred in the management, operation,
maintenance, repair, redecoration, renovation, cleaning and security of the
Building.

 

6.1.1.3                     
All equipment purchased
or leased for the performance of Landlord’s obligations hereunder.

 

6.1.1.4                     
All management,
maintenance, leaning, security, promotional and other service agreements for
the Building and the equipment therein, including, without limitation, alarm
service, security service, window cleaning, and elevator and escalator
maintenance.

 

6.1.1.5                     
All accounting, legal and
engineering fees and expenses, including, without limitation, the cost of
audits by certified public accountants.

 

9

 

6.1.1.6                     
All insurance premiums,
including, without limitation, fire, casualty, extended coverage, public
liability, rent abatement, boiler, and worker’s compensation insurance
applicable to the Building, Landlord’s employees and Landlord’s personal
property used in connection therewith.

 

6.1.1.7                     
All redecorating and
renovation (including painting, wallpapering and floor covering), maintaining
and repairing of the Building and Common Areas, structural or of non-structural
nature, including, without limitation, the mechanical, electrical, heating,
ventilating and air conditioning equipment, landscape maintenance and the
replacement of trees and shrubbery.

 

6.1.1.8                     
All removing of trash,
rubbish, garbage and other refuse from the Building, as well as removal of ice
and snow from the sidewalks, driveways and parking lots.

 

6.1.1.9                     
All amortization of
capital improvements, determined in a manner consistent with generally accepted
accounting principles, consistently applied, (including accounting, legal,
architectural and engineering fees incurred in connection therewith) made to
the Building subsequent to the Commencement Date which (i) will improve
operating efficiencies or the quality of the Building; (ii) may be
required by any law; or (iii) improve or enhance the health of persons in
the Building or safety of the Building.

 

6.1.1.10               
All charges for electricity,
gas, water, sewer, and other utilities furnished to or services or privileges
made available to users of the Building.

 

6.1.1.11               
All ad valorem property
taxes covering all real and personal property constituting a part of the Building,
including, but not limited to, all general and special assessments of every
kind.

 

6.1.1.12               
All other expenses of
maintaining, operating, insuring, securing, managing, cleaning, redecorating,
renovating or repairing the Building, whether or not any of the foregoing shall
be designated “real property tax,” “excise tax,” “business tax” or designated
in any other manner, except the Rent Tax.

 

6.1.2       
Notwithstanding any of the foregoing to the contrary, Operating Costs shall not
include:

 

6.1.2.1                     
Costs which are directly
reimbursed to Landlord by other tenants.

 

10

 

6.1.2.2                     
Payments on mortgages or
ground leases owed by Landlord.

 

6.1.2.3                     
Costs of leasehold
improvements for which Landlord has agreed to pay.

 

6.1.2.4                     
Payment of any return on
equity to any owner of the Building.

 

6.1.2.5                     
Costs reimbursed by
proceeds of insurance.

 

6.1.2.6                     
Costs of the initial
construction of the Building or any depreciation thereof.

 

6.1.2.7                     
Payments of claims,
damages or expenses resulting from any willful misconduct of Landlord or any of
its authorized representatives.

 

6.1.2.8                     
Costs or roof replacement
or structural repairs.

 

6.1.3                       
Tenant’s Share.  Shall mean the percentage that
expresses the ratio between the number of rentable square feet comprising the
Premises (4,525), and the number
of rentable square feet of the Building (127,859), which, for the purposes of
the Lease, shall be .035391.

 

6.2                                
Payment of Operating
Costs by Tenant.  In
addition to the Base Rent, Tenant agrees to pay as Additional Rent to Landlord
Tenant’s Share of estimated Operating Costs in excess of the Operating Costs
for the Building for 2004, on a
per rentable square foot per annum basis and adjusted as required herein (the
“Initial Operating Costs”), which Additional Rent shall be due in twelve (12)
equal installments in each Lease Year.  All subsequent payments of
Tenant’s Share of Operating Costs shall be due and payable without demand,
deduction or set off in advance on or before the first day of each month of the
Lease Term.  During any Lease Year within the Lease Term that is less than
twelve (12) full months, any amount to be paid with respect to such period
shall be proportionately adjusted based on that portion of the Lease Year that
this Lease is in effect.

 

6.3                                
Calculation of
Operating Costs.  On or
before December 15 of each Lease Year, Landlord shall provide Tenant with
Landlord’s estimate of Tenant’s Share of estimated Operating Costs for the
following Lease Year.  Beginning on the January 1 of each Lease Year
the amount of Tenant’s Share of estimated Operating Costs shall be adjusted to
the amount set forth in Landlord’s notice.  As promptly as practicable
after the end of each Lease Year, Landlord shall compute the actual Operating
Costs for the previous Lease Year.  If Tenant’s Share of the actual
Operating Costs is greater than the amount Tenant paid to Landlord as

 

11

 

Tenant’s Share of the
estimated Operating Costs for the previous Lease Year, Tenant shall, within
fifteen (15) days after receipt of notice of Tenant’s Share of actual Operating
Costs, pay to Landlord as Additional Rent an amount equal to the difference
between Tenant’s Share of actual Operating Costs and Tenant’s Share of
estimated Operating Costs.  If Tenant’s Share of the actual Operating
Costs for any Lease Year is less than the amount Tenant paid to Landlord as
Tenant’s Share of estimated Operating Costs for such Lease Year, such excess
amount shall be applied against the installment of Additional Rent next coming
due until the same has been fully applied.

 

6.4                                
Adjustments to
Operating Costs.
 Notwithstanding anything to the contrary contained herein, if the Building
is not fully occupied during any calendar year, appropriate adjustments shall
be made to determine Operating Costs as though the Building has been ninety
percent (90%) occupied in such calendar year.

 

6.5                                
Audit Rights.  Within thirty (30) days of its
receipt of the operating statement, Tenant at its sole cost and expense shall
have the right to review in Landlord’s offices and during normal business hours
Landlord’s records of Operating Costs stated in the operating statement. 
If within such thirty (30) day period, Tenant does not give written notice
stating in detail reasonable objections to such calculations, Tenant shall be
deemed to have given approval of such calculations.  Failure to pay such
Additional Rent, whether or not under protest, within said thirty (30) day
period and failure to cure such default within ten (10) days thereafter
shall constitute an event of default hereunder.

 

7.                                      
Permitted Use.  Tenant shall use the Premises only
for the Permitted Use.  Tenant will not occupy or use the Premises, or
permit any portion of the Premises to be occupied or used, for any business or
purpose other than the Permitted Use or for any use or purpose which is
unlawful in part or in whole or deemed to be disreputable in any manner or
extra hazardous on account of fire, nor shall Tenant use, store, or discharge
any “Hazardous Material” as defined in Section 45 hereof, nor permit
anything to be done which will in any way increase the rate of insurance on the
Building or contents; and if, by act of Tenant, there is any increase in the
rate of insurance on the Building or contents created by Tenant’s acts or
conduct, then such acts of Tenant shall be an event of default hereunder and Tenant
shall pay to Landlord the amount of such increase on demand.  Acceptance
of such payment shall not constitute a waiver of any of Landlord’s other rights
provided herein.  Tenant will conduct its business and control its agents,
employees and invitees to not create any nuisance, nor interfere with, annoy or
disturb other tenants or Landlord in the management of the Building.
 Tenant will maintain the Premises in a clean, healthful and safe
condition and will comply with all laws, ordinances, orders, rules and
regulations (state, federal, municipal and other agencies of bodies having
jurisdiction thereof) with reference to the use, condition or occupancy of the
Premises as well as the provisions of all recorded documents affecting the
Building.  Tenant will not, without the prior consent of Landlord, paint,
install lighting or install any signs, window or door lettering or advertising
media of any type on or about the Premises.  Tenant shall not place a load
upon any floor of the Premises exceeding the floor load per square foot which
such floor was designated to carry or

 

12

 

which is allowed by law.
 Landlord hereby reserves the right to prescribe the weight and position
of all safes or other unusually heavy equipment which must be placed so as to
distribute the weight.  Business machines and mechanical equipment shall
be placed and maintained by Tenant, at Tenant’s sole cost and expense, in
settings sufficient in Landlord’s judgment to absorb and prevent transmission
of vibration, noise and annoyance.  Tenant shall not install or use in the
Premises any electrical machinery or appliances which in Landlord’s sole
judgment may overload the electrical wiring or equipment capacity in the
Premises or the Building.

 

8.                                      
Tenant’s Repairs and
Alterations.

 

8.1                                
Tenant will not deface or
injure the Building, and will pay the cost of repairing any damage or injury
done to the Building or any part thereof by Tenant or Tenant’s agents,
employees or invitees.  Tenant shall take good care of the Premises and
keep them free from waste and nuisance of any kind.  Tenant shall keep the
Premises, including all fixtures installed by Tenant, in good condition, and to
make all necessary non-structural repairs except those caused by fire, casualty
or acts of God covered by Landlord’s insurance policy covering the Building,
(if any). The performance by Tenant of its obligations to maintain and make
repairs shall be conducted only by contractors and subcontractors consented to
by Landlord, and Tenant shall procure and maintain and shall cause such
contractors and subcontractors engaged by or on behalf of Tenant to procure and
maintain insurance coverage against such risks, in such amounts and with such
companies as Landlord requires in connection with such maintenance and repair.
 Tenant shall prohibit any contractor it engages or subcontractor or
material suppliers engaged through such contractor from filing any notice or
notices of commencement of public record as a part of or in connection with
work on the Premises.  Tenant hereby further covenants and agrees to
provide Landlord with copies of any notices Tenant receives in connection with
such work.

 

8.2                                
If Tenant fails to make
the repairs described above within fifteen (15) days after the occurrence of
the damage or injury, Landlord may at its option make such repair, and Tenant
shall, upon demand therefore, pay Landlord one hundred ten percent (110%) of
the cost thereof.  At the end or other termination of this Lease, Tenant
shall deliver the Premises with all improvements located thereon (except as
otherwise herein provided) in good repair and condition, reasonable wear and
tear excepted; and shall deliver to Landlord all keys to the Premises.

 

8.3                                
Tenant will not make or
allow to be made any alterations or physical additions in or to the Premises
without the prior written consent of Landlord.  All alterations, additions
or improvements (whether temporary or permanent in character) made in or upon
the Premises by Landlord or Tenant shall be Landlord’s property on termination
or expiration of this Lease and shall remain on the Premises without compensation
to Tenant, provided that Landlord, at its option, may by notice to Tenant,
require Tenant to remove any such alterations, additions

 

13

 

or improvements at Tenant’s
cost and restore the Premises to the condition of the Premises at the
Commencement Date, normal wear and tear excepted.  All furniture, movable
trade fixtures and equipment installed by Tenant may be removed by Tenant at
the termination of this Lease if Tenant elects, and shall be removed if required
by Landlord, or if not removed shall, at the option of Landlord, become the
property of Landlord.  All such installations, removals and restoration
shall be accomplished in a good workmanlike manner so as not to damage the
Premises or the structure of the Building or the plumbing, electrical or other
utilities.

 

8.4                                
There shall be no
allowance to Tenant for a diminution of rental value of the Premises and no
liability on the part of Landlord for inconvenience, annoyance or injury to
business arising from Landlord, Tenant or others making any repairs,
alterations, additions, or improvements in or to any portion of the Project or
the Premises, or in or to any fixtures or personal property attached thereto or
located therein.

 

9.                                      
Subletting and
Assigning.

 

9.1                                
Tenant shall not assign,
mortgage or encumber this Lease, nor sublet, suffer or permit the Premises or
any part thereof to be used by others, without the prior consent of Landlord, which shall not be unreasonably withheld. 
If this Lease is assigned, or if the Premises or any part hereof be sublet or
occupied by anyone other than Tenant, without Landlord’s prior consent,
Landlord may collect from the assignee, subtenant or occupant, and apply the
net amount collected to the Rent, but no such assignment, subletting, occupancy
or collection shall be a waiver of this covenant, or the acceptance of the
assignee, subtenant or tenant, or a release of Tenant from the further
performance of its covenants herein contained.  The consent by Landlord to
an assignment or subletting shall not be construed to relieve Tenant from
obtaining Landlord’s consent to any further assignment or subletting.

 

9.2                                
For the purposes of this
Lease, an “assignment” prohibited by this Section 9 shall be deemed to
include the following: if Tenant is a partnership, a withdrawal or change
(voluntary, involuntary, by operation of law) of any one or more of the
partners thereof, if such withdrawal represents twenty-five (25%) or more of
the partners in the partnership as then constituted, or the dissolution of the
partnership; or, if Tenant consists of more that one person, a purported
assignment, transfer, mortgage of encumbrance (voluntary, involuntary, by
operation of law or otherwise) from one thereof to the other or other thereof,
or to any third party; or, if Tenant is a corporation, any dissolution, merger,
consolidation or other reorganization of Tenant, or any change in the ownership
(voluntary, involuntary, by operation of law, creation of new stock or
otherwise) of fifty percent (50%) or more of its capital stock from the
ownership existing on the date of execution hereof, or, the sale of fifty percent
(50%) of the value of the assets of Tenant.

 

14

 

9.3                                
Notwithstanding the
foregoing, without Landlord’s consent, but upon ten (10) days’ written
notice to Landlord, this Lease may be assigned, or the Premises may be sublet,
to any corporation which is a parent, subsidiary or affiliate of Tenant. 
For the purposes of this Section 9, a “parent” shall mean a corporation
which owns not less than one hundred percent (100%) of the outstanding stock of
Tenant, a “subsidiary” shall mean any corporation not less than one hundred percent
(100%) of whose outstanding stock shall be owned by Tenant, and an “affiliate”
shall mean any corporation not less than one hundred percent (100%) of whose
outstanding stock shall be owned by Tenant’s parent.

 

9.4                                
No less than thirty’ (30)
days prior to the effective date of a proposed assignment or sublease (other
than one made pursuant to Subsection 9.3), Tenant shall offer to reconvey
to Landlord, as of said effective date, that portion of the Premises which Tenant
is seeking to assign or sublet, which offer shall contain an undertaking by
Tenant to accept, as full and adequate consideration for the reconveyance,
Landlord’s release of Tenant from all future Rent and other obligations under
this Lease for the Premises or portion thereof so reconveyed.  Landlord,
in its absolute discretion, shall accept or reject the offered reconveyance
within thirty (30) days of the offer.  If Landlord accepts, the
reconveyance shall be evidenced by an agreement acceptable to Landlord in form
and substance.  If Landlord fails to accept or reject the offer within the
thirty (30) day period, Landlord shall have rejected the offer.

 

9.5                                
If Landlord rejects or is
deemed to have rejected Tenant’s offer of reconveyance and if Landlord gives
its consent to any assignment of this Lease or to any sublease, or if Tenant is
otherwise permitted to make any assignment or sublease pursuant to this Lease,
Tenant shall in consideration therefore, pay to Landlord, as Additional Rent:

 

9.5.1                       
For an assignment, an
amount equal to all sums and consideration paid to Tenant by the assignee for
or by reason of such assignment (including any sums paid for the sale, rental,
or use of Tenant’s Property in excess of the then unamortized value of Tenant’s
Property as reflected in Tenant’s federal income tax returns) less the
reasonable brokerage commissions and legal fees, if any, actually paid by
Tenant in connection with such assignment; and

 

9.5.2                       
For a sublease, any
rents, additional charge or other consideration payable under the sublease to
Tenant by the subtenant (including any sums paid for the sale, rental or use of
Tenant’s Property in excess of the then unamortized value of Tenant’s Property
as reflected in Tenant’s federal income tax returns) that are in excess of the
Rent during the term of the sublease with respect to the subleased space, less
the reasonable brokerage commissions and legal fees, if any, actually paid by
Tenant in connection with such subletting.

 

The
sums payable under this Subsection 9.5 shall be paid to Landlord as and
when payable by the assignee or subtenant to Tenant.

 

9.6                                
Tenant shall reimburse
Landlord on demand for any reasonable costs that Landlord may incur in
connection with said assignment or sublease, including the reasonable

 

15

 

costs
of Investigating the acceptability of the proposed assignee or subtenant, and
reasonable legal costs incurred in connection with the granting of any
requested consent.

 

9.7                                
No assignment or
subletting shall affect the continuing primary liability of Tenant (which,
following assignment, shall be joint and several with the assignee), and Tenant
shall not be released from performing any of its obligations hereunder.

 

10.                                
Indemnity.  Landlord shall not be liable for and
Tenant will indemnify and save harmless Landlord of and from all fines, suits,
demands, losses and actions (including attorneys’ fees) for any injury to
person or damage to or loss of property on or about the Premises caused in
whole or in part by the negligence or misconduct of, or breach of the Lease by
Tenant and its employees, subtenants, invitees or by any other person entering
the Premises, the Building, or the Project under express or implied invitation
of Tenant, or arising out of Tenant’s use of the Premises.  Landlord shall
not be liable or responsible for any loss or damage to any property or death or
injury to any person occasioned by theft, fire, act of God, public enemy,
criminal conduct of third parties, injunction, riot, strike, insurrection, war,
court order, requisition of other governmental body or authority, by other
tenants of the Building or any other matter, or for any injury or damage or
inconvenience which may arise through repair or alteration of any part of the
Building, or failure to make repairs, or from any cause whatever except
Landlord’s willful misconduct.  Landlord shall not be liable for any loss
of Tenant’s business revenue.

 

11.                                
Subordination and
Mortgagee’s Right to Cure Landlord’s Defaults.  This Lease and all rights of Tenant hereunder are subject and
subordinate to any deeds to secure debt, mortgages or any other instruments of
security, as well as to any ground leases, that now or hereafter cover all or
any part of the Building, the land situated beneath the Building or any
interest of Landlord therein, and to any and all advances made on the security
thereof, and to any and all increases, renewals, modifications, consolidations,
replacements and extensions of any such instruments.  This provision shall
be self-operative and no further instrument shall be required to effect such
subordination of this Lease.  Tenant shall, however upon demand execute,
acknowledge and deliver to Landlord any and all instruments and certificates
that in the judgment of Landlord may be necessary or proper to confirm or evidence
such subordination.  Notwithstanding the generality of the foregoing
provisions of this Section, Tenant agrees that any such mortgagee shall have
the right at any time to subordinate any such instruments to this Lease on such
terms and subject to such conditions as such mortgagee may deem
appropriate.  Tenant further covenants and agrees upon demand by
Landlord’s mortgagee at any time, before or after the institution of any
proceedings for the foreclosure of any such instruments, or sale of the Building
pursuant to any such instruments, to attorn to such purchaser upon any such
sale and to recognize such purchaser as Landlord under this Lease.  The
agreement of Tenant to attorn upon demand of Landlord’s mortgagee contained in
the immediately preceding sentence shall survive any such foreclosure
sale.  Tenant shall upon demand at any time or times before or after any
such foreclosure sale, execute, acknowledge and deliver to Landlord’s mortgagee
any and all instruments and certificates that in the judgment of Landlord’s
mortgagee may be necessary or proper to confirm or evidence such
attornment.  Tenant hereby irrevocably appoints Landlord’s

 

16

 

mortgagee
as Tenant’s agent and attorney-in-fact for the purpose of executing,
acknowledging and delivering any such instruments and certificates.

 

12.                                
Rules and
Regulations.  Tenant
and Tenant’s agents, employees and invitees will comply with all the
rules and regulations of the Building that are attached hereto as Exhibit “D”
and incorporated herein by reference.  Landlord in its sole judgment shall
have the right to change such rules and regulations or to promulgate other
rules and regulations in a manner deemed advisable for safety, care, or
cleanliness of the Building and related facilities or premises, and for
preservation of good order therein, all of which rules and regulations,
changes and amendments will be forwarded to Tenant in writing and shall be
carried out and observed by Tenant.  Tenant shall further be responsible
for the compliance with such rules and regulations by the employees,
servants, agents, visitors and invitees of Tenant.

 

13.                                
Inspection.  Landlord or its officers, agents, and
representatives shall have the right to enter into and upon any and all parts
of the Premises at all reasonable hours (or, in any emergency, at any hour) to
(a) inspect same or clean or make repairs or alterations or additions as
Landlord may deem necessary (but without any obligation to do so, except as
expressly provided for herein) or (b) show the Premises to prospective
tenants, purchasers or lenders; and Tenant shall not be entitled to any
abatement or reduction of Rent by reason thereof, nor shall such be deemed to
be an actual or constructive eviction.

 

14.                                
Condemnation.  If the Premises, or any part thereof,
or if the Building or any portion of the Building, leaving the remainder of the
Building unsuitable for use as an office building comparable to its use on the
Commencement Date of this Lease, shall be taken or condemned in whole or in
part for public purposes, or sold in lieu of condemnation, then the Lease Term
shall, at the sole option of Landlord, forthwith cease and terminate.  All
compensation awarded for any taking (or sale proceeds to lieu thereof) shall be
the property of Landlord, and Tenant shall have no claim thereto, the same
being hereby expressly waived by Tenant.

 

15.                                
Casualty.  If the Building is totally destroyed
by fire or other casualty or if the Premises or Building is so damaged that
rebuilding or repairs cannot be completed within one hundred eighty (180) days
after the date of such damage, Landlord or Tenant may at its option terminate
this Lease, in which event the Rent shall be abated during the unexpired
portion of this Lease effective from the date of such damage.  If the
Building or the Premises are damaged by fire, tornado or other casualty covered
by Landlord’s insurance, but only to such extent that rebuilding or repairs can
be completed within one hundred eighty (180) days after the date of such
damage, or if the damage should be more serious but neither Landlord nor Tenant
elects to terminate this Lease, Landlord shall within ninety (90) days after
the date of such damage commence to rebuild or repair the Building and/or
Premises and proceed with reasonable diligence to restore the Building and/or
Premises to not less than substantially the same condition

 

17

 

in
which it was immediately prior to the casualty, except Landlord shall not be
required to rebuild, repair or replace any part of the furniture, equipment,
fixtures and other improvements which may have been placed by Tenant in the
Premises.  There shall be a fair diminution of Rent during the time the
Premises are unfit for occupancy.  If any mortgagee under a deed to secure
debt, security agreement or mortgage requires the insurance proceeds be applied
against the mortgage debt, Landlord shall have no obligation to rebuild and
this Lease shall terminate upon notice to Tenant; provided, however, that
Landlord shall notify Tenant, within thirty (30) days after any such mortgagee
gives a notice to Landlord of such election to apply such proceeds against the
mortgage debt, of the fact that such mortgagee has done so.  Except as
hereinafter provided, any insurance which may be carried by Landlord or Tenant
against loss or damage to the Building or to the Premises shall be for the sole
benefit of the party carrying such insurance and under its sole control.

 

16.                                
Holding Over.  Should Tenant hold over in the
Premises after the expiration of the Lease Term, unless otherwise agreed to in
writing by Landlord, such holding over shall constitute a tenancy at will, at a
daily rental equal to twice  150%
the daily Rent payable for the last month of the Lease Term, and Tenant shall
pay to Landlord all damages that Landlord may suffer on account of Tenant’s
failure to surrender to Landlord possession of the Premises, and Tenant will
indemnify and save Landlord harmless from and against all claims made by any
succeeding tenant of the Premises against Landlord because of Landlord’s delay
in delivering possession of the Premises to said succeeding tenant resulting
from the holdover by Tenant of the Premises.  The inclusion of the
preceding sentence shall not be construed as Landlord’s consent for Tenant to
hold over.

 

17.                                
Taxes on Tenant’s
Property.  Tenant shall
be liable for all taxes levied or assessed against personal property, furniture
or fixtures placed by Tenant in the Premises (herein called “Tenant’s
Property”).  If any such taxes for which Tenant is liable are levied or
assessed against Landlord or Landlord’s property and if Landlord elects to pay
the same or if the assessed value of Landlord’s property is increased by
inclusion of personal property, furniture or fixtures placed by Tenant in the
Premises, and Landlord elects to pay the taxes based on such increase, Tenant
shall pay to Landlord upon demand that part of such taxes for which Tenant is
primarily liable hereunder.

 

18.                                
Events of Default.  The following shall be events of
default by Tenant under this Lease:

 

18.1                          
Tenant shall fail to pay
when due any Rent or other sums payable by Tenant hereunder (or under any other
lease now or hereafter executed by Tenant in connection with the Building).

 

18.2                          
Tenant shall fail to
comply with or observe any other provision of this Lease (or any other lease
now or hereafter executed by Tenant in connection with the Building), each
provision being of the essence hereof (and thereof); any such breach shall be
deemed and

 

18

 

construed
to be of the very substance of this Lease.  Tenant shall not be in default
of this Lease with respect to any non-monetary obligation until Tenant has
received any notice from Landlord required under this Lease that a breach of
such non-monetary obligation has occurred and Tenant has failed to remedy said
breach within the period of time provided in this Lease following receipt of
such notice.  Should the non-monetary breach reasonably require more than
the specific cure period provided in this Lease, if any, to remedy, then Tenant
shall not be in breach provided it has taken steps within such cure period to
remedy the breach and continues diligently to do so.

 

18.3                          
Tenant or any guarantor
of Tenant’s obligations hereunder shall make an assignment for the benefit of
creditors.

 

18.4                          
Any voluntary or
involuntary petition shall be filed by or against Tenant or any guarantor of
Tenant’s obligations hereunder under any section or chapter of the Federal
Bankruptcy Code, as amended from time to time, or under any similar law or
statute of the United States or any State thereof; or Tenant or any guarantor
of Tenant’s obligations hereunder shall be adjudged bankrupt or insolvent in
proceedings filed there under.

 

18.5                          
A receiver or trustee
shall be appointed for all or substantially all of the assets of Tenant or any
guarantor of Tenant’s obligations hereunder.

 

18.6                          
Tenant shall desert or
vacate the Premises.

 

18.7                          
Any writ of execution,
attachment, or garnishment shall be levied against any interest of Tenant in
this Lease, the Premises, or any property located in the Premises.

 

19.                                
Remedies.  If Tenant defaults under this Lease,
then without any notice or demand to Tenant whatsoever, Landlord shall have the
right (but not any duty) to exercise, on a cumulative basis, any or all of the
following remedies:

 

19.1                          
Landlord may continue
this Lease in full force and effect, and proceed to collect all Rent when due.

 

19.2                          
Landlord may terminate
this Lease by written notice to Tenant.  The termination shall be
effective as of the date specified by Landlord in its notice of termination and
Tenant waives any and all rights it may have to receive notice to vacate the
Premises, the notice to vacate under LSA-C.C.P. art. 4701.  Landlord may
thereafter lease the Premises for such price and on such terms as may be
immediately obtainable and hold Tenant liable not only for the Rent due and
other obligations incurred to the date of termination but also for the excess,
if any, of the net amount that would have been realized by Landlord under this
Lease after the termination over the net amount realized from the new tenant or
tenants after deduction of all costs incurred by Landlord in reletting the
Premises and in collecting the rent in connection therewith.

 

19

 

19.3                          
Landlord may accelerate
and declare immediately due and payable all Rent for the entire unexpired term
of this Lease.

 

19.4                          
Landlord may declare
immediately due and payable the Rent for any part of the unexpired term of this
Leased (including any additional renewal periods for which Tenant shall have
become obligated) and thereafter one or more times Landlord may declare immediately
due and payable such Rent for any additional part or parts of the unexpired
term of this Lease.  Landlord may proceed to effect collection of any such
accelerated Rent together with any other Rent and other obligations that may be
or become due by the Tenant hereunder.

 

19.5                          
Landlord may cure any
default at Tenant’s cost.  If Landlord at any time, by reason of Tenant’s
default, pays any sum to cure any default, the sum so paid by Landlord shall be
immediately due from Tenant to Landlord on demand, and shall bear interest at
the Default Rate from the date paid by Landlord until Landlord shall have been
reimbursed by Tenant.  Said sum, together with interest thereon, shall be
Additional Rent.

 

19.6                          
Landlord may apply all or
part of the Security Deposit, as provided in Section 3.4.

 

19.7                          
Landlord may exercise any
or all other rights or remedies available at law or equity, including, without
limitation, the right to obtain restraining orders, injunctions and decrees of
specific performance.

 

19.8                          
Landlord may obtain an
injunction by any court of competent jurisdiction restraining any threatened
breach or any continuing breach of any of Tenant’s covenants hereunder. 
Any right granted in this Section 19 to Landlord in the event of a default
by Tenant hereunder shall apply to any extension or renewal of this
Lease.  No act or thing done by Landlord or Landlord’s employees or agents
during the Lease Term shall be deemed an acceptance of a surrender of the
Premises.  No waiver by Landlord of any default of Tenant hereunder shall
be implied from any inaction by Landlord on account of such default if such
default persists or is repeated, and no express waiver shall affect any default
other than the default specified in the express waiver and then only for the
time and to the extent therein stated.  The receipt by Landlord of Rent
with knowledge of the breach of any covenant of Tenant contained in this Lease
shall not be deemed a waiver of such breach.  If on the Commencement Date
or thereafter during the Lease Term, Tenant shall be in default in the payment
of rent to Landlord pursuant to the terms of any other lease(s) with Landlord
or with Landlord’s predecessor in interest, Landlord may, at Landlord’s option
and without notice to Tenant, add the amount of such arrearages to any monthly
installment of Base Rent or Additional Rent payable hereunder and the same
shall be payable to Landlord as Additional Rent.

 

19.9                          
In all cases under this
Paragraph 19, Landlord shall have the obligation to mitigate its damages, but
only to the extent required by state law.

 

20

 

20.                                
Attorneys’ Fees.  If Landlord brings any action under
this Lease or consults or places said Lease, or any amount payable by Tenant
hereunder, with an attorney concerning or for the enforcement of Landlord’s
rights hereunder, Tenant agrees in each and any such case to pay Landlord all
costs, including, but not limited to, court costs and attorney’s fees in
connection therewith.

 

21.                                
Security Interest.  Tenant recognizes and acknowledges
Landlord’s lessor’s lien and privilege under applicable provisions of Louisiana
law, as the same may change, from time to time, and acknowledges and recognizes
all of Landlord’s rights and remedies with respect thereto upon any default by
Tenant of any provisions under this Lease which may now or hereafter be
available to Landlord under Louisiana law.

 

22.                                
Liens.  Tenant will not permit any lien to be
placed upon the Premises, the Building or any improvements thereon during the
Lease Term caused by or resulting from any work performed, materials furnished
or obligation incurred by or at the request of Tenant.  All persons
contracting with Tenant for the construction and installation of improvements
to or alteration or repair of the Premises and all materialmen, contractors,
mechanics and laborers are hereby charged with notice that they must look to
Tenant’s interest in the Premises only to secure payment of any bill for work
done or materials furnished during the Lease Term.  In the case of the
filing of any such lien, Tenant will promptly pay or otherwise discharge the
same.  If default in payment or discharge thereof shall continue for
twenty (20) days after notice thereto from Landlord to Tenant, Landlord shall
have the right at Landlord’s option of paying the same without inquiry as to
the validity thereof, and any amounts so paid, including expenses and interest,
shall be so much Additional Rent hereunder due from Tenant to Landlord and
shall be repaid to Landlord immediately on demand.

 

23.                                
Waiver of Subrogation.  Each party to this Lease (the
“Waiving Party”) hereby waives any cause of action it might have against the
other party hereto on account of any loss or damage that is covered by any
insurance policy that covers the Premises, Tenant’s fixtures, personal
property, leasehold improvements or business and which names Tenant as a party
insured, it being understood and agreed that this provision is cumulative of
Section 10 hereof.  Tenant shall require its insurance carrier to
endorse all applicable policies waiving the carrier’s rights of recovery under
subrogation or otherwise against Landlord.

 

24.                                
Tenant’s Insurance.  Tenant shall carry (at its sole
expense during the Term):

 

(i) all-risk property insurance, insuring Tenant’s interest in its
improvements to the Premises and any and all furniture, fixtures, equipment,
supplies, inventory, contents and other property owned, leased, held or
possessed by Tenant and contained therein, such insurance coverage to
include.business interruption insurance for one hundred percent (100%) of
Tenant’s gross revenues for a period of twelve (12) months.  Such
insurance shall be in an amount equal to the full replacement cost of such
improvements and property, as such may increase from time to time, without
deduction for depreciation, providing protection against all perils included
within

 

21

 

the classification of fire,
extended coverage, vandalism, malicious mischief, special extended peril (all
risk), boiler and machinery, flood, glass breakage and sprinkler leakage, and
naming Landlord as loss payee as its interest may appear;

 

(ii) worker’s compensation insurance required by applicable law;

 

(iii) comprehensive or commercial general liability insurance on
an occurrence basis for injury to or death of a person or persons and for
damage to property occasioned by or arising out of any construction work being
done on the Premises, or arising out of the condition, use, or occupancy of the
Premises, or other portions of the Building or Property, and covering Tenant’s
indemnification obligations imposed by Paragraph 15 of this Lease, the limits
of such policy or policies to be in amounts not less than One Million and
No/100 Dollars ($1,000,000) in primary liability coverage and Five  TWO Million and No/100 Dollars ($5,000,000
2,000,000) in excess liability
coverage; and

 

(iv) primary automobile liability-insurance with limits of not
less than One Million and No/100 Dollars ($1,000,000) per occurrence, covering
owned and non-owned vehicles used by Tenant.

 

Landlord retains the right, in its sole discretion, to increase the
amount of insurance required to be carried by Tenant not more frequently than
annually based on such factors as inflation, Tenant’s insurance claims history,
the advice of Landlord’s insurance advisors and any other relevant
factors.  Landlord and Tenant shall each have included in all policies of
insurance respectively obtained by them with respect to the Building or
Premises a waiver by the insurer of all right of subrogation against the other
(and, with respect to Tenant’s insurance, against Landlord’s property manager)
in connection with any loss or damage insured against.  To the full extent
permitted by law, Landlord and Tenant each waives all right of recovery against
the other (and, with respect to Tenant, against Landlord’s property manager),
and agrees to release the other from liability for loss or damage to the extent
such loss or damage is covered by valid and collectible insurance in effect at
the time of such loss or damage; provided, however, that the foregoing release
by each party is conditioned upon the other party’s carrying insurance with the
above described waiver of subrogation, and if such coverage is not obtained or
maintained by either party, then the other party’s foregoing release shall be
deemed to be rescinded until such waiver is either obtained or
reinstated.  All said insurance policies shall be carried with companies
licensed to do business in the state in which the Premises are located
reasonably satisfactory to Landlord and shall be noncancellable except after
thirty (30) days written notice to Landlord.  Each policy shall name
Landlord and Landlord’s property management company as additional insureds and
provide that it is primary to, and not contributing with, any policy carried by
Landlord, Landlord’s property manager, or other designated person covering the
same loss.  Tenant shall deliver duly executed certificates of such
insurance to Landlord prior to the Commencement Date and at least thirty (30)
days prior to the expiration of each respective policy term.  No insurance
policy or policies required to be carried by Tenant will be subject to more

 

22

 

than
a $10,000.00 deductible limit without Landlord’s prior written consent. 
Landlord reserves the right to require Tenant to carry such other insurance
(including, without limitation and as applicable, plate glass insurance,
automobile liability insurance, builder’s risk insurance and liquor liability
insurance) and endorsements in such amounts as Landlord in its sole discretion
may deem necessary or appropriate.  If Tenant fails to take out or keep in
force any insurance required to be carried by Tenant, or to provide evidence of
the same, Landlord shall have the right, but shall not be obligated, to obtain
such insurance at the sole cost and expense of Tenant, and Tenant shall
reimburse Landlord for the cost thereof upon demand.  If, due to the
failure of Tenant to comply with the foregoing provisions, Landlord is adjudged
a co-insurer by its insurance carrier, then any loss or damage Landlord shall
sustain by reason thereof shall be borne by Tenant and shall be immediately
paid by Tenant upon receipt of a bill therefore from Landlord and evidence of
such loss.  Landlord makes no representation that the minimum limits of
liability specified to be carried by Tenant hereunder are adequate to protect
Tenant.

 

25.                                
Brokerage.  Corporate Realty, Inc.  has represented Landlord and Tenant in this transaction.  Corporate Realty, Inc.  shall be paid a commission by Landlord in
connection with this Lease under a separate agreement dated January 16, 2001.  Tenant
warrants that it has had no dealings with any broker or agent in connection
with the negotiation or execution of this Lease other than with the brokers
specifically identified above, and Tenant agrees to indemnify Landlord against
all costs, expenses, attorneys’ fees or other liability for commissions or
other compensation or charges claimed by any broker or agent claiming the same
by, through or under Tenant, other than with the brokers specifically
identified above.  Tenant shall cause the broker representing Tenant to
execute a lien waiver to and for the benefit of Landlord, waiving all lien
rights with respect to the Building or Project such broker has or might have.

 

26.                                
Building Name.  Without the prior written consent of
Landlord, Tenant shall not use the words “3445 North Causeway Boulevard Office
Building” or the name of the Building for any purposes other than as the
address of the business to be conducted by Tenant in the Premises. 
Landlord reserves the right to change the name or number by which the Building
or the Project is designated.

 

27.                                
Estoppel Certificates.  Tenant shall furnish from time to
time when requested by Landlord or the holder of any deed to secure debt or mortgage
covering the Building, the Premises, or any interest of Landlord therein, a
certificate signed by Tenant confirming and containing such certifications and
representations deemed appropriate by Landlord or the holder of any deed to
secure debt or mortgage covering the Building, the Premises or any interest of
Landlord therein, and Tenant shall, within ten (10) days following receipt
of said certificate from Landlord, return a fully executed copy of said
certificate to Landlord.  If Tenant fails to return a fully executed copy
of such certificate to Landlord within said period, Tenant shall have approved
and confirmed all of the provisions contained in such certificate.

 

28.                                
Notices.  Each provision of this Lease, or of any
applicable laws, ordinances, regulations, and other requirements with reference
to the sending, mailing or delivery of any

 

23

 

notice,
or with reference to the making of any payment by Tenant to Landlord, shall be
deemed to be complied with when and if the following steps are taken:

 

28.1                          
Rent and other payments
required to be made by Tenant to Landlord hereunder shall be payable to
Landlord at Landlord’s Address set forth in Section 1.5 or at such other
address as Landlord may specify from time to time by written notice delivered
in accordance herewith, and

 

28.2                          
Any notice or document
required to be delivered hereunder shall be deemed to be delivered if actually
received and whether or not received when deposited in the United States mail,
postage prepaid, certified or registered mail (with or without return receipt
requested), addressed to the parties hereto at the respective addresses set
forth in Article 1 or at such other address as either of said parties
shall have theretofore specified by written notice delivered in accordance
herewith.

 

29.                                
Force Majeure.  When a period of time is prescribed
for any action to be taken by Landlord, Landlord shall not be liable or
responsible for and there shall be excluded from the computation for any such
period of time, any delays due to strikes, riots, acts of God, shortages of
labor or materials, war, laws, regulations or restrictions or any other causes
of any kind whatsoever which are beyond the control of Landlord.

 

30.                                
Severability.  If any clause or provision of this
Lease is illegal, invalid or unenforceable under present or future laws
effective during the Lease Term, then and in that event, it is the intention of
the parties hereto that the remainder of this Lease shall not be affected
thereby, and it is also the intention of the parties to this Lease that in lieu
of each clause or provision of this Lease that is illegal, invalid or
unenforceable, there be added as a part of this Lease a clause or provision as
similar in terms to such illegal, invalid or unenforceable clause or provision
as may be possible and be legal, valid and enforceable.

 

31.                                
Amendments; Binding
Effect.  This Lease may
not be altered, changed or amended, except by instrument in writing signed by
both parties hereto.  No provision of this Lease shall be deemed to have
been waived by Landlord unless such waiver be in writing signed by Landlord and
addressed to Tenant, nor shall any custom or practice which may evolve between
the parties in the administration of the terms hereof be construed to waive or
lessen the right of Landlord to insist upon the performance by Tenant in strict
accordance with the terms hereof.  The terms and conditions contained in
this Lease shall apply to, inure to the benefit of, and be binding upon the
parties hereto, and upon their respective successors in interest and legal
representatives, except as otherwise herein expressly provided.

 

32.                                
Quiet Enjoyment.  Provided Tenant has performed all of
the terms and conditions of this Lease, including the payment of Rent, to be
performed by Tenant, Tenant shall peaceably and quietly hold and enjoy the
Premises for the Lease Term, without hindrance from Landlord, subject to the
terms and conditions of this Lease.

 

24

 

33.                                
Gender.  Words of any gender used in this
Lease shall be held and construed to include any other gender, and words in the
singular number shall be held to include the plural, unless the context
otherwise requires.

 

34.                                
Joint and Several
Liability.  If there is
more than one Tenant, the obligations hereunder imposed upon Tenant shall be
joint and several.  If there is a guarantor of Tenant’s obligations
hereunder, the obligations hereunder imposed upon Tenant shall be joint and
several obligations of Tenant and such guarantor and Landlord need not first
proceed against Tenant before proceeding against such guarantor nor shall any
such guarantor be released from its guaranty for any reason whatsoever,
including without limitation, in case of any amendments hereto, waivers hereof
or failure to give such guarantor any notices hereunder.

 

35.                                
Captions.  The captions contained in this Lease
are for convenience of reference only, and in no way limit or enlarge the terms
and conditions of this Lease.

 

36                                   
Exhibits and
Attachments.  All
exhibits, attachments, riders and addenda referred to in this Lease are
incorporated into this Lease and made a part hereof for all intents and
purposes.

 

37.                                
No Joint Venture.  Landlord and Tenant are not and shall
not be deemed to be partners or joint venturers with each other.

 

38.                                
Time of the Essence.  Time is of the essence with regard to
each provision of this Lease.

 

39.                               
Evidence of Authority.  If Tenant is other than a natural
person, Tenant shall deliver to Landlord such legal documentation as Landlord
may request to evidence the authority of those signing this Lease to bind the
Tenant.

 

40.                               
Governing Law.  This Lease shall be construed and
interpreted in accordance with and governed by the laws of the state in which
the Premises are located.

 

41.                                
Entire Agreement.  This Lease constitutes the entire
agreement between the parties, and there is no other agreement between the
parties relating in any manner to the Project.

 

42.                                
Exculpation.  The term Landlord as used in this
Lease so far as covenants or obligations on the part of Landlord are concerned
shall be limited to mean and include only the owner or owners at the time in
question of the Landlord’s interest in the Building.  Tenant acknowledges
and agrees, for itself and its successors and assigns, that no trustee,
director, officer, employee or agent of Landlord shall be personally liable for
any of the terms, covenants or obligations of Landlord hereunder, and Tenant
shall look solely to Landlord’s interest in the Building for the collection of
any judgment (or enforcement or any other judicial process)

 

25

 

requiring
the payment of money by Landlord with respect to any of the terms, covenants
and conditions of this Lease to be observed or performed by Landlord and no
other property or assets of Landlord shall be subject to levy, execution or
other enforcement procedures for the satisfaction of any obligation due Tenant
or its successors or assigns.

 

43.                                
Covenants are
Independent.  Each
covenant of Landlord and Tenant under this Lease is independent of each other
covenant under this Lease, and no default by either party in performance of any
covenant shall excuse the other party from the performance of any other
covenant.

 

44.                                
Right to Relocate.  Landlord shall have the unrestricted
and unconditional right to relocate Tenant from the Premises to any other
office space in the Project.  Landlord shall deliver notice to Tenant of
Landlord’s desire to relocate Tenant, together with a proposal for the area to
which such Premises shall be relocated.  Should Landlord exercise its
right to relocate Tenant under this Section, (i) expenses of said relocation,
including, but not limited to, the employment of a professional moving company,
relocation of telephone systems, and reprinting of stationary and other
pre-printed material in the quantity and quality of existing stock, or of any
necessary renovation or alteration, as calculated by Landlord prior to any
relocation shall be paid by  Landlord, and (ii) following such
relocation, the substituted space shall for all purposes thereinafter
constitute the Premises and all terms and conditions of this Lease shall apply
with full force and effect to the Premises so relocated.  If Tenant has
not relocated its premises within thirty (30) days after Landlord notifies
Tenant of Landlord’s desire to relocate Tenant, Landlord shall have the right
to terminate this Lease by giving notice of such termination to Tenant (the
“Termination Notice”).  Such termination shall be effective upon any date
selected by Landlord in the Termination Notice that is at least ten
(10) days after the Termination Notice.  Tenant hereby further
covenants and agrees to promptly execute and deliver to Landlord any lease
amendment or other such document appropriate to reflect the changes in the
Lease described or contemplated above.

 

45                                   
Hazardous Materials

 

45.1                          
Landlord Studies.  Landlord has heretofore engaged one
or more independent contractors to perform limited surveys at the Building to
determine if hazardous materials exist on or at the Building (whether one or
more, the “Survey”).  The Survey discloses the existence of substances in
the Building that may be regulated by applicable environmental laws.  The
Survey discloses the existence of substances in the Building that may be
regulated by applicable environmental laws.  The scope of visual
inspection, testing, and sampling performed in connection with the Survey is
set forth in the written report (whether one or more, the “Written Report”)
submitted to Landlord by independent contractor(s) performing the Survey. 
However, the Tenant is advised that neither extensive testing nor sampling of
any portion of the Building was performed in connection with the Survey of the
Building.  A copy of each Written Report is on file in the Building
Manager’s office and Tenant shall have the right to inspect each such
report.  Except as expressly stated in the next following sentence,
Landlord makes no

 

26

 

representations
or warranties whatsoever (express or implied) to Tenant regarding (x) the Survey
(including, without limitation, the contents, accuracy and/or scope thereof) or
the Written Report or (y) the presence or absence of hazardous or toxic
materials or wastes in, at, or under the Premises or the Building. 
Landlord is not aware of (i) any written reports or surveys concerning the
Building other than the Written Report and the Survey on file with the Building
Manager and (ii) any fact that makes the Written Report or Survey
inaccurate in any material respect.  Tenant (a) shall not rely on and
has not relied on the Survey or the Written Report, the same having been
provided for informational purposes only and (b) acknowledges that Tenant
has taken such actions as Tenant deems appropriate to fairly evaluate the
Premises and has otherwise satisfied itself that the Premises are acceptable
and suitable from an environmental perspective.  Tenant shall furnish
Landlord with a complete and legible copy of any study, report, test, survey or
investigation performed by or on behalf of Tenant at any item involving the
Premises and shall fully restore all areas and improvements where samples were
taken or work was performed and repair all damage resulting from any of the
same and shall indemnify and hold Landlord harmless from any against all
claims, actions, liabilities, damages, losses, injuries or deaths in connection
with or arising out of or from any inspection, testing, sampling or similar or
dissimilar activity conducted by or on behalf of Tenant at or in the Premises
or the Building for hazardous or toxic materials or wastes.

 

45.2                          
Tenant Studies.  Prior to commencement of any tenant
finish work to be performed by Landlord, Tenant shall have the right to make
such studies and investigations and conduct such tests and surveys of the
Premises from an environmental standpoint as Tenant deems necessary or
appropriate, subject to the condition that all such studies and investigations
shall be completed prior to the commencement of any tenant finish work to be
performed by Landlord.  If Tenant requests that the Landlord commence
construction of tenant improvements prior to exercising such right, Tenant
shall be deemed to have waived the termination rights set forth below.  If
Tenant conducts studies, tests or investigations, Tenant shall restore the
Premises and hold Landlord harmless from and indemnify Landlord against all
loss, damages and claims resulting from or relating to Tenant’s studies, tests
and investigations.  If such study, test investigation or survey evidences
hazardous or toxic materials which affect the Premises, Tenant shall have the
right to terminate this Lease provided such right shall be exercised, if at
all, prior to the commencement of any tenant finish work to be performed by
Landlord and within five (5) days after Tenant receives the evidence of
hazardous or toxic materials.  If Tenant does not exercise such right
prior to commencement of any such tenant finish work and within such five
(5) day period, Tenant’s right to terminate this Lease shall be null and
void and of no further force or effect.

 

45.3.                       
Tenant Hazardous
Materials.  Tenant
shall not cause or permit any Hazardous Material (as hereinafter defined) to be
brought upon, kept or used in or about the Premises by Tenant, its agents,
employees, contractors or invitees, without the prior written consent of
Landlord, which consent may be granted or withheld in Landlord’s sole
discretion.  For the purpose of this Lease, “Hazardous Material” shall
include oil, flammable explosives, asbestos, urea formaldehyde, radioactive
materials or waste, or other hazardous, toxic, contaminated or

 

27

 

polluting
materials, substances or wastes, including, without limitation, any “hazardous
substances,” “hazardous wastes,” or “toxic substances” as such terms are
defined in the Resource conservation and Recovery Act and the Comprehensive
Environmental Response, Compensation and Liability Act, and in any other law,
ordinance, rule, regulation or order promulgated by the federal or state
government, or any other governmental entity having jurisdiction over the
Office Building Project or the parties to this Lease.  If Tenant breaches
the obligations set forth in this paragraph, or if the presence of Hazardous
Material in the Premises or at the Office Building Project caused or permitted
by Tenant (whether or not Landlord has given it consent to the presence of such
Hazardous Material in the Premises) results in contamination of the Premises or
any other part of the Office Building, or is contamination of the Office
Building by Hazardous Material otherwise occurs for which Tenant is legally
liable, then Tenant shall indemnify, defend and hold Landlord harmless from any
and all claims, judgments, damages, penalties, fines, costs, liabilities or
losses, including, without limitation, diminution in value of the Office
Building, damages for the loss or restriction of use of rentable or usable
space or floor area in or of any amenity of the Office Building, damages arising
from any adverse impact on leasing space in the Office Building, sums paid in
settlement of claims, and any attorney’s fees, consultants fees and expert fees
which arise during or after the term of the Lease as a result of such
contamination.  This indemnification of Landlord by Tenant shall survive
expiration or termination of this Lease and includes, without limitation, costs
incurred in connection with any investigation of site conditions or any
cleanup, remedial, removal or restoration work required by any federal, state
or local governmental agency or political subdivision because of Hazardous
Material present in, on or under the Premises.  Without limiting the
foregoing, if the presence of any Hazardous Material caused or permitted by Tenant
or is agents, employees, contractors or invitees, results in any contamination
of the Office Building, Tenant shall promptly take all action, at is sole
expense, as are necessary to return the Office Building to the condition
existing prior to the introduction of any such Hazardous Material; provided
that Landlord’s approval of such actions shall first be obtained, which
approval shall not be unreasonably withheld so long as such action would not
potentially have any material adverse long-term or short-term effect on the
Office Building.  Tenant shall promptly notify Landlord of any such
contamination.

 

46.                                
Waiver of Trial by
Jury.  To the extent
permitted by law, it is mutually agreed by and between landlord and tenant that
the respective parties hereto shall, and they do hereby, waive trial by jury in
any action, proceeding or counterclaim brought between the parties hereto or
their successors or assigns on any matters arising out of, or in any way
connected with, this lease, the relationship of landlord and tenant, and/or
tenant’s use of, or occupancy of, the premises.  Tenant further agrees
that it shall not interpose any counterclaim or counterclaims in a summary
proceeding or in any action based upon non-payment of rent or any other payment
required of tenant hereunder.  Except to the extent that the same would be
considered a compulsory counterclaim that would be required to be filed in the
same proceeding under applicable law.  This waiver is made freely and voluntarily,
without duress, and only after each of the parties hereto has had the benefit
of advice from legal counsel on the subject.

 

28

 

47.                                
Parking.  Landlord shall provide Tenant with on-site
unreserved parking spaces of three (5) spaces
per 1,000 rentable square feet within the Premises.  Landlord hereby
reserves the right to alter the methods used to control parking, and Landlord
may establish such controls and rules and regulations (e.g., parking
stickers to be affixed to vehicles) regarding parking that Landlord may deem
desirable and may amend them from time to time in Landlord’s sole
discretion.  Without liability, Landlord shall have the right to tow or
otherwise remove vehicles parked improperly, vehicles blocking ingress or
egress lanes, and vehicles violating parking rules, at the expense of the
offending tenant and/or the owner of the vehicle.  Tenant is granted exclusive use of six
(6) reserved parking spaces for the term of the lease.  Landlord
reserves the right with thirty  (30)
day notice to charge for reserved spaces, however, in no event shall this
charge exceed $35.00 per month for the initial lease term.

 

48.                                
Interpretation.  Should any provisions of this Lease
require judicial interpretation, it is agreed that the court interpreting or
construing the same shall not apply a presumption that the terms of any such
provision shall be more strictly construed against one party or the other by reason
of the rule of construction that a document is to be construed most
strictly against the party who itself or through its agent prepared the same,
it being agreed that the agents of all parties hereto have participated in the
preparation of this Lease.

 

49.                                
No Recordation of
Lease.  Upon execution
of this Lease Landlord and Tenant shall execute a Memorandum of Lease,
acceptable to Landlord and Tenant, to be recorded in the public records for the
parish where the Premises is located, at the Tenant’s expense.  Provided
however, that this Lease itself shall not be recorded or placed on public
record.

 

50.                                
Special Provisions.  The special provisions attached
hereto as Exhibit “C” and incorporated herein by reference, if any,
shall control if in conflict with any of the foregoing provisions of this
Lease.

 

29

 

SIGNED, SEALED AND DELIVERED
as of the date first above written.

 

	
  WITNESSES:

  	
  TENANT:

  
	
   

  	
   

  
	
  /s/
  Janice Parmelee

  	
   

  	
  By:

  	
  /s/
  Donald F. Jones

  	
   

  
	
   

  	
   

  	
   

  	
  YB Web Partners, LLC

  
	
  Print
  name:

  	
  JANICE
  PARMELEE

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Donald
  F. Jones, Pres.

  	
   

  
	
   

  	
   

  	
  (printed
  name and title)

  
	
  Print
  name:

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Date

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

By
the execution and delivery of this Lease, Tenant has made and shall be deemed
to have made a continuous and irrevocable offer to lease the Premises, on the
terms contained in this Lease, subject only to acceptance by Landlord (as
evidenced by Landlord’s signature hereon), which Landlord may accept in its
sole and absolute discretion.

 

 

{Signatures continued on next page}

 

30

 

{Signatures continued from previous page}

 

 

IN WITNESS WHEREOF, the
parties have hereunto set their hands and seals the day and year first above
written.

 

	
   

  	
  OWNER:

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  3445
  NORTH CAUSEWAY LIMITED

  LIABILITY COMPANY

  
	
   

  	
   

  

 

 

	
   

  	
  By:

  	
  /s/
  [ILLEGIBLE]

  	
   

  
	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Title:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  WITNESSES:

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Print
  name:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Print
  name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

31

 

EXHIBIT “A”

 

LEGAL DESCRIPTION

 

A CERTAIN PIECE OR PORTION
OF GROUND, together with all the buildings and improvements thereon, and all
the rights, ways, privileges, servitudes, appurtenances, and advantages
thereunto belonging or in anywise appertaining, situated in the State of
Louisiana, Parish of Jefferson, Harlem Subdivision, Square 28, bounded by North
Causeway Boulevard, Melville Dewey Drive, Ridgelake Drive and 14th
Street, designated as Lots 1 through 26 inclusive and more fully described as
follows:

 

Beginning at the
intersection of the northerly right of way line of 14th Street
and the easterly right of way line of North Causeway Boulevard, the point of
beginning.  Measure thence from the point of beginning along said easterly
line N 01° 23’47” E a distance of 240.00 feet to a point on the southerly right
of way line of Melville Dewey Drive (late 13th Street); thence along
said southerly line S 88° 36’13” E a distance of 390.00 feet to a point on the
westerly right of way line of Ridgelake Drive; thence along said northerly
right of way line of 14th Street; thence along said northerly line N
88° 36’13” W a distance of 390.00 feet to a point on the easterly right of way
line of North Causeway Boulevard, the point of beginning.

 

All
as more fully shown on a plan of survey by Lawrence G. Boder, R.L.S., Krebs,
LaSalle, LeMieux consultants, Inc, dated August 23, 1997.

 

32

 

 

 

Suite 401

 

Exhibit “A-1”

 

CAUSEWAY BLVD.

 

 

EXHIBIT “B”

 

1.            
Special
Conditions.

 

50.1 
Expansion.      Tenant shall have an ongoing
Right of First Refusal (“ROFR”) on any space that is or becomes vacant on the
remainder of the fourth (4th) floor.  The ROFR space shall be
made available to Tenant on the same terms and conditions as a bona fide and
accepted third party offer.  Tenant shall have five (5) business days
for the date it receives notice from the Landlord of any such offer to accept
or reject such ROFR space.

50.2 
Renewal.         Tenant shall have the Right
to Renew the Lease for one (1) additional five (5) year term under
the same terms  and conditions by
providing Landlord with six (6) months prior written notice and agreeing
to pay the prevailing market rate at the time of renewal.

 

1

 

EXHIBIT “C”

 

Memorandum Confirming Term

 

THIS MEMORANDUM (“Memorandum”) is made as of May 28, 2004 between
3445 North Causeway Limited Liability Company (“Landlord”) and YP Web Partners, LLC, (“Tenant”), pursuant
to that certain Lease Agreement between Landlord and Tenant dated as of
May 21, 2004 (the “Lease”) for the premises located at 3445 N. Causeway
Boulevard, Metairie, Louisiana 70002 (the “Premises”), and more particularly
described in the Lease.  All initial-capitalized terms used in this
Memorandum have the meanings ascribed to them in the Lease.

 

53.          
Landlord and Tenant
hereby confirm that:

 

1             
The Commencement Date of
the Lease Term is June 1, 2004

 

(a)          
The date Rent commences
under the Lease is June 1, 2004

(b)          
The expiration date of
the Lease Term is May 31, 2010

 

1.            
Tenant hereby confirms
that:

 

a.            
All commitments,
arrangements or understandings made to induce Tenant to enter into the Lease
have been satisfied;

 

b.            
All space and
improvements have been completed and furnished in accordance with the
provisions of the Lease; and

 

c.            
Tenant has accepted and
is in full and complete possession of the Premises.

 

2.            
This Memorandum shall be
binding upon and inure to the benefit of the parties and their permitted
successors and assigns.

 

IN WITNESS WHEREOF, the parties have executed this Memorandum as of the
date first set forth above.

 

	
   

  	
  TENANT:

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Donald
  F. Jones

  	
   

  
	
   

  	
   

  	
  YP Web Partners, LLC

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  DONALD
  F. JONES, Pres.

  	
   

  
	
   

  	
   

  	
  (printed
  and title name)

  

 

2

 

	
   

  	
  OWNER:

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  3445
  NORTH CAUSEWAY LIMITED

  
	
   

  	
  LIABILITY
  COMPANY

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  [ILLEGIBLE]

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Title:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  WITNESSES:

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Print
  name:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Print
  name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

3

 

EXHIBIT “D”

 

Attached to and made part of

 

Lease Agreement dated: May 21, 2004

 

Landlord:              
3445 North Causeway
Limited Liability Company.

 

Tenant:                 
YP
Web Partners, LLC

 

The following rules and regulations shall apply, where applicable,
to the Premises, the Building, the Project, the parking facilities associated
therewith, if any, the land situated beneath the Building and the appurtenances
thereto:

 

1.            
No sign, door plaque,
directory strip, advertisement or notice shall be displayed, painted or affixed
by Tenant, its officers, agents, servants, employees, patrons, licensees,
customers, visitors or invitees in or on any part of the outside or inside of
the Premises, Building, Project or Common Facilities without the prior written
consent of Landlord and then only of such color, size, character, style and
material, and in such places as shall be approved and designated by Landlord.
 In the event of the violation of the foregoing by Tenant, Landlord may
remove same without any liability, and may charge the expense incurred by such
removal to Tenant.  Signs on entrance doors to the Premises and
directories shall be placed thereon by a contractor designated by Landlord and
shall be paid for by Tenant.

 

2.            
No additional locks or
bolts of any kind shall be placed on any door in the building and no changes
shall be made to the existing locks or bolts without the prior written consent
of Landlord.  Landlord will furnish Tenant with two (2) keys to the
entrance doors of the Premises.  Landlord may at all times keep a pass key
to the Premises.

 

3.            
Tenant, its officers,
agents, agents, servants, employees, patrons, licensees, customers,
contractors, visitors, or invitees shall not block or obstruct any of the
entries, passages, doors, elevators, elevator doors, corridors, hallways or
stairways of the Building, Project or Common Facilities or place, empty or
throw away rubbish, litter, trash or material of any nature in such areas, or
permit such areas to be used at any time except for ingress or egress of
Tenant, its officers, agents, servants, employees, patrons, licensees,
customers, visitors or invitees.

 

4.            
Glass panel doors that
reflect or admit into the passageways, or into any place in the Building, shall
not be covered or obstructed by Tenant, and Tenant shall not permit, erect

 

4

 

and/or
place solar reflective film, drapes, curtains, blinds, shades, screens,
furniture, fixtures, shelving, display cases, tables, lights, signs or
advertising devices in front of, or in the proximity of any interior or
exterior windows, glass panels or glass doors that provide a view into the
interior of the Premises, unless same shall have first been approved in writing
by Landlord.

 

5.            
Tenant, its officers,
agents, servants, employees, patrons, customers, visitors, invitees and
contractors shall park their vehicles only in the area of the parking
facilities designated for this purpose by Landlord, if any.  Tenant shall
be responsible for notifying their employees of all parking rules and
regulations and for employee compliance with the rules and regulations.

 

6.            
Movement in or out of the
Building of furniture or office equipment, or dispatch or receipt by Tenant of
any bulky material, merchandise or materials which requires the use of
elevators or stairways, or movement through the Building entrances or lobby
shall be restricted to such hours as Landlord shall designate.  All such
movement shall be under the supervision of Landlord and in the manner agreed
between Tenant and Landlord by prearrangement before performance.  Such
prearrangement initiated by Tenant will include determination by Landlord, and
subject to its decision and control, as to the time, method, and routing of movement
and as to limitations for safety or other concern that may prohibit any
article, equipment or any other item from being brought into the Building.
 Tenant shall assume all risks as to the damage to articles moved and
injury to persons or public engaged or not engaged in such movement, including
equipment, property and personnel of Landlord if damaged or injured as a result
of acts in  connection with
carrying out this service for Tenant from the time of entering the Project to  completion of work; and Landlord shall
not be liable for acts of any person engaged in, or any damage or loss to any
of said property or persons resulting from, and act in connection with such
service performed for Tenant.  Tenant shall supply certificates of
insurance with limits of insurance as designated by Landlord for all
contractors or individuals involved in the movement in and out of the building
of furniture, office equipment, or any other builder materials or merchandise.

 

7.            
Tenant is cautioned in
purchasing furniture and equipment that the size is limited to such as can be
placed in the elevator and will pass through the doors to the Premises.
 Large pieces should be made in parts and set up in the Premises.
 Landlord reserves the right to refuse to allow to be placed in the
Building, any furniture or equipment of any description which does not comply
with the above conditions.  Landlord shall have the power to prescribe the
weight and position of safes and other heavy equipment or items, which shall in
all cases, to distribute weight, stand on supporting devices approved by
Landlord.  All damages done to the Building by the installation or removal
of any property of Tenant, or done by Tenant’s property while in the Building,
shall be repaired at the expense of Tenant.  Tenant shall notify the
Building manager when safes or other heavy equipment are to be taken in or out
of the Building, and the moving shall be done under the supervision of the
Building manager, after written permission from Landlord.  Persons employed
to move such property must be acceptable to Landlord.

 

5

 

8.            
There shall not be used
in any space, or in the Common Facilities of the Building, either by Tenant, or
by jobbers or others, in the delivery or receipt of merchandise, any hand
trucks, except with rubber tires and side guards.

 

9.            
All contractors and/or
technicians performing work for Tenant within the Premises, Building, Project,
or Common Facilities, shall be referred to Landlord for approval before
performing such work.  This shall apply to all work including, but not
limited to, installation of telephones, telegraph equipment, gas pipes,
electrical devices and attachments, and all installations affecting floors, walls,
windows, doors, ceilings, equipment, or any other physical feature of the
Premises, Building, Project or Common Facilities.  None of this work shall
be done by Tenant without Landlord’s prior written approval.  Should
Tenant require telegraphic, telephone, enunciator or other communication
service, Landlord will direct the electrician where and how wires are to be
introduced and placed and none shall be introduced or placed except as Landlord
shall direct.  Electric current shall not be used for power of heating
without Landlord’s prior written permission.

 

10.          
Tenant, its officers,
agents, servants or employees shall do no painting or decorating in the
Premises; or mark, paint or cut into, drive nails or screw into, nor in any way
deface any part of the Premises or Building other than to hang artwork,
posters, diplomas, etc. without the prior written consent of Landlord.  If
Tenant desires signal, communication, alarm or other utility or service
connection installed or changed, such work shall be done at expense of Tenant,
with the approval and under the direction of Landlord.

 

11.          
All doors leading to the
Premises from any corridors, passage or hallway shall be kept closed at all
times, except when someone is actually entering or leaving the Premises.

 

12.          
Tenant, its officers,
agents, servants and employees shall, before leaving the Premises unattended,
close and lock all doors and shut off all utilities; any damage resulting from
failure to do so shall be paid by Tenant.

 

13.          
Tenant, its officers,
agents, servants or employees shall not make or permit any improper,
objectionable or unpleasant noises or odors in the Building or otherwise
interfere in any way with other tenants or persons having business with them.

 

14.          
Tenant, its officers,
agents, servants or employees shall not permit any equipment or device within
the Premises which will impair radio or television broadcasting or reception
from or in the Building, Project or Common Facilities.

 

15.          
Tenant, its officers,
agents, servants, employees, patrons, licensees, customers, contractors,
visitors or invitees shall not bring into the Premises, Project or Common
Facilities or keep on the Premises any fish, fowl, reptile, insect or animal of
any kind whatsoever without the prior written consent of Landlord.

 

6

 

16.          
Tenant, its officers,
agents, servants or employees shall not use the Premises, Building, Project or
Common Facilities for housing, lodging or sleeping purposes or for the cooking
or preparation of food, without the prior written consent of Landlord.

 

17.          
Tenant, its officers,
agents, servants and employees shall not install or operate any refrigerating,
heating or air conditioning apparatus or other machinery of any kind, or carry
on any mechanical operation, or bring into the Premises, Building, Project or
Common Facilities any inflammable, combustible or explosive fluid, chemical,
material or substance or Hazardous Material without the prior written consent
of Landlord.

 

18.          
No space in the Building,
Project or Common Facilities shall, without the prior written consent of
Landlord, be used for manufacturing, public sales, or for the storage of
merchandise, or for the sale of merchandise, goods or property of any kind, or
auction.

 

19.          
The requirements of
Tenant will be attended to only upon application at the office of
Landlord.  Landlord’s employees shall not perform any work or do anything
outside of their regular duties, unless under special instructions from
Landlord.

 

20.          
Plumbing, fixtures and
appliances shall be used only for the purpose for which designed, and no
sweepings, rubbish, rags, Hazardous Material, or other unsuitable material shall
be thrown or placed therein.  Damage resulting to any such fixtures or
appliances from misuse by Tenant or Tenant’s agents, employees or invitees,
shall be paid by Tenant, and Landlord shall not in any case be responsible
therefore.

 

21.          
Tenant shall not permit
the Premises to be used as a barber, beauty manicure shop or employment bureau
nor shall Tenant engage or pay any employee from the Premises, except those
employees actually working for Tenant on the Premises, nor shall Tenant advertise
for laborers giving an address of the Premises, Building, Project or Common
Facilities without the prior written consent of Landlord.

 

22.          
Tenant shall cooperate
with Landlord’s employees in keeping the Premises neat and clean.  Tenant
shall not employ any person for the purposes of such cleaning other than the
Building’s cleaning and maintenance personnel without Landlord’s consent.
 Landlord shall be in no way responsible to Tenant, its agents, employees
or invitees for any loss of property from the premises or public areas or for
any damages to any property thereon from any cause whatsoever.  The work
of Landlord’s janitorial personnel shall not be hindered by Tenant after
5:30 p.m., and such work may be done at any time when the offices are vacant.
 The exterior windows, doors and fixtures may be cleaned at any
time.  Tenant shall provide adequate waste and rubbish receptacles,
cabinets, bookcases, map cases, etc., necessary to prevent unreasonable
hardship to Landlord in discharging its obligation regarding janitorial
services.  In this regard, Tenant shall also empty all glasses, cups and
other containers holding any type of liquid whatsoever.

 

23.          
In the event Tenant must
dispose of crates, boxes, etc., which will not fit into office wastepaper
baskets, it will be the responsibility of Tenant to dispose of same.  In
no event

 

7

 

shall Tenant set such items
in the public hallways or other areas of the Building, Project, or parking facilities,
excepting Tenant’s own Premises, for disposal.

 

24.          
Tenant will be
responsible for any damage to the Premises, including carpeting and flooring,
as a result of rust or corrosion of file cabinets, roller chairs, metal
objects, or spills of any type of liquid, normal wear and tear excepted.

 

25.          
Tenant shall not lay
linoleum or other similar floor covering within the Premises, without the prior
written consent of Landlord.

 

26.          
Canvassing, soliciting
and peddling in the Building, Project and Common Facilities is prohibited and
Tenant shall cooperate to prevent the same.  In this respect, Tenant shall
promptly report such activities to Landlord.

 

27.          
Tenant, its officers,
agents, employees, servants, patrons, customers, contractors, licensees,
invitees and visitors shall not solicit business in the Building, Project or
Common Facilities, nor distribute any handbills, or other advertising matter,
to vehicles parked in the parking facilities.

 

28.          
Landlord will not be
responsible for lost or stolen personal property, equipment, money or any
article taken from the Premises, Building, Project, or parking facilities,
regardless of how or when such loss occur.

 

29.          
No vending machine of any
description shall be installed, maintained or operated upon the Premises
without the prior written consent of Landlord.

 

30.          
Neither Tenant, nor any
officer, agent, employee, servant, patron, customer, contractor, visitor,
licensee or invitee of Tenant, shall go on the roof of the Building, without
the written consent of the Landlord.

 

31.          
Tenant shall not install
any antenna or aerial wires, radio or television equipment, or any other type
of equipment, inside or outside of the Building, without Landlord’s prior
written consent and upon such terms and conditions as may be specified by
Landlord in each and every instance.

 

32.          
Tenant shall not
advertise the business, profession or activities of Tenant in any manner which
violates the letter or spirit of any code of ethics adopted by any recognized
association or organization pertaining thereto, use the name of the Building or
Project for any purpose other than that of the business address of Tenant, or
use any picture or likeness of the Building or Project, or use the Building or
Project name in any letterheads, envelopes, circulars, notices, advertisements,
containers or wrapping material, without prior express written consent of
Landlord in each and every instance.

 

8

 

33.          
Landlord reserves the
right to close the Building to the public at 6:00 p.m., Monday through
Friday, and at 1:00 p.m. on Saturday, subject however, to Tenant’s rights
to admittance under regulations prescribed by Landlord, and to require that
persons entering the Building identify themselves and establish their right to
enter or to leave the Building.

 

34.          
Access to the Building,
or the halls, corridors, elevators or stairways to the Premises, may be refused
from 1:00 p.m. Saturday to 6:00 a.m. Monday, on holidays declared by
the Federal Government, whenever the Building is not open to the public and
during Monday through Friday between the hours 6:00 p.m. and
6:00 a.m., unless the person seeking access has a pass or is properly
identified.  Landlord shall in no case be liable for damages for the
admission to or exclusion from the Building of any person whom Landlord has the
right to exclude hereunder.  Tenant’s officers, agents, servants and employees
shall be permitted to enter and leave the Building whenever appropriate
arrangements have been previously made between Landlord and Tenant with respect
thereto.  Tenant shall be responsible for all persons for whom Tenant
requests such permission, and shall be liable to Landlord for all acts of such
persons.  Any person whose presence in the Building, Project or Common
Facilities at any time shall, in the judgment of the Landlord, be prejudicial
to the safety, character, reputation and interest of the Building or Project or
its tenants may be denied access to the Building, Project or Common Facilities
or may be ejected therefrom.  In case of invasion, riot, public excitement
or other commotion, Landlord may prevent all access to the Building, Project or
Common Facilities during the continuance of the same, by closing the doors or
otherwise, for the safety of the Tenants, and protection of property in the
Building, Project and Common Facilities.  Landlord may require any person
leaving the Building with any package or other object from the Premises to
exhibit a pass from Tenant, but the establishment and enforcement of such
requirements shall not impose any responsibility on Landlord for the protection
of Tenant against the removal of property from the Premises.  Landlord
shall in no way be liable to Tenant for damages or loss arising from the
admission, exclusion or ejection of any person to or from the Premises, the
Building, the Project or the Common Facilities under the provisions of this
rule.

 

35.          
Smoking is prohibited in
all areas of the Building except where expressly permitted by Landlord (if any
such area is permitted). Landlord reserves the right to relocate or eliminate
any such areas where smoking is permitted, at any time.

 

36.          
Any additional services
not required under the Lease to be performed by Landlord, which Tenant requests
Landlord to perform and which are performed by Landlord, shall be billed to
Tenant at Landlord’s cost plus twenty percent (20%).

 

37.          
Landlord reserves the
right to rescind any of these rules and regulations and to make such other
and further rules and regulations as in its sole judgment shall from time
to time be deemed appropriate for the safety, protection, care and cleanliness
of the Building, the operation thereof, the preservation of good order therein
and the protection and comfort of the tenants and their agents, employees and
invitees, which rules and regulations, when made and written notice
thereof is given to Tenant, shall be binding upon it in like manner as if
originally herein prescribed.

 

9

 

38.          
Tenant shall not occupy
or permit any portion of the Premises to be occupied as an office for a public
stenographer or a public typist, for the manufacture or sale of liquor,
narcotics, dope or tobacco in any form, for the sale or distribution of
foodstuffs (except for the sole use and convenience of Tenant and its
employees), as a barber, hairdresser or manicure shop, or as an employment bureau.

 

10

 

EXHIBIT “E”

 

WORK LETTER AGREEMENT

 

Attached to and made part of

 

Lease Agreement dated: May 21,
2004

 

Landlord:              
3445 North Causeway
Limited Liability Company.

 

Tenant:                 
YP
Web Partners, LLC

 

WORK LETTER
AGREEMENT

 

This Work Letter Agreement (this “Agreement”) is made and entered into
this 21st day of May, 2004, between Landlord and Tenant.  In the event of
any inconsistencies between this Agreement and the Office Building Lease
Agreement (the “Lease”) dated concurrently herewith to which this Agreement is
attached as Exhibit “E”, this Agreement shall control.
 Capitalized terms used in this Agreement shall, unless otherwise
specifically set forth herein, have the same meanings as in the Lease.

 

WITNESSETH:

 

WHEREAS, Landlord and Tenant have executed the Lease on this date and,
in connection therewith, are entering into this Agreement for the construction
of certain leasehold improvements of and to the Premises referenced in the
Lease; and

 

WHEREAS, all terms capitalized herein but not defined herein shall have
the meanings ascribed to them in the Lease; and

 

WHEREAS, (i) Landlord or its contractor(s) shall do all work
referenced herein in accordance with the terms and provisions hereof, and
(ii) Tenant shall not do or cause to be done any of such work or interfere
in any way with Landlord’s or its contractors’ efforts to do any of such work.

 

NOW, THEREFORE, for One Dollar ($1.00) and other good and valuable
considerations, the receipt, adequacy and sufficiency of which is hereby
acknowledged, Landlord and Tenant agree as follows:

 

1

 

SECTION 1

 

RECITALS

 

1.01        
Landlord and Tenant agree
to the recitals set forth above and acknowledge that each of same is true and
correct and by this reference is hereby incorporated into this Agreement.

 

SECTION 2

 

FINAL WORKING DRAWINGS AND TURNKEY
IMPROVEMENTS

 

2.01        
Landlord and Tenant
hereby agree that Landlord shall employ a general contractor to perform the
build-out of the Premises in accordance with those certain Final Working
Drawings (as hereinafter defined) which will be prepared and attached
hereto-in accordance with Paragraph 2.02 below (the improvements set forth-in-the
Final Working-Drawings are sometimes as
defined in Proposal Number D 04-500-2, by EJD Builders dated May 4, 2004
and further outlined in  Floor
Plans 2A1 prepared by Morton-Verges Architects initialed and approved by Tenant
hereinafter called the “Turnkey Improvements”); provided, however,
Landlord’s obligation to pay the cost of the Turnkey Improvements shall
not exceed ten dollars  ($10.00) per square foot of net
rentable area of the Premises (the “Landlord’s Allowance”) further defined as FORTY FIVE THOUSAND TWO HUNDRED AND
TWENTY FIVE DOLLARS ($45,250.00)  and such costs in excess of the
Landlord’s Allowance shall be deemed to be included within the definition of
Tenant’s Non-Standard Work (as hereinafter defined). The Landlord’s
Allowance shall be funded in such a manner and to a party Landlord deems
appropriate so that the Turnkey Improvements can be completed on a
lien-free basis.

 

2.02        
Tenant shall have
fourteen (14) days from the date-of this-Lease to provide Landlord with
all-necessary-information to enable Landlord and/or Landlord’s space planner to
prepare a space plan-for the Premises setting forth the conceptual layout of
the Premises.  Landlord’s space planner will prepare the space plan and,
within a reasonable time frame, will present it to Tenant for approval. 
Tenant shall have three (3) business days from the date Landlord’s space
planner submits the space plan to Tenant to approve the same.  If
Tenant-does not disapprove the-space plan within such three (3) day
period,- Tenant-shall be deemed to have approved same.  Upon approval, the
space plan will be attached to the-Lease and will form the basis for completion
of the Final Working Drawings.-If-disapproved by Tenant, Landlord and
Landlord’s-space planner will revise the space plan in an attempt to reflect
the comments of the Tenant; provided, however, that such changes will not
require the expenditure of-additional funds to-complete the
Turnkey-Improvements.  Landlord will-require Tenant’s approval of the
revised space plan within three (3) business days of submittal of such
revisions to Tenant.  If Tenant does not disapprove the space plan within
such three (3) day period, Tenant shall be deemed to have

 

2

 

approved
same.  In all events, the space planning process should be completed
within twenty (20) days after the date Tenant is first presented with said
space plan, and if-no specific space plan has been agreed to on said date, then
the Commencement Date shall not be delayed because said space plan has not been
agreed to or by any subsequent revisions-to the space plan, and the
Commencement Date shall be as  specified
in Section 1.07 of the Lease, notwithstanding when the space plan is
ultimately agreed upon or the Completion Date is achieved, The cost of
producing the space plan and one revision thereof, if necessary, shall be borne
by Landlord.  Subsequent space planning and the cost of producing all
additional plans, specifications and cost estimates as may be required in this
Agreement shall be paid by Tenant.

 

2.03        
Not later than
five (5) days after the date that Tenant approves the space plan, Tenant
shall provide Landlord with all necessary information to prepare a budget
setting forth the cost of all of the work set forth in the space plans
(such-plans and budgets are herein sometimes called the “Final Working
Drawings”).  The Final Working Drawings shall be sufficiently detailed and
in a form suitable for obtaining all necessary permits from any applicable
governmental authority to commence construction of the Turnkey Improvements.

 

SECTION 3

 

TENANT’S NON-STANDARD WORK

 

3.01        
Tenant may request that
Landlord make, or cause to be made, at Tenant’s cost and expense improvements
to the Premises in addition to or different from the Turnkey Improvements
(hereinafter “Tenant’s Non-Standard Work”).  Landlord may deny its consent
to such request in Landlord’s sole discretion.

 

3.02        
If Landlord approves
Tenant’s request for Tenant’s Non-Standard Work, Landlord shall, in accordance
with this Agreement, install the Tenant’s Non-Standard Work including, but not
limited to, the following:

 

3.02-1     
Qualities of Turnkey
Improvements in excess of those provided by Landlord as set forth in
Section 2 hereof.

 

3.02-2     
Substitution of materials
or change in design from the Turnkey Improvements.

 

Tenant acknowledges that if
Tenant requests Landlord to install Tenant’s Non-Standard Work, such request
may cause a delay in completion of the Turnkey Improvements under this Agreement.

 

3

 

SECTION 4

 

FINANCIAL

 

4.01        
If Tenant requests
Tenant’s Non-Standard Work, Tenant will pay Landlord all costs related to
Tenant’s Non-Standard Work, which will include, but not be limited to, the
following:

 

4.01-1     
The cost of the
professional services (including services of architects, engineers,
construction management fees and consultants), if any, required in order to
complete Tenant’s Non-Standard Work;

 

4.01-2     
The additional cost, if
any, resulting from the use of materials other than those used in the Turnkey
Improvements and the cost of installing such materials; and

 

4.01-3     
The cost of any
structural changes in the Building.

 

Whether or not Tenant
requests Tenant’s Non-Standard Work, Tenant shall not be entitled to any
credits whatsoever for any portion of Landlord’s Allowance not utilized by
Tenant.

 

4.02        
Following commencement of
construction, Landlord will bill Tenant for the cost of obtaining and installing
Tenant’s Non-Standard Work.  Tenant shall pay Landlord the entire amount
of each statement within ten (10) days after receipt.

 

4.03        
Any sums payable by
Tenant to Landlord under this Agreement which shall not be paid within ten
(10) days after billing of Tenant shall bear interest at the rate of
fifteen percent (15%) per annum from the date of said initial billing.  If
any payments due under this Agreement are not paid within twenty (20) days
after receipt of the original billing, such non-payment shall be a default
under this Agreement and the Lease and Landlord shall have all remedies
available under the Lease in the event of default, including, but not limited
to, the stoppage of all work to be performed under this Agreement.
 Should Landlord stop work under this Agreement due to a monetary default
of Tenant under this Agreement or the Lease, Tenant shall have no right to
set-off or abatement of Base Rent or Additional Rent under the Lease and
further Tenant shall make no claim against Landlord for any damages whatsoever,
actual or consequential, including any claims or damages for holdover rent of a
prior tenancy or as a result of a delay in taking occupancy of the Premises
under the Lease.

 

SECTION 5

 

CONSTRUCTION OF IMPROVEMENTS
AND LEASE COMMENCEMENT DATE

 

5.01        
Landlord estimates, but
does not warrant, that the Premises will be substantially completed, in
accordance with the Final Working Drawings on or before September 1, 2004, (the “Estimated
Completion Date”), unless extended by other provisions of this Agreement.

 

4

 

5.02        
(a)          
In the event the
Completion Date (as hereinafter defined) should be delayed beyond the Estimated
Completion Date for a reason solely and directly attributable to Landlord, then
the Commencement Date will be extended one day for each day of such delay.
 However, if the Commencement Date is extended by any of the provisions of
this Section 5 Landlord shall have no liability to Tenant or any other party
for any of Tenant’s holdover rent in a prior tenancy or any other liability
whatsoever.

 

(b)          
In the event that the
actual Completion Date should occur beyond the Estimated Completion Date due to
causes beyond Landlord’s control, including, but not limited to, causes beyond
the reasonable control of Landlord, or if such delay includes, but is not
solely attributable to, in whole or in part, acts of God, civil strife, riots,
strikes, governmental action, shortages of equipment or supplies, then one day
shall be added to the Commencement Date for each day of such delay.

 

5.03        
In the event the actual
Completion Date should occur beyond the Estimated Completion Date for any
reason attributable to Tenant or Tenant’s agents, then no adjustment shall be
made to the Commencement Date.

 

SECTION 6

 

SUBSTANTIAL COMPLETION AND
OCCUPANCY

 

6.01        
The “Completion Date”, as
that term is used in this Agreement, will be deemed to be the date that
improvements to the Premises, including the Turnkey Improvements and
Tenant’s Non-Standard Work, if any, are substantially complete and the Premises
is ready for occupancy by Lessee, as reasonably determined by Landlord’s
architect or building manager, whichever is applicable.  The completion of
any punch-list work as contemplated in Paragraph 2.2 of the Lease shall not
delay or otherwise modify the Completion Date.

 

6.02        
In the event that due to
delays contemplated hereunder, the Completion Date shall be delayed beyond the
Estimated Commencement Date, Landlord shall give to Tenant written notice
setting forth the proposed revised Estimated Completion Date and the revised
Commencement Date.

 

6.03        
Tenant shall be obligated
to ensure that the Premises, once completed, comply with the Americans with
Disabilities Act of 1992, as amended from time to time.

 

5

 

IN WITNESS WHEREOF, the parties have signed this Agreement as of
the date first above written.

 

	
  WITNESSES:

  	
  TENANT:

  
	
   

  	
   

  
	
  /s/
  Janice Parmelee

  	
   

  	
  By:

  	
  /s/
  Donald F. Jones

  	
   

  
	
   

  	
   

  	
    YP Web Partners, LLC

  
	
   

  	
   

  
	
  Print
  name:

  	
  JANICE
  PARMELEE

  	
   

  	
   

  	
  Its:

  	
  President

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  DONALD
  F. JONES, Pres.

  	
   

  
	
   

  	
   

  	
    (printed
  name and title)

  
	
   

  	
   

  	
   

  
	
  Print
  name:

  	
   

  	
   

  	
   

  	
  Its:

  	
  President

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

6

 

	
   

  	
  OWNER:

  
	
   

  	
   

  
	
   

  	
  3445
  NORTH CAUSEWAY

  
	
   

  	
  LIMITED
  LIABILITY COMPANY

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  [ILLEGIBLE]

  	
   

  
	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Title:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  WITNESSES:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Print
  name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Print
  name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

7

 

 

 

EXHIBIT “F”

 

Attached to and made part of

 

Lease Agreement dated: May 21, 2004

 

Landlord:              
3445 North Causeway
Limited Liability Company.

 

Tenant: YP Web Partners, LLC

 

IN SOLIDO OBLIGATION AND
GUARANTY OF LEASE

 

May 27, 2004

 

FOR TEN AND NO/100 DOLLARS ($10.00) AND OTHER GOOD AND VALUABLE
CONSIDERATION, the receipt and sufficiency of which are hereby acknowledged by Donald F. Jones (“Guarantor”), and in
connection with that certain Lease Agreement (the “Lease”) in that certain
building known as “3445 N. Causeway Boulevard
Office Building”, by and between 3445
North Causeway Limited Liability Company (as “Landlord”) and YP Web Partners, LLC (as “Tenant”), the
undersigned guarantor (“Guarantor”) hereby duly executes and delivers this In
Solido Obligation and Guaranty of Lease (the “Guaranty”), makes itself liable
in solido with Tenant and covenants and agrees to guaranty, for and on behalf
of Landlord and Landlord’s transfers, successors and assigns, the full and
complete performance and payment (as applicable) of all of the obligations,
liabilities and duties of any nature and kind of Tenant under the Lease
(collectively the “Liabilities”).

 

Guarantor represents and acknowledges that the making of the Lease will
be of direct interest, benefit and advantage to Guarantor, and that, without
the execution and delivery of this Guaranty, Landlord would not have agreed to
enter into said Lease.

 

The obligations of Guarantor hereunder are independent of the
obligations of Tenant, and separate actions for payment, damages or performance
may be brought and prosecuted against Guarantor whether or not an action is
brought against Tenant or the security for Tenant’s obligations, and whether or
not Tenant is joined in any such actions, and whether or not notice is given or
demand is made upon Tenant except as expressly provided for within the
following paragraph.  This Guaranty
expires at midnight on May 31, 2005.

 

Landlord may, from time to time, without  ten (10) days notice to Guarantor, and
upon default of tenant, and without affecting, diminishing or releasing the
liability of Guarantor (a) retain or obtain a security interest in any
property to secure any of the Liabilities or any obligation hereunder,
(b) retain or obtain the primary or secondary liability of any party or
parties, in addition to Guarantor, with respect to any of the Liabilities,
(c) extend or renew for any period (whether or not longer than the
original period), alter or exchange any of the Liabilities,
(d) release or compromise any liability of any of the parties primarily or
secondarily liable on any of the Liabilities, (e) release its security
interest, if any, in all or any property securing any of the

 

 

Liabilities or any
obligation hereunder and permit any substitution or exchange for any such
property, (f) resort to Guarantor for payment of any of the Liabilities,
or any portion thereof, whether or not Landlord shall have resorted to any
property securing any of the Liabilities or any obligation hereunder or shall
have proceeded against any party primarily or secondarily liable on any of the
Liabilities, and (g) alter, extend, change, modify, release or cancel any
covenant, agreement or provision contained in the Lease.  Any amount
received by Landlord from whatever source and applied by it toward the payment
of the Liabilities shall be applied in such order of application as Landlord
may from time to time elect.

 

Guarantor waives, except as specifically provided for in the preceding
paragraph: (a) notice of the acceptance of this Guaranty, (b) notice
of the existence or creation of the Lease or all or any of the Liabilities,
(c) presentment, demand, notice of dishonor, protest, and all other notice
of whatever, and (d) all diligence on the part of Landlord in collection
or protection of, or realization upon, any security for any of the Liabilities
or in enforcing any remedy available to it under the Lease.  In no event
shall the Guarantor be responsible for my remaining portion of the subject
lease subsequent to the midnight May 31, 2005 expiration of this guaranty.
 This expiration takes precedence over any provisions contained in this
guaranty whether or not in conflict with the language contained within,
provided that all obligations under the lease are current as of May 31,
2005.

 

The creation or existence from time to time of Liabilities in excess of
the amount to which the right of recovery under this Guaranty is limited is
hereby authorized, without notice to Guarantor and shall in no way affect or
impair this Guaranty.

 

Landlord may, without notice of any kind, sell, assign or transfer all
or any of the Liabilities, and in such event each and every successive
assignee, transferee, or holder of all or any of the Liabilities, shall have
the right to enforce this Guaranty, by suit or otherwise for the benefit of
such assignee, transferee or holder, as fully as if such assignee, transferee
or holder were herein by name specifically given such rights, powers and
benefits.  Landlord shall have an unimpaired right, prior and superior to
that of any such assignee, transferee or holder, to enforce this Guaranty for
the benefit of Landlord, as to so much of the Liabilities as it has not sold,
assigned, or transferred.

 

No delay or failure on the part of Landlord in the exercise of any right
or remedy shall operate as a waiver thereof and no single or partial exercise
by Landlord of any right or remedy shall preclude other or further exercise
thereof or the exercise of any other right or remedy contained herein.  No
action of Landlord permitted hereunder shall in any way impair or affect this
Guaranty.  No right or power of Tenant or anyone else to assert any claim
or defense as to the invalidity or unenforceability of the Lease or of the
Liabilities shall impair or affect the obligations of Guarantor hereunder.
 Until all of the Liabilities shall have been paid to Landlord in full,
Guarantor shall have no right to subrogation, and until such time Guarantor
waives any right to enforce any remedy which Landlord now has or may hereafter
have against Tenant, and waives any benefit of any right to participate in any
security now or hereafter held by Landlord.

 

Until each and every one of the covenants and agreements of this
Guaranty are fully performed, Guarantor’s obligations shall not be released, in
whole or in part, by any action or thing

 

2

 

which
might, but for this provision of this instrument, be deemed a legal or
equitable discharge of a surety or guarantor, or by reason of any waiver, extension,
modification, forbearance or delay or other act or omission of Landlord or its
failure to proceed promptly or otherwise, or by reason of any action taken or
omitted by Landlord, whether or not such action or failure to act varies or
increases the risk of, or affects the rights or remedies of Guarantor or by
reason of any further dealings between Tenant, Landlord or any other guarantor.
 Guarantor hereby expressly waives and surrenders any defense to its
liability hereunder based upon any of the foregoing acts, omissions, things,
agreements or waivers or any of them; it being the purpose and intent of the
parties hereto that the covenants, agreements and all obligations hereunder are
absolute, unconditional and irrevocable.

 

Any notice, demand or request by Landlord, its successors or assigns,
to Guarantor “shall be in writing, and shall be deemed to have been duly given
or made if either delivered personally to Guarantor or mailed by certified or
registered mail, addressed to Guarantor, at the following address: Donald F. Jones, YP Web Partners, LLC, 3445  North Causeway Boulevard, Suite 401,
Metairie, Louisiana 70002 and to Landlord at the following address:
Corporate Realty, 3445 N. Causeway Boulevard, Suite 637, Metairie,
Louisiana, 70002 Attention: Property Manager

 

Landlord shall be entitled to assign this Guaranty and all of its
rights, privileges, interests, and remedies hereunder to any other person,
firm, entity, bank or corporation whatsoever without notice to or consent by
Guarantor, and such assignee shall be entitled to the benefits of this Guaranty
and to exercise all such rights, interests and remedies as fully as Landlord.
 This Guaranty shall inure to the benefit of Landlord, its successors and
assigns, and shall bind Guarantor jointly and severally, together with its
heirs, representatives, successors and assigns.  If more than one party
shall execute this Guaranty, the term “Guarantor” shall mean all parties
executing this Guaranty, and all such parties shall be jointly and severally
obligated hereunder.

 

This Guaranty shall be construed in accordance with the laws of the
state in which the Premises are located, and such laws shall govern the
interpretation, construction and enforcement hereof.  Wherever possible
each provision of this Guaranty shall be interpreted in such manner as to be
effective and valid under applicable law, but if any provision of this Guaranty
shall be prohibited by or invalid under such law, such provision shall be
ineffective to the extent of such prohibition or invalidity, without
invalidating the remainder of such provision or the remaining provisions of
this Guaranty.

 

Guarantor hereby (a) submits to the nonexclusive jurisdiction of
the United States District Court for the District in which the Premises are
located and of any state court sitting in the District for the purposes of all
legal proceedings arising out of or relating to this Guaranty; and
(b) irrevocably waives, to the fullest extent permitted by law, any
objection which it may now or hereafter have to the laying of the venue of any
such proceeding brought in such court and any claim that any such proceeding
brought in such court has been brought in an inconvenient forum.
 Notwithstanding anything herein to the contrary, nothing herein to the
contrary, nothing herein shall limit the right of Landlord to bring proceedings
against Guarantor in the courts of any other jurisdiction.

 

3

 

To
the extent permitted by law, Guarantor expressly waives and relinquishes any
and all rights and remedies of surety, including but not limited to, any
statutory rights related thereto.

 

	
   

  	
  SIGNED,
  SEALED AND DELIVERED as of the 27 day of May, 2004.

  
	
   

  	
   

  	
  “GUARANTOR”

  
	
   

  
	
   

  	
  By:

  	
  /s/
  Donald F. Jones

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
  5-27-04

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

4

 

FIRST AMENDMENT OF LEASE

 

This first Amendment of Lease, made and entered into this 28th day of
June, 2004, by and between 3445 NORTH CAUSEWAY LIMITED LIABILITY COMPANY
(hereinafter referred to as “Landlord”) and YP WEB PARTNERS, LLC (hereinafter
referred to as “Tenant”).

 

WITNESSETH

 

WHEREAS, Landlord and Tenant entered into that certain lease (the
“Lease”), dated May 21, 2004, covering certain premises located in the
building located at 3445 N. Causeway Boulevard, Metairie, Louisiana known as
the 3445 N. Causeway Boulevard Office Building (the “Building”); and

 

WHEREAS, Landlord and Tenant wish to amend the Lease under the terms
and conditions provided herein.  Capitalized terms not otherwise defined
herein have the meanings assigned to them in the Lease.

 

NOW, THEREFORE, in consideration of the foregoing and for other
valuable consideration, Landlord and Tenant agree as follows:

 

1.            
Premises. Commencing June 1, 2004 and
continuing for the remainder of the term of the Lease, the Premises shall be
expanded from 4,525 rentable square feet to contain a total of 6,570 rentable
square feet (see Exhibit 1-A).

 

2.            
Rent.  The Tenant shall pay Base Rent for the
Premises during the term of this Lease as follows:

 

	
  June 1, 2004 - May 31, 2006:

  	
   

  	
  $7,665.00 per month based upon $14.00
  per rentable square feet, calculated on 6,570
  rentable square feet, plus applicable accrued escalations.

  
	
   

  	
   

  	
   

  
	
  June 1, 2006 - May 31, 2007:

  	
   

  	
  $8,760.00 per month based upon $16.00
  per rentable square feet, calculated on 6,570
  rentable square feet, plus applicable accrued escalations.

  
	
   

  	
   

  	
   

  
	
  June 1, 2007 - May 31, 2010:

  	
   

  	
  $9,307.50 per month based upon $17.00
  per rentable square feet, calculated on 6,570
  rentable square feet, plus applicable accrued escalations.

  

 

 

3.            
Security Deposit.  The Security Deposit shall be
increased from $6,906.50 to $10,028.00.

 

4.            
Tenant’s Share.  The percentage that expresses the
ratio between the number of rentable square feet comprising the Premises (6,570) and the number of rentable square
feet of the Building (127,859),
which for the purposes of the Lease, shall be .051385.

 

5.            
Tenant Improvements.  Landlord shall provide Tenant with an
improvement allowance of ten dollars ($10.00)
per rentable square foot of net rentable area of the Premises (the “Landlord’s
Allowance) further defines as SIXTY FIVE
THOUSAND SEVEN HUNDRED DOLLARS ($65,700.00). This is the total
Landlord Allowance due to Tenant.  This is not in addition to the $45,250
Landlord Allowance granted to Tenant in the Lease.

 

IN WITNESS WHEREOF, the parties hereto have caused this First Amendment
to be executed as of the date first above written.

 

	
   

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
  3445
  NORTH CAUSEWAY LIMITED

  
	
   

  	
  LIABILITY
  COMPANY

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
   

  
	
   

  	
  YP
  WEB PARTNERS, LLC

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Donald F. Jones

  	
   

  

 

 

 

 

hereafter
have to the laying of the venue of any such proceeding brought in  such court and any claim that any such
proceeding brought in such court has been brought in an inconvenient forum.
 Notwithstanding anything herein to the contrary, nothing herein to the
contrary, nothing herein shall limit the right of Landlord to bring proceedings
against Guarantor in the courts of any other jurisdiction.

 

To the extent permitted by law, Guarantor expressly waives and
relinquishes any and all rights and remedies of surety, including but not
limited to, any statutory rights related thereto.  This Guaranty supercedes and replaces all previous
guarantees by the Guarantor for the Lease, more specifically the Guaranty
signed and dated May 27, 2004.

 

	
   

  	
  SIGNED,
  SEALED AND DELIVERED as of the       day
  of          , 2004.

  
	
   

  	
   

  	
  “GUARANTOR”

  
	
   

  
	
   

  	
  By:

  	
  /s/
  Donald F. Jones

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
  6-28-04

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

4

 

EXHIBIT “F”

 

Attached to and made part of

 

Lease Agreement dated: May 21,
2004

 

Landlord:              
3445 North Causeway
Limited Liability Company.

 

Tenant:                 
YP
Web Partners, LLC

 

IN SOLIDO OBLIGATION AND GUARANTY OF LEASE

 

           ,
2004

 

FOR TEN AND NO/100 DOLLARS ($10.00) AND OTHER GOOD AND VALUABLE
CONSIDERATION, the receipt and sufficiency of which are hereby acknowledged by Donald F. Jones (“Guarantor”), and in
connection with that certain Lease Agreement and
the First Amendment of Lease (the “Lease”) in that certain building
known as “3445 N. Causeway Boulevard Office Building”,
by and between 3445 North Causeway Limited
Liability Company (as “Landlord”) and YP Web Partners, LLC (as “Tenant”), the undersigned guarantor
(“Guarantor”) hereby duly executes and delivers this In Solido Obligation and
Guaranty of Lease (the “Guaranty”), makes itself liable in solido with Tenant
and covenants and agrees to guaranty, for and on behalf of Landlord and
Landlord’s transfers, successors and assigns, the full and complete performance
and payment (as applicable) of all of the obligations, liabilities and duties
of any nature and kind of Tenant under the Lease (collectively the
“Liabilities”).

 

Guarantor represents and acknowledges that the making of the Lease will
be of direct interest, benefit and advantage to Guarantor, and that, without
the execution and delivery of this Guaranty, Landlord would not have agreed to
enter into said Lease.

 

The obligations of Guarantor hereunder are independent of the
obligations of Tenant, and separate actions for payment, damages or performance
may be brought and prosecuted against Guarantor whether or not an action is
brought against Tenant or the security for Tenant’s obligations, and whether or
not Tenant is joined in any such actions, and whether or not notice is given or
demand is made upon Tenant.  This
Guaranty expires at midnight on May 31, 2005.

 

Landlord may, from time to time, without ten (10) days
notice to Guarantor, and without affecting, diminishing or releasing the
liability of Guarantor (a) retain or obtain a security interest in any property
to secure any of the Liabilities or any obligation hereunder, (b) retain
or obtain the primary or secondary liability of any party or parties, in
addition to Guarantor, with respect to any of the Liabilities, (c) extend
or renew  for any period (whether
or not longer than the original period), alter or exchange any of the
Liabilities, (d) release or compromise any liability of any of the
parties primarily or secondarily liable on any of the Liabilities,
(e) release its

 

 

security
interest, if any, in all or any property securing any of the Liabilities or any
obligation hereunder and permit any substitution or exchange for any such
property, (f) resort to Guarantor for  payment
of any of the Liabilities, or any portion thereof, whether or not Landlord shall
have resorted to any property securing any of the Liabilities or any obligation
hereunder or shall have proceeded against any party primarily or secondarily
liable on any of the Liabilities, and (g) alter, extend, change, modify,
release or cancel any covenant, agreement or provision continued in the Lease.
 Any amount received by Landlord from whatever source and applied by it
toward the payment of the Liabilities shall be applied in such order of
application as Landlord may from time to time elect.

 

Guarantor waives, except as
specifically provided for in the preceding paragraph: (a) notice
of the acceptance of this Guaranty, (b) notice of the existence or
creation of the Lease or all or any of the Liabilities, (c) presentment,
demand, notice of dishonor, protest, and all other notice of whatever, and
(d) all diligence on the part of Landlord in collection or protection of,
or realization upon, any security for any of the Liabilities or in enforcing
any remedy available to it under the Lease.  In no event shall the Guarantor be responsible for any portion of the
subject lease subsequent to the midnight May 31, 2005 expiration of this
guaranty whether or not in conflict with the language contained within,
provided that all obligations under the lease are current as of May 31,
2005.

 

The creation or existence from time to time of Liabilities in excess of
the amount to which the right of recovery under this Guaranty is limited is
hereby authorized, without notice to Guarantor and shall in no way affect or impair
this Guaranty.

 

Landlord may, without notice of any kind, sell, assign or transfer all
or any of the Liabilities, and in such event each and every successive
assignee, transferee, or holder of all or any of the Liabilities, shall have
the right to enforce this  Guaranty,
by suit or otherwise for the benefit of such assignee, transferee or holder, as
fully as if such assignee, transferee or holder were herein by name
specifically given such rights, powers and benefits.  Landlord shall have
an unimpaired right, prior and superior to that of any such assignee,
transferee or holder, to enforce this Guaranty for the benefit of Landlord, as
to so much of the Liabilities as it has not sold, assigned, or transferred.

 

No delay or failure on the part of Landlord in the exercise of any
right or remedy shall operate as a waiver thereof and no single or partial
exercise by Landlord of any right or remedy shall preclude other or further
exercise thereof or the exercise of any other right or remedy contained herein.
 No action of Landlord permitted hereunder shall in any  way impair or affect this Guaranty, No
right or power of Tenant or anyone else to assert any claim or defense as to
the invalidity or unenforceability of the Lease or of the Liabilities shall
impair or affect the obligations of Guarantor hereunder.  Until all of the
Liabilities shall have been paid to Landlord in full.  Guarantor shall
have no right to subrogation, and until such time Guarantor waives any right to
enforce any remedy which Landlord now has or may hereafter have against Tenant,
and waives any benefit of any right to participate in any security now or
hereafter held by Landlord.

 

2

 

Until each and every one of the covenants and agreements of this
Guaranty are fully performed, Guarantor’s obligations shall not be released, in
whole or in part, by any action or thing which might, but for this provision of
this instrument, be deemed a legal or equitable discharge of a surety or
guarantor, or by reason of any waiver, extension, modification, forbearance or
delay or other act or omission of Landlord or its failure to proceed promptly
or otherwise, or by reason of any action taken or omitted by Landlord, whether
or not such action or failure to act varies or increases the risk of, or
affects the rights or remedies of Guarantor or by reason of any further
dealings between Tenant, Landlord or any other guarantor.  Guarantor
hereby expressly waives and surrenders any defense to its liability hereunder based
upon any of the foregoing acts, omissions, things, agreements or waivers or any
of them; it being the purpose and intent of the parties hereto that the
covenants, agreements and all obligations hereunder are absolute, unconditional
and irrevocable.

 

Any notice, demand or request by Landlord, its successors or assigns,
to Guarantor shall be in writing, and shall be deemed to have been duly given
or made if either delivered personally to Guarantor or mailed by certified or
registered mail, addressed to Guarantor at the following address: Donald F. Jones, YP Web Partners, LLC, 3445 North
Causeway Boulevard, Suite 401, Metairie, Louisiana 70002 and to
Landlord at the following address: Corporate Realty, 3445 N. Causeway
Boulevard, Suite 637, Metairie, Louisiana, 70002 Attention: Property
Manager

 

Landlord shall be entitled to assign this Guaranty and all of its
rights, privileges, interests, and remedies hereunder to any other person,
firm, entity, bank or corporation whatsoever without notice to or consent by
Guarantor, and such assignee shall be entitled to the benefits of this Guaranty
and to exercise all such rights, interests and remedies as fully as Landlord.
 This Guaranty shall inure to the benefit of Landlord, its successors and
assigns, and shall bind Guarantor jointly and severally, together with its
heirs, representatives,
successors and assigns. If more than one party shall execute this Guaranty, the
term “Guarantor” shall mean all parties executing this Guaranty, and all such
parties shall be jointly and severally obligated hereunder.

 

This Guaranty shall be construed in accordance with the laws of the
state in which the Premises are located, and such laws shall govern the
interpretation, construction and enforcement hereof.  Wherever possible each
provision of this Guaranty shall be interpreted in such manner as to be
effective and valid under applicable law, but if any provision of this Guaranty
shall be prohibited by or invalid under such law, such provision shall be
ineffective to the extent of such prohibition or invalidity, without
invalidating the remainder of such provision or the remaining provisions of
this Guaranty.

 

Guarantor hereby (a) submits to the nonexclusive jurisdiction of
the United States District Court for the District in which the Premises are
located and of any state court sitting in the District for the purposes of all
legal proceedings arising out of or relating to this Guaranty; and
(b) irrevocably waives, to the fullest extent permitted by law, any
objection which it may now or

 

3

 

hereafter
have to the laying of the venue of any such proceeding brought in such court
and any claim that any such proceeding brought in such court has been brought
in an inconvenient forum.  Notwithstanding anything herein to the
contrary, nothing herein to the contrary, nothing herein shall limit the right
of Landlord to bring proceedings against Guarantor in the courts of any other
jurisdiction.

 

To the extent permitted by law, Guarantor expressly waives and
relinquishes any and all rights and remedies of surety, including but not
limited to, any statutory rights related thereto.  This Guaranty supercedes and replaces all previous
guarantees by the Guarantor for the Lease, more specifically the Guaranty
signed and dated May 27, 2004.

 

	
   

  	
  SIGNED,
  SEALED AND DELIVERED as of the       day
  of          , 2004.

  
	
   

  	
   

  	
  “GUARANTOR”

  
	
   

  
	
   

  	
  By:

  	
  /s/
  Donald F. Jones

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
  6-28-04

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  

 

4

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