Document:

Exhibit
10.4

EMPLOYMENT
AGREEMENT

          EMPLOYMENT
AGREEMENT (the “Agreement”) made as of the 25th
day of March, 2008 (the “Effective Date”), between Green Earth Technologies,
Inc. with its principal office at 3 Stamford
Landing, Stamford Connecticut (“Company”), and Greg D. Adams having an
address at 15 Highview Road, Ossining, NY (“Employee”).

W I T N E S S E T H:

          WHEREAS,
the Company is a consumer goods manufacturer of GREEN products; and

          NOW,
THEREFORE, in consideration of the foregoing and the mutual agreements
hereinafter set forth, the parties agree as follows:

          1.     Employment.
The Company shall employ the Employee and the Employee shall serve the Company,
upon the terms and conditions hereinafter set forth.

          2.     Term.
The term of the Employee’s employment shall commence on the Effective Date and
unless terminated earlier or extended as provided below, shall continue for a
period of three years from the Effective Date (the “Employment Term”). Upon the
expiration of the initial employment term and on each anniversary date
thereafter, the employment of Employee shall be renewed and extended for
additional successive one year terms unless either party provides written
notice to the other party, of his or its, as the case may be, desire to
terminate the Agreement at least thirty (30) days prior to each renewal date.

          3.     Duties.
During the Employment Term, the Employee shall have such duties, functions,
authority and responsibilities normally associated with the positions and
offices of Chief Financial Officer. During the Employment Term, the Employee
shall devote his full attention and business time to the business and affairs
of the Company and the Employee will use his best efforts to perform faithfully
and efficiently, and to discharge, the Employee’s responsibilities and duties
under the Agreement. Notwithstanding the foregoing, the Employee 

Page 1 of 14

may devote such time to
manage his personal affairs and to serve on community, corporate, civic,
professional or charitable boards or committees, so long as such activities do
not unreasonably interfere with the performance of the Employee’s duties and
responsibilities under the Agreement.

          4.     Compensation,
Restricted Shares, Bonus and Employee Benefits. 

          The
Employee’s base salary during the initial term of employment shall be no less
than $200,000 commencing upon completion of successful fundraising activities
and payable in accordance with the Company’s payroll practices as in effect
from time to time. The Employee’s base salary will be reviewed annually by the
Compensation Committee of the Board (the “Committee”) and/or by the Company’s
Board of Directors (the “Board”) to determine whether an increase is warranted
or appropriate. The Company shall issue to the Employee (i) 1,000,000 shares of
Restricted Stock on the
Effective Date and; (ii) 1,500,000 stock options on the Effective Date (granted at market price and vesting over
three years) to purchase the Company’s stock pursuant to the terms and
conditions of the Company’s Stock Option Plan. In the event that the Employee is required to pay to the Company an
amount not less than the par value for the Restricted Shares in order for them
to be validly issued, fully paid and non-assessable shares, the Company shall
pay promptly thereafter to the Employee a cash bonus in an amount such that,
after tax, the Employee will not incurred any net out-of-pocket expense in
connection with the issuance to the Employee of the Restricted Shares. In
addition, the Employee will be entitled to receive a one-time bonus of $100,000 upon completion of successful fund
raising activities in securing greater then $10 million in gross proceeds. The
foregoing $100,000 payment shall be paid in one lump sum (or, depending on the
availability of cash, pro rated during the ensuing 

Page 2 of 14

quarter,
but in all events subject to deduction of all applicable taxes) no later than
the end of the fiscal quarter following the quarter in which the event takes
place. The Employee also will be entitled to be considered for awards
each year under the Company’s then existing incentive compensation program,
which may take into account individual and Company-wide performance, or such
other performance criteria as the Committee and/or the Board may from time to
time apply.

          5.     Benefits.
During the Employment Term, the Employee shall have the right to participate in
such health and disability insurance plans which the Company may provide to its
senior Employee officers and for which the Employee is eligible (e.g.,
long term disability, life insurance and medical insurance for the Employee and
his dependents). During the Employment Term, the Employee will be entitled to
four weeks of paid vacation per annum. Such vacation may be taken in the
Employee’s discretion with the prior approval of the Company, and at such time
or times as are not inconsistent with the reasonable business needs of the
Company.

          6.     Business
Expenses. The Company will provide the Employee all reasonable travel,
entertainment and other expenses incident to the performance of the Employee’s
duties or the rendering of services incurred on behalf of the Company by the
Employee during the Employment Term shall be paid by the Company. 

          7.     Termination.
Notwithstanding the provisions of Section 2 hereof, the Employee’s employment
with the Company may be earlier terminated as follows:

                              (a)     By
action taken by the Board, the Employee may be discharged for cause (as defined
below), effective as of such time as the Board shall determine. Upon discharge
of the Employee pursuant to this Section 7(a), the Company shall have no
further obligation or 

Page 3 of 14

duties to the Employee,
except for payment of accrued salary, bonus and benefits payable to the
Employee through the date of termination of employment, and the Employee shall
have no further obligations or duties to the Company, except as provided in
Section 8.

                              (b)     In
the event of (i) the death of the Employee or (ii) by action of the Board in
the event of the inability of the Employee, by reason of physical or mental
disability, to continue substantially to perform his duties hereunder for ay
180 consecutive day period during the Employment Term, during which 180 day
period salary and any other benefits hereunder shall not be suspended or
diminished. Upon any termination of the Employee’s employment under this
Section 7(b), the Company shall have no further obligations or duties to the
Employee, except for payment of accrued salary, bonus and benefits payable to
the Employee through the date of termination of employment, and the Employee
shall have no further obligations or duties to the Company, except as provided
in Section 8. However, in the event of termination of the Employee’s employment
pursuant to this Section 7(b), on the date of the death of the Employee or the
181rst day after the Employee is deemed physically or mentally disabled for the
purposes of this Agreement, all stock options and other awards under the
Company’s stock option plans shall immediately vest and remain exercisable by
the Employee or the Employee’s representative or Estate for the period of the
lesser of (i) the original term of the stock option or (ii) five years.

                              (c)     In
the event that (i) there is a change of control of the Company (as defined
below), and the Agreement is terminated by either the Employee or the Company
for whatever reason (other than for the reasons specified in Section 7(a) and
(b) hereof) within the Employment Term; or (ii) the Company terminates this
Agreement during the Employment Term for any reason other than those covered by
Section 7(a) or (b); or (iii) the Employee terminates 

Page 4 of 14

the Agreement for “Good
Reason” (as defined below), the Company shall pay to the Employee (or,
following his death, to the Employee’s heirs, administrators or executors), in
addition to the payment of unpaid base salary, and accrued bonus and benefits
payable to the Employee through the date of termination of employment, (a) if
such termination occurs during the first six months of the Term, an amount
equal to six months’ worth of the Employee’s base salary as in effect immediately
prior to such termination, or (b) if such termination occurs at any time after
the first six months of the Term, an amount equal to twelve months’ worth of
the Employee’s base salary as in effect immediately prior to such termination,
or (c) if such termination occurs after the first anniversary of the Effective
Date, an amount equal to 24 months’ worth of the Employee’s base salary as in
effect immediately prior to such termination The Company shall deduct, from all
payments made hereunder, all applicable taxes, including income tax, FICA and
FUTA, and other appropriate deductions.

                              Such
payments shall be delivered in monthly or semi-monthly installments over a two
year period. In addition, the Company shall also, during the 24 month period
following Employee’s termination due to this Section 7(c): (i) maintain health
benefits for the Employee and his dependents for such period or until Employee
obtains full-time employment with an employer that provides comparable health
coverage; (ii) continue other benefit payments for such period; (iii) allow the
Employee to elect to make contributions to the Company’s 401k Plan, however,
such contributions will not receive any Company Matching Contribution in effect
at that time; and (iv) allow Employee’s stock options and other awards under
the Company’s stock option plans to immediately vest and remain exercisable for
the period of the lesser of (i) the original term of the stock option or (ii)
five years (collectively, the “Severance Benefits.”).

Page 5 of 14

                              (d)     For purposes
of this Agreement, the Company shall have “cause” to terminate the Employee’s
employment under this Agreement upon (i) the failure by the Employee to
substantially perform his duties under the Agreement, (ii) the engaging by the
Employee in criminal misconduct (including embezzlement and criminal fraud)
which is materially injurious to the Company, monetarily or otherwise, (iii)
the conviction of the Employee of a felony, or (iv) gross negligence on the
part of the Employee. The Company shall give written notice to the Employee,
which notice shall specify the grounds for the proposed termination and the
Employee shall be given thirty (30) days to cure if the grounds arise under clauses
(i) or (iv) above. 

                              (e)     For
purposes of this Agreement, a “change of control of the Company” shall mean the
occurrence of (i) the acquisition by an individual, entity, or group of the
beneficial ownership of 50% or more of (1) the outstanding common stock, or (2)
the combined voting power of the Company’s voting securities; provided, however,
that the following acquisitions will not constitute a “change of control”: (x)
any acquisition by any employee benefit plan of the Company or any affiliate or
(y) any acquisition by any corporation if, immediately following such
acquisition, more than 50% of the outstanding common stock and the outstanding
voting securities of such corporation is beneficially owned by all or substantially
all of those who, immediately prior to such acquisition, were the beneficial
owners of the common stock and the Company’s voting securities (in
substantially similar proportions as their ownership of such Company securities
immediately prior thereto); or (ii) the approval by the Company’s stockholders
of a reorganization, merger or
consolidation, other than one with respect to which all or substantially all of
those who were the beneficial owners, immediately prior to such

Page 6 of 14

reorganization,
merger or consolidation, of the Common Stock and the Company’s voting
securities beneficially own, immediately after such transaction, more than 50%
of the outstanding common stock and voting securities of the corporation
resulting from such transaction (in substantially the same proportions as their
ownership, immediately prior thereto, of the Common Stock and the Company’s
voting securities); or (iii) the approval by the Company’s stockholders of the
sale or other disposition of all or substantially all of the assets of the
Company, other than to a subsidiary of the Company.

                              (f)     For
purposes of this Agreement, “Good Reason” shall mean either (i) a material
breach of the Agreement by the Company, (ii) a material reduction in Employee’s
duties or the assignment of duties to Employee that are materially inconsistent
with the duties and positions set forth in Section 3 hereof; or (iii) the
relocation of the Company’s offices more than 45 miles from its current
location. If the Employee terminates this Agreement pursuant to Section 7(c)
for “Good Reason,” the
Employee shall give written notice to the Company, which notice shall specify
the grounds for the proposed “Good Reason” and the Company shall be given
thirty (30) days to cure if the grounds arise under clauses (i) or (ii) above. 

                              (g)     In the event that the Company decides
not to renew the Agreement pursuant to Section 2 hereof, the Company will pay
the Employee a payment equal to (x) 24 months’ worth of the Employee’s base
salary as in effect immediately prior to such termination plus (y) the average
of the last two cash bonuses paid to the Employee; paid in 24 equal monthly
installments over a two year period and will maintain the Severance Benefits as
described in Section 7(c) during such period. Notwithstanding the foregoing, if
the Agreement is terminated pursuant to this Section 7(g), all stock options
and other awards under the Company’s stock option plans 

Page 7 of 14

shall immediately vest and remain exercisable for the
period of the lesser of (i) the original term of the stock option or (ii) five
years.

          8.     Confidentiality;
Noncompetition.

                              (a)     The
Company and the Employee acknowledge that the services to be performed by the
Employee under the Agreement are unique and extraordinary and, as a result of
such employment, the Employee will be in possession of confidential information
relating to the business practices of the Company. The term “confidential information”
shall mean any and all information (oral or written) relating to the Company or
any of its affiliates, or any of their respective activities, other than such
information which can be shown by the Employee to be in the public domain (such
information not being deemed to be in the public domain merely because it is
embraced by more general information which is in the public domain) other than
as the result of breach of the provisions of this Section 8(a), including, but
not limited to, information relating to: trade secrets, proprietary
information, personnel lists, financial information, research projects,
services used, pricing, customers, customer lists and prospects, product
sourcing, marketing and selling and servicing. The Employee agrees that he will
not, during his employment or subsequent to the termination of employment,
directly or indirectly, use, communicate, disclose or disseminate to any
person, firm or corporation any confidential information regarding the clients,
customers or business practices of the Company acquired by the Employee during
his employment by Company, without the prior written consent of Company; provided,
however, that the Employee understands that Employee will be prohibited
from misappropriating any trade secret at any time during or after the
termination of 

Page 8 of 14

employment. At no time
during the Employment Term or thereafter shall the Employee directly or
indirectly, disparage the commercial, business or financial reputation of the
Company.

                              (b)     In
consideration of Company’s hiring Employee, the payment by the Company to the
Employee as described below and for other good and valuable consideration, the
Employee hereby agrees that he shall not, during the Employment Term and for a
period of one (1) year following such employment (the “Restrictive Period”),
directly or indirectly, take any action which constitutes an interference with
or a disruption of any of the Company’s business activities.

                              (c)     For
purposes of clarification, but not of limitation, the Employee hereby
acknowledges and agrees that the provisions of subparagraph 8(b) above shall
serve as a prohibition against him, during the Restrictive Period, from:

	
  

 	
  

 
	
  

 	
           (1)    directly
 or indirectly, contacting, soliciting or directing any person, firm, or
 corporation to contact or solicit, any of the Company’s customers,
 prospective customers, or business partners for the purpose of selling or
 attempting to sell, any products and/or services that are the same or
 substantially similar to the products and services provided by the Company to
 its customers during the Restrictive Period. In addition, the Employee will
 not disclose the identity of any such business partners, customers, or
 prospective customers, or any part thereof, to any person, firm, corporation,
 association, or other entity for any reason or purpose whatsoever; 

 
	
  

 	
  

 
	
  

 	
           (2)    directly
 or indirectly, engaging or carrying on in any manner (including, without
 limitation, as principal, shareholder, partner, lender, agent, 

 

Page 9 of 14

	
  

 	
  

 
	
  

 	
 employee, consultant,
 or investor (other than a passive investor with less than a five percent (5%)
 interest) trustee or through the agency of any corporation, partnership, limited
 liability company, or association) in any business that is in competition
 with the engaged in any business in competition with the business of the
 Company; or

 
	
  

 	
  

 
	
  

 	
           (3)    soliciting
 on his own behalf or on behalf of any other person, the services of any
 person who is an employee of the Company, or soliciting any of the Company’s
 employees to terminate employment with the Company.

 

                              (d)     Upon
the termination of the Employee’s employment for any reason whatsoever, all
documents, records, notebooks, equipment, price lists, specifications,
programs, customer and prospective customer lists and other materials which
refer or relate to any aspect of the business of the Company which are in the
possession or under the control of the Employee including all copies thereof,
shall be promptly returned to the Company.

                              (e)     The
parties hereto hereby acknowledge and agree that (i) the Company would be
irreparably injured in the event of a breach by the Employee of any of his
obligations under this Section 8, (ii) monetary damages would not be an
adequate remedy for any such breach, and (iii) the Company shall be entitled to
injunctive relief, in addition to any other remedy which it may have, in the
event of any such breach.

                              (f)     The
rights and remedies enumerated in Section 8(e) shall be independent of the
other, and shall be enforceable, and all of such rights and remedies shall be
in addition to, and not in lieu of, any other rights and remedies available to
the Company under law or in equity.

Page 10 of 14

                              (g)     If
any provision contained in this Section 8 is hereafter construed to be invalid
or unenforceable, the same shall not affect the remainder of the covenant or
covenants, which shall be given full effect, without regard to the invalid
portions.

                              (h)     This
Section 8 shall survive the termination of this Agreement. 

                              (i)      It
is the intent of the parties hereto that the covenants contained in this
Section 8 shall be enforced to the fullest extent permissible under the laws
and public policies of each jurisdiction in which enforcement is sought (the
Employee hereby acknowledging that said restrictions are reasonably necessary
for the protection of the Company). Accordingly, it is hereby agreed that if
any of the provisions of this Section 8 shall be adjudicated to be invalid or
unenforceable for any reason whatsoever, said provision shall be (only with
respect to the operation thereof in the particular jurisdiction in which such
adjudication is made) construed by limiting and reducing it so as to be
enforceable to the extent permissible, without invalidating the remaining
provisions of this Agreement or affecting the validity or enforceability of
said provision in any other jurisdiction.

          9.       Prior
Agreements. This Agreement cancels and supersedes any and all prior
agreements and understandings between the parties hereto respecting the
employment of Employee by the Company, including, without limitation, the
Employment Letter or Original Agreement.

          10.     Notices.
All notices, requests, demands and other communications hereunder shall be in
writing and shall be delivered personally or sent by registered or certified
mail, return receipt requested, to the other party hereto at his or its address
as set forth in the beginning of this Agreement. Either party may change the
address to which notices, requests, demands and other 

Page 11 of 14

communications hereunder
shall be sent by sending written notice of such change of address to the other
party in the manner above provided.

          11.     Assignability
and Binding Effect. This Agreement shall inure to the benefit of and shall
be binding upon the executors, administrators, successors and legal
representatives of Employee and shall inure to the benefit of and be binding
upon the Company and its successors and assigns. The Employee may not delegate
or assign his duties or rights under this Agreement.

          12.     Waiver.
Waiver by either party hereto of any breach or default by the other party in
respect of any of the terms and conditions of this Agreement shall not operate
as a waiver of any other breach or default, whether similar to or different
from the breach or default waived.

          13.     Complete
Understanding: Amendment and Termination. This Agreement constitutes the
complete understanding between the parties with respect to the employment of
Employee hereunder and no statement, representation, warranty or covenant has
been made by either party with respect thereto except as expressly set forth
herein. This Agreement shall not be altered, modified, amended or terminated
except by written instrument signed by each of the parties hereto provided,
however, that the waiver by either party hereto of compliance with any
provision hereof or of any breach or default by the other party hereto need be
signed only by the party waiving such provision, breach or default.

          14.     Counterparts.
This Agreement may be executed in any number of counterparts, each of which
shall be an original but all of which taken together shall constitute one and
the same Agreement.

          15.     Governing
Law. This Agreement shall be governed by and construed in accordance with
the laws of the State of Connecticut.

Page 12 of 14

          16.

          IN
WITNESS WHEREOF, the parties hereto have duly executed this
Agreement as of the day and year first above written.

	
  

 	
  

 
	
 GREEN EARTH TECHNOLOGIES, INC.

 
	
  

 
	
  

 
	 

 	
  

 
	
 By: Jeff Marshall

 
	
 Its: Chief Executive Officer and President

 
	
 Date: March 25, 2008

 

	
  

 	
  

 
	
  

 
	 
 	
  

 
	
 Greg D. Adams

 
	
 Date: March 25, 2008

 

Page 13 of 14

Amendment No.1 to Employment Agreement

By and Between Green Earth Technologies, Inc. and

Greg D. Adams

This Amendment No.1 to the Employment Agreement is
dated as of June 15, 2008 and amends that certain Employment Agreement by and
between Green Earth Technologies, Inc. and Greg D. Adams dated as of March 25,
2008 (the “Employment Agreement”). 

WHEREAS, the parties wish to amend the Employment
Agreement as follows:

1.     In Section 4, the first sentence and 17th
word shall read “accrued to the” instead of “commencing upon.”

2.     In Section 4(ii), the
terms shall be replaced by the following sentence:

“(ii) 2,500,000 Stock Options upon adoption of the
Company’s 2008 Stock Plan (granted at market price and vesting over three
years) to purchase the Company’s stock pursuant to the terms and conditions of
the Company’s 2008 Stock Plan.

Other than as provided for herein, all terms and
conditions of the Employment Agreement shall remain in full force and effect.

The parties have executed this Amendment No. 1 as of
the date first written above.

	
  

 	
  

 
	
 GREEN EARTH TECHNOLOGIES, INC.

 
	
  

 
	
  

 
	 

 	
  

 
	
 By: Jeff Marshall

 
	
 Its: Chief Executive Officer and President

 
	
  

 
	
  

 
	 

 	
  

 
	
 Greg D. Adams

 

Page 14 of 14Exhibit 10.5

EXECUTION COPY

NOTICE: The
submission and/or negotiation of this document shall not be construed as an
offer to lease or otherwise grant an interest in the Premises. The provisions
of this lease shall not be binding upon the parties named herein unless and
until an agreement is fully executed and unconditionally delivered by Landlord
to Tenant.

OFFICE LEASE

between

ANTARES STAMFORD LANDING LP

(Landlord)

and

GREEN EARTH TECHNOLOGIES, INC.

(Tenant)

3 STAMFORD LANDING

STAMFORD, CONNECTICUT

TABLE OF CONTENTS

OFFICE LEASE

	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 Article

 	
  

 	
 Title

 	
  

 	
 Page

 
	 

 	
  

 	 

 	
  

 	 

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 1

 	
  

 	
  

 	
 Definitions

 	
 1

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 2

 	
  

 	
  

 	
 Premises

 	
 3

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 3

 	
  

 	
  

 	
 Term

 	
 4

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 4

 	
  

 	
  

 	
 Rental

 	
 4

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 5

 	
  

 	
  

 	
 Security Deposit

 	
 9

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 6

 	
  

 	
  

 	
 Use of Premises

 	
 9

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 7

 	
  

 	
  

 	
 Utilities and Services

 	
 11

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 8

 	
  

 	
  

 	
 Maintenance and Repairs

 	
 13

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 9

 	
  

 	
  

 	
 Alterations, Additions and
 Improvements

 	
 13

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 10

 	
  

 	
  

 	
 Indemnification and
 Insurance

 	
 15

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 11

 	
  

 	
  

 	
 Damage or Destruction

 	
 16

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 12

 	
  

 	
  

 	
 Condemnation

 	
 18

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 13

 	
  

 	
  

 	
 Relocation

 	
 18

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 14

 	
  

 	
  

 	
 Assignment and Subletting

 	
 18

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 15

 	
  

 	
  

 	
 Default and Remedies

 	
 20

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 16

 	
  

 	
  

 	
 Attorneys’ Fees; Costs of
 Suits

 	
 23

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 17

 	
  

 	
  

 	
 Subordination and
 Attornment

 	
 23

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 18

 	
  

 	
  

 	
 Quiet Enjoyment

 	
 25

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 19

 	
  

 	
  

 	
 Rules and Regulations

 	
 25

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 20

 	
  

 	
  

 	
 Estoppel Certificates

 	
 25

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 21

 	
  

 	
  

 	
 Entry by Landlord

 	
 25

 	
  

 

i

	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 22

 	
  

 	
  

 	
 Landlord’s Lease
 Undertakings-Exculpation from Personal Liability; Transfer of Landlord’s
 Interest

 	
 26

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 23

 	
  

 	
  

 	
 Holdover Tenancy

 	
 26

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 24

 	
  

 	
  

 	
 Notices

 	
 27

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 25

 	
  

 	
  

 	
 Brokers

 	
 27

 	
  

 
	
  

 	
  

 	
  

 	
  

 	
  

 	
  

 
	
 26

 	
  

 	
  

 	
 Miscellaneous

 	
 27

 	
  

 

EXHIBITS

	
  

 	
  

 
	
 Exhibit A

 	
 The Property

 
	
  

 	
  

 
	
 Exhibit B

 	
 Floor Plan

 
	
  

 	
  

 
	
 Exhibit C

 	
 Intentionally Omitted

 
	
  

 	
  

 
	
 Exhibit D

 	
 Landlord’s Work

 
	
  

 	
  

 
	
 Exhibit E

 	
 Cleaning Specifications

 
	
  

 	
  

 
	
 Exhibit F

 	
 Rules and Regulations

 
	
  

 	
  

 
	
 Exhibit G

 	
 Intentionally Omitted

 
	
  

 	
  

 
	
 Exhibit H

 	
 Moving Procedures and
 Instructions to Moving Contractors

 

ii

OFFICE LEASE

          THIS
OFFICE LEASE (“Lease”), dated as of March ___ 2008, is made and entered into by
and between ANTARES STAMFORD LANDING LP,
a Delaware limited partnership (together with its successors and/or assigns,
the “Landlord”), and GREEN EARTH
TECHNOLOGIES, INC, a Delaware corporation (the “Tenant”), upon the
following terms and conditions:

ARTICLE I - DEFINITIONS

          Unless
the context otherwise specifies or requires, the following terms shall have the
meanings specified herein:

          (a)     Additional Rent. The term “Additional Rent” shall mean all sums as
shall become due and payable by Tenant under this Lease, other than the Base
Rent, including, but not limited to, the payments due under Article IV. Except
as otherwise expressly provided herein to the contrary, all items of Additional
Rent shall be payable within thirty (30) days after written demand therefore.

          (b)     Base Rent. The “Base Rent” shall mean
the following:

	
  

 	
  

 	
  

 	
  

 
	
 Lease Months

 	
 Base Rent Per Year

 	
 Base Rent Per Month

 	
 Base Rent per Rentable

 Square Foot

 
	
 4
 through 12

 	
 $175,456.00

 	
 $14,621.33

 	
 $32.00

 
	
 13
 through 26

 	
 $180,939.00

 	
 $15,078.25

 	
 $33.00

 

          (c)     Broker(s). The term “Broker(s)” shall
mean Antares Real Estate Services, LLC.

          (d)     Business Day. The term “Business Day”
shall mean all days, except Saturdays, Sundays and Holidays.

          (e)     Business Hours. The term “Business Hours”
shall mean the hours of 8:00 A.M. to 6:00 P.M., Monday through Friday (federal
and Holiday excepted). “Holidays” are defined as the following: New Years Day,
Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day,
and to the extent of utilities or services provided by union members engaged at
the Property, such other holidays observed by such unions.

          (f)     Commencement Date. April 1, 2008.

          (g)     Expiration Date. The term “Expiration
Date” shall mean April 30, 2010.

          (h)     Interest Rate. The term “Interest Rate”
shall mean a rate equal to the greater of (i) twelve percent (12%) per annum,
or (ii) the then existing prime rate announced by Citibank (or its successor)
plus four percent (4.0%); provided, however, in no event shall the Interest
Rate exceed the highest rate permitted by Applicable Laws.

          (i)     Landlord’s Address For Notices. The
term “Landlord’s Address for Notices” shall mean Antares Stamford Landing LP,
c/o Antares Investment Partners, 333 Ludlow Street, Stamford, Connecticut
06902.

          (j)     Landlord’s Work. The term “Landlord’s
Work” shall mean the work to be performed by Landlord in accordance with Exhibit
D.

          (k)    Lease Month. The term “Lease Month” shall
mean each of the calendar months during each Lease Year.

          (l)     Lease Term. The term “Lease Term” shall
mean the period between the Commencement Date and the Expiration Date (as such
terms are hereinafter defined), unless sooner terminated as otherwise provided
in this Lease.

          (m)   Lease Year. The term “Lease Year” shall
mean that period of twelve (12)
consecutive calendar months beginning on the Commencement Date. If the
Commencement Date occurs on a date other than the first day of a calendar
month, “Lease Year” shall mean that period of twelve (12) consecutive calendar
months beginning on the first day of the first full calendar month immediately
following the Commencement Date and each twelve (12) calendar month period
thereafter during the Term, and shall include the period of time between the
Commencement Date and such first day of the first full calendar month following
the Commencement Date. In the event that the Commencement Date is other than
the first day of a calendar month, the Base Rent, payable during the first
“Lease Year”, shall be adjusted to take into account the period of occupancy
that exceeded a full calendar year.

          (n)    Premises. The term “Premises” shall
mean a portion of floor P-2 of the Building as shown on the drawing attached
hereto as Exhibit B and incorporated herein by reference. As used
herein, “Premises” shall not include any storage area in the Building, which
shall be leased or rented pursuant to separate agreement.

          (o)    Property. The term “Property” shall
mean the office building located at 46 Southfield Avenue, Stamford Landing, Stamford, Connecticut, as more
particularly identified in Exhibit A, together with any related land,
improvements, parking Parking Areas and facilities, common areas, driveways,
sidewalks and landscaping (the “Building”).

          (p)    Rent. The term “Rent” shall mean Base
Rent and Additional Rent.

          (q)    Rent Commencement Date. The term “Rent
Commencement Date” shall mean July 1, 2008.

          (r)     Rentable Area of the Premises. The term
“Rentable Area of the Premises” shall mean approximately 5,483 rentable square
feet, which Landlord and Tenant have stipulated as the Rentable Area of the
Premises. 

          (s)    Security Deposit. The term “Security
Deposit” shall mean $20,000.00 payable in accordance with Article V.

          (t)     Tenant’s Address for Notices. The term
“Tenant’s Address for Notices” shall mean: (a) from Lease execution to the date
of Tenant’s occupancy of the Premises, 617 South Middleton Avenue, Paltine,
Illinois 60067; and (b) from the date of Tenant’s occupancy of the Premises
throughout

2

the Term, 600 Summer Street,
Stamford, Connecticut 06902, with a copy in each case to Burke, Warren, Mackay
& Serritella, P.C., 22nd Floor, 330 N. Wabash Ave., Chicago,
Illinois 60611, Attention: John J. Kobus, Jr., Esq.

          (u)     Tenant’s Percentage Share. The term
“Tenant’s Percentage Share” shall mean 9.48%
with respect to increases in Property Taxes and Operating Expenses (as such
terms are hereinafter defined). As of the date hereof, the Building consists of
57,851 rentable square feet.
Landlord may reasonably re-determine Tenant’s Percentage Share from time to
time to reflect reconfigurations, additions or modifications to the Building;
provided, however, Landlord shall deliver written notice to Tenant of any such
re-determination.

          (v)     Tenant’s Permitted Use. The term
“Tenant’s Permitted Use” shall mean executive and general office uses, administrative
and support facilities reasonably related thereto.

ARTICLE II - PREMISES

          2.01   Lease of Premises. Landlord hereby
leases the Premises to Tenant, and Tenant hereby leases the Premises from
Landlord, upon all of the terms, covenants and conditions contained in this
Lease. 

          2.02   Acceptance of Premises. On the
Commencement Date, the Premises shall be delivered to Tenant vacant, broom
clean and in the same condition shown to Tenant, reasonable wear and tear
excepted. Except as otherwise provided herein, Tenant acknowledges that
Landlord has not made any representation or warranty with respect to the
condition of the Premises the Building or the Property or with respect to the
suitability or fitness of any of them for the conduct of Tenant’s Permitted Use
or for any other purpose. Prior to Tenant’s taking possession of the Premises,
Landlord or its designee and Tenant will walk the Premises for the purpose of
reviewing the condition of the Premises (and the condition of completion and
workmanship of any tenant improvements which Landlord is required to construct
in the Premises pursuant to this Lease). Except for the performance of the
Landlord’s Work and Landlord’s obligation to pay the Improvement Allowance in
accordance with Exhibit C, Tenant agrees to accept the Premises in its “As Is” condition, said physical condition
without any agreements, representations, understandings or obligations on the
part of Landlord to perform any alterations, repairs or improvements (or to
provide any allowance for same). Notwithstanding the foregoing, Landlord
represents and warrants that the common areas of the Building comply with the
Americans with Disabilities Act of 1990. During the Lease Term, Landlord shall
comply with all Applicable Laws affecting the Premises and the Property, in all
material respects, except to the extent of Tenant’s obligations hereunder.

          2.03   Parking. 

                    (A)     Landlord
hereby grants to Tenant and persons designated by Tenant a license, at no
additional charge to use up to twenty-five (25) parking spaces in the parking
area serving the Building (the “Parking Area”). This license shall commence on
the Commencement Date and shall continue until the earlier to occur of the
Expiration Date termination of the Lease (the “License Term”). 

                    (B)     Tenant
shall at all times comply with all applicable ordinances, rules, regulations,
codes, laws, statutes and requirements of all federal, state, county and
municipal governmental bodies or their subdivisions respecting the use of the
Parking Area. Landlord reserves the right to adopt, modify and enforce
reasonable rules and regulations, governing the use of the Parking

3

Area from time to time,
including any key-card, sticker or other identification or entrance system, and
hours of operation, provided Landlord shall provide written notice to Tenant of
the foregoing. Landlord may refuse to permit any person who violates such Rules
to park in the Parking Area, and any violation of the rules shall subject the
car to removal from the Parking Area. Tenant shall not permit its employees and
invitees to park cars overnight in the Parking Area except in the case of
customary business travel.

                    (C)     The
parking spaces hereunder shall be provided on an unreserved “first-come,
first-served” basis. Tenant acknowledges that Landlord has or may arrange for
the Parking Area to be operated by an independent contractor, not affiliated
with Landlord. In such event, Tenant acknowledges that Landlord shall have no
liability for claims arising through acts or omissions of such independent
contractor, if such contractor is reputable. Landlord shall have no liability
whatsoever for any damage to property or any other items located in the Parking
Area, nor for any personal injuries or death arising out of any matter relating
to the Parking Area, except to the extent that any of the foregoing shall arise
as a result of the gross negligence or willful misconduct of Landlord and in
all events, Tenant agrees to look first to its insurance carrier and to require
that Tenant’s employees look first to their respective insurance carriers for
payment of any losses sustained in connection with any use of the Parking Area.
Landlord reserves the right to assign specific spaces, and to reserve spaces
for visitors, small cars, handicapped persons and for other tenants, guests of
tenants or other parties (any such assignment or reservation shall not reduce
the number of parking spaces reserved for Tenant in Section 2.03(A)), and
Tenant and persons designated by Tenant hereunder shall not park in any such
assigned or reserved spaces. Landlord also reserves the right to close all or
any portion of the Parking Area in order to make repairs or perform maintenance
services, or to alter, modify, re-stripe or renovate the Parking Area, provided
Landlord shall provide reasonable access to the Building and provide adequate
alternative parking during any such event, or if required by casualty, strike,
condemnation, act of God, governmental law or requirement or other reason
beyond Landlord’s reasonable control. 

ARTICLE III - TERM

          3.01   Except
as otherwise provided in this Lease, the Lease Term shall be the period
commencing on the Commencement Date and ending on the Expiration Date;
provided, however, that, if, for any reason, Landlord is unable to deliver
possession of the Premises on the Commencement Date, Landlord shall not be
liable for any damage caused thereby, nor shall the Lease be void or voidable,
but, rather, the Lease Term shall commence upon, and the Commencement Date
shall be the date that possession of the Premises is so tendered to Tenant
(except for Tenant-caused delays which shall not be deemed to delay
commencement of the Lease Term), and the Expiration Date shall be extended by
an equal number of days. Notwithstanding the foregoing, upon five (5) Business
Days’ prior written notice to Landlord, Tenant may access the Premises up to
five (5) Business Days prior to the Commencement Date for the purposes of
moving in and preparing the Premises for the conduct of Tenant’s business so
long as the insurance coverage required by Article X shall be in full force and
effect.

          3.02   Following
the Commencement Date, at the request of Landlord, Tenant shall execute and
deliver a written agreement, substantially in the form of Exhibit G,
confirming the Commencement Date, Rent Commencement Date and Expiration Date. 

ARTICLE IV - RENT

          4.01   Base Rent. Commencing on the Rent Commencement
Date and until the Expiration Date, Tenant shall pay to Landlord as rental for
the Premises the Base Rent.

4

          4.02   Additional Rent. In addition to the
Base Rent, beginning on the Rent Commencement Date, until the Expiration Date,
Tenant shall pay to Landlord the Additional Rent. The Base Rent and Additional
Rent are referred to herein, collectively, as the “Rent”. Notwithstanding the
foregoing, the Electrical Factor, as defined in Section 7.01(E), shall be
payable as of the Commencement Date.

          4.03   Definitions. As used herein,

                    (A)     “Base
Operating Year” shall mean the period commencing January 1, 2008, and ending
December 31, 2008.

                    (B)     “Operating
Year” shall mean each subsequent twelve (12) month period following the Base
Operating Year.

                    (C)     “Base
Tax Year” shall mean the period commencing July 1, 2007, and ending June 30,
2008.

                    (D)     “Tax
Year” shall mean each subsequent twelve (12) month period following the Base
Tax Year.

                    (E)     “Property
Taxes” shall mean the aggregate amount of all real estate taxes, assessments
(whether they be general or special), sewer rents and charges, transit taxes,
taxes based upon the receipt of rent and any other federal, state or local
governmental charge, general, special, ordinary or extraordinary (but not
including income or franchise taxes, capital stock, inheritance, estate, gift,
or any other taxes imposed upon or measured by Landlord’s gross income or
profits, unless the same shall be imposed in lieu of real estate taxes or other
ad valorem taxes), which Landlord shall pay or become obligated to pay in
connection with the Property, or any part thereof. Property Taxes shall also
include all fees and costs, including reasonable attorneys’ fees, appraisals
and consultants’ fees, incurred by Landlord in seeking to obtain a
reassessment, reduction of, or a limit on the increase in, any Property Taxes,
regardless of whether any reduction or limitation is obtained provided Landlord
had a reasonable basis to seek such reduction or limitation. Property Taxes for
any calendar year shall be Property Taxes which are due for payment or paid in
such year, rather than Property Taxes which are assessed or become a lien
during such year. Property Taxes shall include any tax, assessment, levy,
imposition or charge imposed upon Landlord and measured by or based in whole or
in part upon the Property or the rents or other income from the Property, to
the extent that such items would be payable if the Property was the only
property of Landlord subject to same and the income received by Landlord from
the Property was the only income of Landlord. Property Taxes shall also include
any personal property taxes imposed upon the furniture, fixtures, machinery,
equipment, apparatus, systems and appurtenances of Landlord used in connection
with the Property. Property Taxes shall not include any penalties, interest,
late payments or the like resulting from Landlord’s late payment of Property
Taxes. In the event any special assessments are assessed and payable, such
assessments shall be paid by Landlord over the longest period of time permitted
by Applicable Laws. 

                    (F)     “Operating
Expenses” shall mean all costs, fees, disbursements and expenses paid or
incurred by or on behalf of Landlord in the operation, ownership, maintenance,
insurance, management, replacement and repair of the Property and the Building
including without limitation: (i) costs of supplies, including, but not limited
to, the cost of relamping all Building standard lighting as the same may be
required from time to time; (ii) costs incurred in connection with obtaining
and providing energy for the Building, including, but not limited to, costs of
propane, butane, natural gas, steam, electricity, solar energy and fuel oils,
coal or any other energy sources, including any taxes thereon; (iii)

5

costs of water and sanitary
and storm drainage services; (iv) costs of janitorial and security services;
(v) costs of general maintenance and repairs, including costs under HVAC, the
intrabuilding network cable and other mechanical maintenance contracts and
maintenance, repairs and replacement of equipment and tools used in connection with
operating the Building and the parking facilities; (vi) costs of maintenance
and replacement of landscaping; (vii) insurance premiums, including fire and
all-risk coverage, together with loss of rent endorsements, the part of any
claim required to be paid under the deductible portion of any insurance
policies carried by Landlord in connection with the Building (where Landlord is
unable to obtain insurance without such deductible from a major insurance
carrier at reasonable rates), public liability insurance and any other
insurance carried by Landlord on the Building, or any component parts thereof
(all such insurance shall be in such amounts as may be required by any holder
of a Mortgage or as Landlord may reasonably determine); (viii) labor costs,
including wages and other payments, costs to Landlord of worker’s compensation
and disability insurance, payroll taxes, employment taxes, general welfare
benefits, pension payments, medical and surgical benefits, fringe benefits up
to the level of Building manager, and all legal fees and other costs or
expenses incurred in resolving any labor dispute; (ix) professional building
management fees required for management of the Building; (x) legal, accounting inspection, and
other consultation fees (including, without limitation, fees charged by
consultants retained by Landlord for services that are designed to produce a
reduction in Operating Expenses or to reasonably improve the operation,
maintenance or state of repair of the Building) incurred in the ordinary course
of operating the Building or in connection with making the computations
required hereunder or in any audit of operations of the Building; (xi) the
costs of capital improvements or structural repairs or replacements made in or
to the Building in order to conform to changes, subsequent to the date of this
Lease, in any applicable Laws, ordinances, rules, regulations or orders of any
governmental or quasi-governmental authority having jurisdiction over the
Building (herein “Required Capital Improvements”) or the costs incurred by
Landlord to install a new or replacement capital item for the purpose of
stabilizing or reducing Operating Expenses (herein “Cost Savings
Improvements”); (xii) any costs or expenses associated with the operation and
maintenance of any cafeteria, exercise facility, or conference facility within
the Complex (provided that no such facilities shall be required to be
provided); and (xiii) any costs or expenses associated with the operation and
maintenance of a marina facility at the Complex on a first-come first served
basis at established rates (provided that no such marina facility shall be
required to be provided. The expenditures for Required Capital Improvements and
Cost Savings Improvements shall be amortized over the useful life of such
capital improvement or structural repair or replacement (as determined by
Landlord). All costs so amortized shall bear interest on the amortized balance
at the rate of twelve percent (12%) per annum or such higher rate as may have
been paid by Landlord on funds borrowed for the purpose of constructing such
capital improvements. 

                    (G)     Excluded
from Operating Expenses shall be the following: (a) interest on and
amortization of debts; (b) brokerage commissions (whether for sale, leasing or
financing), and advertising expenses for procuring new tenants of the Building;
(c) financing and refinancing costs; (d) taxes; (e) leasehold improvements or
services made exclusively for one or more particular tenant(s) of the Building
(which do not benefit or are not made available to the Tenant); (f) the cost of
any item included in Operating Expenses to the extent that such cost is
reimbursed by a warranty, guaranty, service contract, an insurance company
(except as a reimbursement of Operating Expenses), but if at the time Operating
Expenses are determined for a particular year such reimbursement has not been
made, such expenses may be included in Operating Expenses and an adjustment
shall be made when and if such reimbursement is actually received; (g) ground
rent, or any other rent payments under any superior lease of the Building; (h)
expenses incurred in the sale, transfer, or other disposition of any of the
Building, or any interest therein; (i) legal fees and court costs relating to
acquisition, financing, refinancing and sale of the Building, or any interest
therein, or related to disputes with other tenants or other occupants of the
Building, or associated with the preparation, negotiation or enforcement of any
leases; (j) administrative salaries, benefits and other compensation or
Landlord’s or its agents’ employees above the grade of

6

Building manager, (k) costs
of additional or extra services furnished to other tenants for which Landlord
is separately reimbursed; (l) depreciation and amortization of Landlord’s
acquisition cost of the Building; (m) the cost of any work performed or service
provided to the extent the fees charged or other compensation received would
result in a duplicative recovery by the Landlord.

          4.04   Payment of Property Taxes and Operating Expense;
Adjustment; Estimates. Tenant
shall pay as Additional Rent: (i) Tenant’s Percentage Share of the dollar
increase, if any, in Property Taxes in each Tax Year over Property Taxes for
the Base Tax Year; and (ii) Tenant’s Percentage Share of the dollar increase,
if any, in any category of Operating Expenses paid or incurred by Landlord
during each Operating Year over the respective category of Operating Expenses
paid or incurred by Landlord during the Base Operating Year (the “Tax and
Operating Expense Adjustment”). A decrease in Property Taxes or Operating
Expenses below the Base Tax Year or Base Operating Year amounts, if any, shall
not decrease the amount of the Additional Rent due hereunder or give rise to a
credit in favor of Tenant. The Tax and Operating Expense Adjustment specified
in Section 4.04(A) shall be determined and paid as follows:

                    (A)     During
each calendar year subsequent to the Base Tax Year and Base Operating Year,
Landlord shall give Tenant written notice of its estimate of any increased
amounts payable under Section 4.04(A) for that calendar year. On or before the
first day of each calendar month during the calendar year, Tenant shall pay to
Landlord one-twelfth (1/12th) of such estimated amounts; provided, however,
that, not more often than quarterly, Landlord may, by written notice to Tenant,
revise its estimate for such year, and subsequent payments by Tenant for such
year shall be based upon such revised estimate.

                    (B)     After
the close of each calendar year, Landlord shall deliver to Tenant a statement
of that year’s Property Taxes and Operating Expenses, and the actual Tax and
Operating Expense Adjustment to be made pursuant to Section 4.04(A) for such
calendar year, as determined by Landlord (the “Landlord’s Statement”) and such
Landlord’s Statement shall be binding upon Tenant, except as provided in
Section 4.05. If the amount of the actual Tax and Operating Expense Adjustment
is more than the estimated payments for such calendar year made by Tenant,
Tenant shall pay the deficiency to Landlord within thirty (30) days after
receipt of Landlord’s Statement. If the amount of the actual Tax and Operating
Expense Adjustment is less than the estimated payments for such calendar year
made by Tenant, any excess shall be credited against Rent (as hereinafter
defined) next payable by Tenant under this Lease or, if the Lease Term has
expired, any excess shall be paid to Tenant concurrent with Landlord’s delivery
of such Landlord’s Statement. No delay in providing the statement described in
this subparagraph (B) shall act as a waiver of Landlord’s right to payment
under Section 4.04(A) above.

                    (C)     If
this Lease shall terminate or expire on a day other than the end of a calendar
year, the amount of the Tax and Operating Expense Adjustment to be paid
pursuant to Section 4.04(A) that is applicable to the calendar year in which
such termination occurs shall be prorated on the basis of the number of days from
January 1 of the calendar year to the termination date bears to three hundred
sixty five (365). The termination or expiration of this Lease shall not affect
the obligations of Landlord and Tenant under this Section 4.04.

                    (D)     If
the Building does not have at least ninety percent (90%) occupancy during any
Operating Year including the Base Operating Year, then Operating Expenses and
Property Taxes shall be adjusted for such period to reflect ninety percent
(90%) occupancy.

7

                    (E)     Any
“Property Taxes” or similar charges to be passed through to Tenant under the
Lease shall exclude all franchise, income, profit, sales, conveyance, death,
inheritance, succession, transfer or other non-real estate taxes, as well as
any Property Taxes not fairly allocable to any relevant base period and/or the
Term. In the event Landlord receives any refunds or abatements of Property
Taxes during any periods for which Tenant has made Additional Rent payments
therefore, Landlord shall promptly so notify Tenant and Tenant shall promptly
receive Tenant’s Percentage Share of such refunds or abatements in the form of
reimbursement(s) or Additional Rent credit(s). 

          4.05   Payment. Concurrently with the
execution hereof, Tenant shall pay Landlord Base Rent for the first calendar
month of the Lease Term. Thereafter the Base Rent (and all Additional Rent
under this Article IV (other than the Additional Rent under Section 4.04(B)),
shall be payable in advance on the first day of each calendar month to the
office of Landlord c/o Antares Investment Partners, 333 Ludlow Street,
Stamford, Connecticut 06902 or any other address Landlord shall designate in
writing. If the Rent Commencement Date is other than the first day of a
calendar month, the prepaid Base Rent for such partial month shall be prorated
in the proportion that the number of days this Lease is in effect during such
partial month bears to the total number of days in the calendar month. Except
as otherwise expressly provided herein, Base Rent and Additional Rent, shall be
paid to Landlord, without notice, demand, abatement, deduction or offset, in
lawful money of the United States at Landlord’s address set forth in this
Lease, or to such other person or at such other place as Landlord may designate
from time to time by written notice given to Tenant. 

          4.06   Late Charge; Interest. Tenant
acknowledges that the late payment of Base Rent, Additional Rent, or any other
amounts payable by Tenant to Landlord hereunder (all of which shall constitute
additional rental to the same extent as Base Rent) will cause Landlord to incur
administrative costs and other damages, the exact amount of which would be
impracticable or extremely difficult to ascertain. Landlord and Tenant agree
that if Landlord does not receive any such payment on or before five (5) days
after the date the payment is due, Tenant shall pay to Landlord, as Additional
Rent, (a) a late charge equal to five percent (5%) of the overdue amount to
cover such additional administrative costs; and (b) interest on the delinquent
amounts at the Interest Rate from the date due to the date paid.

          4.07   Tenant’s Audit. Provided Tenant has timely paid the amount
set forth in Landlord’s Statement, then for a period of twelve (12) months
after Tenant’s receipt of such statement, Tenant shall have the right, at
Tenant’s cost, during regular business hours and after giving Landlord at least
ten (10) days’ advance written notice, to complete an inspection or audit, or cause
an independent certified public accountant who meets the criteria set forth
below to complete an inspection or audit, of Landlord’s books and records
relating to Operating Expenses or Property Taxes for the immediately preceding
calendar year. Such inspection or audit (hereinafter referred to a “Tenant’s
Audit”) shall take place at a mutually convenient date and time at Landlord’s
office. The person performing Tenant’s Audit shall be an independent certified
public accountant, and Tenant shall furnish proof in advance of Tenant’s Audit
that the person conducting same satisfies the foregoing criteria.
Notwithstanding anything contained herein, Tenant’s Audit may not commence
until Tenant and the person conducting Tenant’s Audit execute a confidentiality
agreement, which shall be prepared by Landlord and be reasonably acceptable to
the parties thereto, which shall provide any information obtained by Tenant and
such person as a result of Tenant’s Audit shall be treated as confidential,
except in any litigation or proceeding between the parties, and except further
that Tenant or such person may disclose such information to any governmental
agency pursuant to any subpoena or judicial process. Tenant shall furnish to
Landlord a reasonably detailed report of the results of Tenant’s Audit within
thirty (30) days after such audit is completed. If Landlord disagrees with the
results of Tenant’s Audit then, at Landlord’s option, such disagreement shall
be resolved by an independent, third-party certified public

8

account jointly selected by Landlord and Tenant (whose fees shall be
shared equally by Landlord and Tenant) who shall conduct an audit of such books
and records and whose determination of Operating Expenses and Property Taxes
shall be final and conclusive (the “Final Audit”). If the amounts paid by
Tenant to Landlord on account of Operating Expenses and Property Taxes exceed
the amounts to which Landlord is entitled hereunder (the “Excess Amount”),
Landlord shall, at Landlord’s option, either credit the Excess Amount toward
Tenant’s next monthly payment(s) of Rent due hereunder, or promptly refund the
Excess Amount to Tenant. If Tenant’s actual liability exceeds the amounts paid
by Tenant to Landlord on account of Operating Expenses and Property Taxes, then
Tenant shall pay the deficiency, as Additional Rent, together with the delivery
to Landlord of the detailed report of Tenant’s Audit. If Tenant does not timely
notify Landlord in writing of any objection to any Annual Operating Charges
Statement or Annual Tax Statement and thereafter complete Tenant’s Audit within
one (1) year after receipt of Landlord’s Statement, then Tenant shall be deemed
to have waived any and all objections it may have with respect to Operating
Expenses and Property Taxes for such calendar year or the Landlord’s Statement
pertaining thereto. In the event that Tenant’s Audit reveals that any Excess
Amount applicable to Operating Expenses and Property Taxes is equal to, or
greater than, five percent (5.00%) of the amount paid by Tenant to Landlord on
account of Operating Expenses and Property Taxes, respectively, then Landlord
shall, at Landlord’s option, either reimburse Tenant for Tenant’s reasonable
cost of performing the Tenant’s Audit and the Final Audit or credit such
reasonable costs against the next monthly payment(s) of Rent due under this
Lease; otherwise Tenant shall perform the Tenant’s Audit at its sole cost and
expense and Landlord and Tenant shall share equally in the costs of performing
the Final Audit. 

ARTICLE V - SECURITY DEPOSIT

          5.01     Security Deposit. Upon the execution of
this Lease, Tenant shall deposit with Landlord the Security Deposit described
in Section 1.12. The Security Deposit is made by Tenant to secure the faithful
performance of all the terms, covenants and conditions of this Lease to be
performed by Tenant. If Tenant shall default beyond the expiration of any
applicable notice and cure period with respect to any covenant or provision
hereof, Landlord may use, apply or retain all or any portion of the Security
Deposit to cure such default or to pay Landlord for any damages which Landlord
is entitled to recover under this Lease. If Landlord so uses or applies all or
any portion of the Security Deposit, Tenant shall, promptly after written
demand, deliver to Landlord an amount sufficient to restore the Security
Deposit to the full amount hereinabove stated. Landlord shall not be required
to hold the Security Deposit separate from its general accounts and Tenant
shall not be entitled to interest on the Security Deposit. Within thirty (30)
days after the expiration of the Lease Term and the vacation of the Premises by
Tenant, the Security Deposit, or such part as has not been applied to cure any
default, shall be returned to Tenant. 

ARTICLE VI - USE OF PREMISES

          6.01     Tenant’s Permitted Use. Tenant shall
use the Premises only for Tenant’s Permitted Use as set forth in Section 1.13
and shall not use or permit the Premises to be used for any other purpose.
Tenant shall, at its sole cost and expense, obtain all governmental licenses
and permits required to allow Tenant to conduct Tenant’s Permitted Use. 

          6.02     Compliance With Laws and Other Requirements. 

                      (A)     Tenant
shall comply in all material respects with all applicable laws, codes,
statutes, ordinances, guidelines, rules and regulations of any governmental
authority having jurisdiction

9

over the Premises (collectively “Applicable Laws relating to Tenant’s
business in the Premises (and to any Alterations made by Tenant to the
Premises). Except as immediately set forth above, Landlord, at its sole cost
and expense, shall comply with all Applicable Laws relating to the Premises,
the Building and the Property including, without limitation, building, health,
disability, the Americans with Disabilities Act and fire code requirements,
provided that such expense shall be subject to inclusion as an Operating
Expense in accordance with Section 4.03(D).

                      (B)     Subject
to Section 6.01 hereof, Tenant shall not use the Premises, or permit the
Premises to be used, in any manner which: (a) violates any Applicable Law; (b)
causes or is reasonably likely to cause damage to the Property or the Premises;
(c) violates a requirement or condition of any fire and extended insurance
policy covering the Property and/or the Premises, or increases the cost of such
policy; (d) constitutes or is reasonably likely to constitute a nuisance,
annoyance or inconvenience to other tenants or occupants of the Property or its
equipment, facilities or systems; (e) interferes with, or is reasonably likely
to interfere with, the transmission or reception of microwave, television,
radio, telephone or other communication signals by antennae or other facilities
located in the Property; or (f) violates the Rules and Regulations described in
Article XIX. 

          6.03     Hazardous Materials. 

                      (A)     No
Hazardous Materials shall be Handled (as hereinafter defined) upon, about,
above or beneath the Premises or any portion of the Property by or on behalf of
Tenant, its subtenants or its assignees, or their respective contractors,
clients, officers, directors, employees, agents, or invitees in violation of
Environmental Laws (as hereinafter defined). Any such Hazardous Materials so
Handled shall be known as Tenant’s Hazardous Materials. Notwithstanding the
foregoing, normal quantities of Tenant’s Hazardous Materials customarily used
in the conduct of general administrative and executive office activities (e.g.,
copier fluids and cleaning supplies) may be Handled at the Premises without
Landlord’s prior written consent. Tenant’s Hazardous Materials shall be Handled
at all times in compliance with the manufacturer’s instructions therefor and
all applicable Environmental Laws.

                      (B)     Notwithstanding
the obligation of Tenant to indemnify Landlord pursuant to this Lease, in the
event of a violation of Environmental Laws at the Premises, Tenant shall, at
its sole cost and expense, promptly take all actions required by any Regulatory
Authority, as defined herein, which requirements arise exclusively from the
Handling of Tenant’s Hazardous Materials upon, about, above or beneath the
Premises or any portion of the Property in violation of Environmental Laws. 

                      (D)     “Environmental
Laws” means and includes all now and hereafter existing statutes, laws,
ordinances, codes, regulations, rules, rulings, orders, decrees, directives,
policies and requirements by any Regulatory Authority regulating, relating to,
or imposing liability or standards of conduct concerning Hazardous Materials. 

                      (E)     “Hazardous
Materials” means: (a) any material or substance: (i) which is defined or
becomes defined as a “hazardous substance,” “hazardous waste,” “infectious
waste,” “chemical mixture or substance,” or “air pollutant” under Environmental
Laws; (ii) containing petroleum, crude oil or any fraction thereof; (iii)
containing polychlorinated biphenyls (PCB’s); (iv) containing asbestos; (v)
containing radon; (vi)which is radioactive; or (vii) which is infectious; or
(b) any other material or substance displaying toxic, reactive, ignitable or
corrosive characteristics, as all such terms are used in their broadest sense,
and are defined, or become defined by Environmental Laws; or (c) materials
which cause a nuisance upon or waste to the Premises or any portion of the
Property. 

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                      (F)     “Handle,”
“Handled,” or “Handling,” shall mean any installation, handling, generation,
storage, treatment, use, disposal, discharge, release, manufacture, refinement,
presence, migration, emission, abatement, removal, transportation, or any other
activity of any type in connection with or involving Hazardous Materials. 

                      (G)     “Regulatory
Authority” shall mean any federal, state or local governmental agency,
commission, board or political subdivision. 

ARTICLE VII - UTILITIES AND SERVICES

          7.01     Building Services. Landlord agrees to
furnish or cause to be furnished to the Premises the following utilities and
services, subject to the conditions and standards set forth herein: 

                      (A)     Non-attended
automatic elevator service (if the Building has such equipment serving the
Premises), in common with Landlord and other tenants and occupants and their
agents and invitees on a seven (7) day per week, twenty-four (24) hours per day
basis; 

                      (B)     During
Business Hours, such air conditioning, heating and ventilation (“HVAC”) as, in
Landlord’s reasonable judgment, are required for the comfortable use and
occupancy of the Premises reasonably consistent with practices of owners of
Class A office buildings in Stamford, Connecticut. 

                                (i)      Anything in this Section 7.01 to the
contrary notwithstanding, Landlord shall not be responsible if the normal
operation of the HVAC system serving the Building (the “HVAC System”) shall
fail to provide cooled or heated air at reasonable temperatures, pressures or
degrees of humidity or any reasonable volumes or velocities in any parts of the
Premises, by reason of any of the following: (i) the occupancy of the Premises,
or any portion thereof, in excess of one (1) person per two hundred (200)
square feet of usable space; (ii) if any machinery or equipment installed by or
on behalf of Tenant, or any person claiming through or under Tenant, shall have
an electrical load in excess of the Electrical Load; (iii) any Alterations made
or performed by or on behalf of Tenant or any person claiming through or under
Tenant; or (iv) the use of the Premises for any reason other than Tenant’s
Permitted Use. Tenant at all times shall cooperate fully with Landlord and
shall abide by the regulations and requirements which Landlord may prescribe
for the proper functioning and protection of the HVAC System. Tenant shall be
solely responsible for providing, at its sole expense, any supplemental HVAC
systems which may be required if the normal operation of the HVAC System shall
fail to provide cooled or heated air at reasonable temperatures, pressures or
degrees of humidity or any reasonable volumes or velocities in any parts of the
Premises by reason of clauses (i), (ii), (iii) or (iv) above.

                                (ii)     Landlord
shall not be required to furnish HVAC during periods other than during Business
Hours (“Overtime HVAC”), unless Landlord has received advance notice from
Tenant requesting Overtime HVAC not less than twelve (12) hours prior to the
time when such Overtime HVAC shall be required. Tenant shall pay Landlord a fee
for Overtime HVAC at the established Building rates set by Landlord from time
to time. Such fee shall be payable within upon demand by Landlord, shall
constitute Additional Rent and shall not be deemed an Operating Expense under
Article IV. 

                      (C)     Water
for drinking and rest room purposes on a seven (7) day per week, twenty-four
(24) hours per day basis. 

                      (D)     Janitorial
and cleaning services, in accordance with Exhibit E, provided that the
Premises are used exclusively for office purposes and are kept reasonably in
order by Tenant. If the

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Premises are not used exclusively as general commercial offices (which
may include a kitchenette for Tenant’s employees’ usage), Landlord, at
Landlord’s sole discretion, may require that the Premises be kept clean and in
order by Tenant, at Tenant’s expense, to the satisfaction of Landlord and by
persons approved by Landlord; and, in all events, Tenant shall pay to Landlord
the cost of removal of Tenant’s refuse and rubbish, to the extent that the same
exceeds the refuse and rubbish attendant to normal office usage. If the
Premises includes an eating and/or kitchenette area, the cleaning service
provided by Landlord therein will not include food removal or any cleaning that
is unique to an eating/kitchenette area. 

                      (E)     Electricity
for standard lighting fixtures, computers, telecommunications equipment, and
other equipment and accessories customary for commercial office use on a seven
(7) day per week, twenty-four (24) hours per day basisTenant shall pay Landlord
for electricity consumed in the Premises an amount equal to the product of the
Rentable Area of the Premises and Two and 50/100 Dollars ($2.50) per annum. The
Electrical Factor shall be payable ni twelve (12) equal installments along with
the monthly payment of Rent (the “Electrical Factor”). 

                      (F)     Tenant’s
use of electricity in the Premises shall not, at any time, exceed the capacity
of any of the electrical conductors and equipment in or serving the Premises.
Tenant shall not, without Landlord’s prior consent (which consent shall not be
unreasonably withheld, conditioned or delayed) make any alteration or addition to
the electrical systems in the Premises. All additional risers or other
equipment required therefor shall be provided by Landlord and the cost thereof
shall be paid by Tenant as Additional Rent. Except in the case of willful
misconduct, Landlord shall not be liable in any way to Tenant for any failure
or defect in the supply or character of electricity furnished to the Premises
by reason of any requirement, act or omission of the public utility serving the
Property or for any other reason not attributable to Landlord. 

                      (G)     Tenant,
at Tenant’s expense, shall purchase from Landlord all light bulbs (including
incandescent and fluorescent), starters and ballasts used in the Premises. 

          7.02     Interruption of Services. Landlord shall
not be liable for any failure to furnish, stoppage of, or interruption in
furnishing any of the services or utilities described in Section 7.01, when
such failure is caused by accident, breakage, repairs, strikes, lockouts, labor
disputes, labor disturbances, governmental regulation, civil disturbances, acts
of war, moratorium or other governmental action, or any other cause beyond
Landlord’s reasonable control, and, in such event, Tenant shall not be entitled
to any damages nor shall any failure or interruption abate or suspend Tenant’s
obligation to pay Base Rent and additional rent required under this Lease or
constitute or be construed as a constructive or other eviction of Tenant;
provided, that in the event any other failure to furnish, stoppage of, or
interruption in furnishing any such services or utilities so that the Premises
shall be rendered untenantable during business hours ( a “Failure of
Services”) for a period of more than ten (10) Business Days after notice
thereof shall have been given by Tenant to Landlord and Tenant shall have
actually vacated its personnel from the entire Premises and ceased to conduct
business therein for at least ten (10) Business Days, then Tenant shall be
entitled to a day-for-day rent abatement equal to the period of time of such
interference following such ten (10) Business Day Period, and if such a Failure
of Services shall continue for thirty (30) consecutive Business Days, Tenant
shall have the right, at its option, to terminate this Lease effective as of the
last day of such thirty (30) Business Day Period subject to the terms and
provisions of this lease including, without limitaton, the rent abatement
provided for in this Section 7.02. 

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ARTICLE VIII - MAINTENANCE AND REPAIRS

          8.01     Landlord’s Obligations. Except as
provided in Sections 8.02 and 8.03 below, Landlord shall maintain the Building,
including all Building plumbing, electrical and mechanical systems and all
Common Areas of the Property, consistent with standards of Class A office buildings
in Stamford, Connecticut, throughout the Lease Term. Except as provided in
Article XI, there shall be no abatement of Rent, nor shall there be any
liability of Landlord, by reason of any injury or inconvenience to, or
interference with, Tenant’s business or operations arising from the making of,
or failure to make, any maintenance or repairs in or to any portion of the
Property. 

          8.02     Tenant’s Obligations. During the Lease
Term, except for the Landlord’s obligations provided in Section 8.01, Tenant
shall, at its sole cost and expense, maintain the Premises in good order and
repair (including, without limitation, the carpet, wall-covering, interior
doors, plumbing and other fixtures, equipment, alterations and improvements,
located exclusively in the Premises, whether installed by Landlord or Tenant).
Further, Tenant shall be responsible for, and upon demand by Landlord shall promptly reimburse Landlord for, any
damage to any portion of the Property or the Premises caused by (i) Tenant’s
wrongful activities on the Property or the Premises; (ii) the performance or
existence of any alterations, additions or improvements made by Tenant in or to
the Premises; (iii) the installation, use, operation or movement of Tenant’s
property in or about the Property or the Premises; or (iv) any negligence or
willful misconduct by Tenant or its officers, partners, employees, agents,
contractors or invitees. 

          8.03     Landlord’s Rights. Landlord and its
contractors shall have the right, at all reasonable times and upon reasonable,
advance oral or telephonic notice to Tenant at the Premises, other than in the
case of any emergency in which case no notice shall be required (except
Landlord shall utilize reasonable efforts to notify Tenant if practicable under
the circumstances), to enter upon the Premises, to make repairs to the Premises
or the Property reasonably required or deemed reasonably necessary by Landlord
and to erect such equipment, including scaffolding, as is reasonably necessary
to effect such repairs. In performing any such work, Landlord shall conceal any
pipes or conduits within the walls and above the finished ceilings, and
Landlord shall use reasonable efforts to minimize interference with the
Tenant’s business to the extent reasonable under the circumstances, provided,
however, that Landlord shall not be required to engage its contractors on an
overtime basis unless Tenant pays such overtime rates. In no event (other than
an emergency) shall work, repairs or activities performed in the Property by or
on behalf of Landlord or in the Premises by or on behalf of Landlord as
permitted hereunder prevent access to the Premises. 

ARTICLE IX - ALTERATIONS, ADDITIONS AND
IMPROVEMENTS

          9.01     Landlord’s Consent; Conditions. Tenant
shall not make or permit to be made any alterations, additions, or improvements
in or to the Premises (“Alterations”) without the prior written consent of
Landlord which consent, with respect to Alterations that do not affect the
structure, HVAC system, Common Areas, or value of the Building shall not be
unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing,
Landlord’s prior consent shall not be required for cosmetic improvements to the
Premises that do not cost more than $10,000 per year in the aggregate. Landlord
may impose as a condition to making any Alterations such requirements as
Landlord in its reasonable discretion deems necessary or desirable as a
condition to the issuance of its consent to any Alterations. Upon completion of
the Alterations, at Landlord’s request Tenant shall provide Landlord with
copies of as-built plans. Neither the approval by Landlord of plans and
specifications relating to any Alterations nor Landlord’s supervision or
monitoring of any Alterations shall constitute any warranty by Landlord to
Tenant of the adequacy of the design for Tenant’s intended use or the proper
performance of the Alterations. 

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          9.02     Performance of Alterations Work. All
work relating to the Alterations shall be performed in compliance with the
plans and specifications approved by Landlord, all Applicable Laws, and the
requirements of Landlord’s and Tenant’s carriers of insurance on the Premises
and the Property, the Board of Underwriters, Fire Rating Bureau, or similar
organization. All work shall be performed in a diligent, first class manner and
so as not to unreasonably interfere with any other tenants or occupants of the
Property. All customary and actual out of pocket costs incurred by Landlord
relating to the Alterations shall be payable to Landlord by Tenant as
Additional Rent upon demand. 

          9.03     Liens. Tenant shall pay when due all
costs for work performed and materials supplied to the Premises. Tenant shall
keep Landlord, the Premises and the Property free from all liens, stop notices
and violation notices relating to the Alterations or any other work performed
for, materials furnished to or obligations incurred by or for Tenant and Tenant
shall protect, indemnify, hold harmless and defend Landlord, the Premises and
the Property of and from any and all loss, cost, damage, liability and expense,
including reasonable attorneys’ fees, arising out of or related to any such
liens or notices. Tenant shall give Landlord not less then seven (7) Business
Days prior written notice before commencing any Alterations in or about the
Premises. During the progress of such work, Tenant shall, upon Landlord’s
request, furnish Landlord with sworn contractor’s statements and lien waivers
covering all work theretofore performed. Tenant shall satisfy or otherwise
discharge all liens, stop notices or other claims or encumbrances within thirty
(30) days after Landlord notifies Tenant in writing that any such lien, stop
notice, claim or encumbrance has been filed. If Tenant fails to pay and remove,
or otherwise bond over or discharge, such lien, claim or encumbrance within
such thirty (30) days, Landlord, at its election, may pay and satisfy the same
and in such event the sums so paid by Landlord, with interest from the date of
payment at the rate set forth in Section 4.07 hereof for amounts owed Landlord
by Tenant shall be deemed to be Additional Rent due and payable by Tenant
within thirty (30) following Landlord’s demand therefor. 

          9.04     Lease Termination. Except as provided
in this Section 9.04, upon expiration or earlier termination of this Lease
Tenant shall surrender the Premises to Landlord in the same condition as
existed on the date Tenant first occupied the Premises, (whether pursuant to
this Lease or an earlier lease), reasonable wear and tear and casualty. All
Alterations shall become a part of the Premises and shall become the property
of Landlord upon the expiration or earlier termination of this Lease, unless
Landlord shall, by written notice given to Tenant, require Tenant to remove
some or all of the Alterations, in which event Tenant shall promptly remove the
designated Alterations and shall promptly repair any resulting damage, all at
Tenant’s sole expense. All business and trade fixtures, machinery and
equipment, furniture, movable partitions and items of personal property owned
by Tenant or installed by Tenant at its expense in the Premises shall be and
remain the property of Tenant; upon the expiration or earlier termination of
this Lease, Tenant shall, at its sole expense, remove all such items and repair
any damage to the Premises or the Property caused by such removal. If Tenant
fails to remove any such items or repair such damage promptly after the
expiration or earlier termination of the Lease, Landlord may, but need not, do
so with no liability to Tenant, and Tenant shall pay Landlord the reasonable
cost thereof upon demand. 

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ARTICLE X - INDEMNIFICATION AND INSURANCE

          10.01     Indemnification.

                        (A)      Tenant agrees to protect, indemnify, hold
harmless and defend Landlord and any Mortgagee, as defined herein, and each of
their respective partners, directors, officers, agents and employees,
successors and assigns, (except to the extent of the losses described below are
caused by the gross negligence or willful misconduct of Landlord, its partners,
directors, officers, contractors, successors and assigns, agents and
employees), from and against: (i) any and all loss, cost, damage, liability or
expense as incurred (including but not limited to reasonable attorneys’ fees
and legal costs) arising out of or related to any claim, suit or judgment
brought by or in favor of any person or persons for damage, loss or expense due
to, but not limited to, bodily injury, including death, or property damage
sustained by such person or persons which arises out of, is occasioned by or is
in any way attributable to the use or occupancy of the Premises or any portion
of the Property by Tenant or the acts or omission of Tenant or its agents,
employees, contractors, clients, invitees or subtenants except that caused by
the gross negligence or willful misconduct of Landlord or its partners,
directors, officers, contractors, successors and assigns, agents or employees.
Such loss or damage shall include, but not be limited to, any injury or damage
to, or death of, Landlord’s employees or agents or damage to the Premises or
any portion of the Property; and (ii) breach of Tenant’s obligations under this
Lease. 

                        (B)     Landlord
agrees to protect, indemnify, hold harmless and defend Tenant and its partners,
directors, officers, agents and employees, successors and assigns, (except to
the extent that such Losses are caused by the gross negligence or willful
misconduct of Tenant, its partners, directors, officers, contractors,
successors and assigns, agents and employees), from and against Losses which
arise out of, is occasioned by or is in any way attributable to its direct
operation of the Building or the acts or omissions of Landlord except those
caused by the gross negligence or willful misconduct of Tenant or its partners,
directors, officers, contractors, successors and assigns, agents or employees. 

          10.02     Property Insurance.

                        (A)     At
all times during the Lease Term, Tenant shall procure and maintain, at its sole
expense, “all-risk” property insurance, for damage or other loss caused by fire
or other casualty or cause including, but not limited to, vandalism and malicious
mischief, theft, water damage of any type, including sprinkler leakage,
bursting of pipes, in an amount not less than one hundred percent (100%) of the
replacement cost covering (a) all Alterations made by or for Tenant in the
Premises; and (b) Tenant’s trade fixtures, equipment and other personal
property from time to time situated in the Premises. The proceeds of such
insurance shall be used for the repair or replacement of the property so
insured, except if this Lease is terminated following a casualty, the proceeds
applicable to the Alterations made by or for Tenant in the Premises shall be
paid to Landlord and the proceeds applicable to Tenant’s trade fixtures,
equipment and other personal property shall be paid to Tenant. 

                        (B)     At
all times during the Lease Term, Tenant shall procure and maintain business
interruption insurance in such amount as will reimburse Tenant for direct and
actual expenses, incurred by Tenant, that are attributable to the perils
insured against in Section 10.02(A). 

                        (C)     Landlord
shall, at all times during the Lease Term, procure and maintain property
insurance of the types, and in the amounts, carried by owners of Class A office
buildings in lower Fairfield County, Connecticut. 

          10.03     Liability Insurance. At all times
during the Lease Term, Tenant shall procure and maintain, at its sole expense,
commercial general liability insurance applying to the use and occupancy of the
Premises and the business operated by Tenant. Such insurance shall have a
minimum combined

15

single limit of liability of at least Three Million Dollars
($3,000,000) per occurrence and a general aggregate limit of at least Two
Million Dollars ($2,000,000). All such policies shall be written to apply to
all bodily injury, property damage, personal injury losses and shall be
endorsed to include Landlord and its agents, beneficiaries, partners,
employees, and any deed of trust holder or mortgagee of Landlord or any ground
lessor as additional insureds provided Landlord notifies Tenant of the names of
the parties to be named as such additional insureds. Such liability insurance
shall be written as primary policies, not excess or contributing with or
secondary to any other insurance as may be available to the additional
insureds. 

                        (B)     Landlord
shall, at all times during the Lease Term, procure and maintain commercial
general liability insurance of the types, and in the amounts, carried by owners
of Class A office buildings in lower Fairfield County, Connecticut. 

          10.04     Workers’ Compensation Insurance. At all
times during the Lease Term, Tenant shall procure and maintain Workers’
Compensation Insurance in accordance with the laws of the State of Connecticut,
and Employer’s Liability insurance with a limit not less than One Million
Dollars ($1,000,000) Bodily Injury Each Accident; One Million Dollars
($1,000,000) Bodily Injury By Disease - Each Person; and One Million Dollars
($1,000,000) Bodily Injury to Disease - Policy Limit. 

          10.05     Policy Requirements. All insurance
required to be maintained by Tenant shall be issued by insurance companies
authorized to do insurance business in the State of Connecticut and rated not
less than A-XII in Best’s Insurance Guide. A certificate of insurance (or, at
Landlord’s option and request, copies of the applicable policies) evidencing
the insurance required under this Article X shall be delivered to Landlord not
less than five (5) days prior to the Commencement Date. No such policy shall be
subject to cancellation or modification without thirty (30) days prior written
notice to Landlord and to any transferee, mortgagee or ground lessor designated
by Landlord to Tenant. Tenant shall furnish Landlord with a replacement
certificate with respect to any insurance not less than thirty (30) days prior
to the expiration of the current policy. Tenant shall have the right to provide
the insurance required by this Article X pursuant to blanket policies, but only
if such blanket policies expressly provide coverage to the Premises and
Landlord as required by this Lease. 

          10.06     Waiver of Recovery; Waiver of Subrogation.
Each party hereby waives any right of recovery against the other for injury or
loss due to hazards covered by insurance or required to be covered, to the
extent of the injury or loss covered thereby. Landlord and Tenant will cause
their respective insurers to issue appropriate waiver of subrogation right
endorsements to all policies and insurance carried in connection with the
Premises or the contents of either of them. Landlord and Tenant hereby agree to
look first to the proceeds of their respective insurance policies before
proceeding against each other in connection with any claim relating to any
matter covered by the Lease.

          10.07     Failure to Insure. If Tenant fails to
maintain any insurance which Tenant is required to maintain pursuant to this
Article X, Tenant shall be liable to Landlord for any loss or cost resulting
from such failure to maintain. Tenant may not self-insure against any risks
required to be covered by insurance without Landlord’s prior written consent. 

ARTICLE XI - DAMAGE OR DESTRUCTION

          11.01     Casualty; Termination of Lease. (A) If
any part of the Premises or Building shall be damaged by any casualty, Tenant
shall give prompt written notice thereof to Landlord and Landlord use
commercially reasonable efforts to repair such damage in a timely manner to a
condition substantially similar to the condition existing immediately prior to
any such casualty, subject, however, to Tenant’s

16

obligations under Section 8.02. Except as provided herein, Landlord
shall not be liable for any inconvenience or annoyance to Tenant or injury to
the business of Tenant resulting in any way from such damage or the repair to
the Premises or the Building. Tenant understands that Landlord will not carry
insurance of any kind on Tenant’s personal property or any fixtures, equipment,
improvements, installations or appurtenances removable by Tenant as provided in
this Lease, and that Landlord shall not be obligated to repair any damage
thereto or replace the same. 

                        (B)     If
(i) substantial alteration or reconstruction of the Premises or the Building
shall, in the opinion of Landlord be required as a result of damage by any
casualty (whether or not the Premises shall have been damaged by such
casualty); or (ii) such substantial alteration or reconstruction is not
feasible or possible; or (iii) the insurance proceeds recovered by reason of
the damage casualty are, in Landlord’s sole judgment, inadequate to complete
the restoration, then this Lease may be terminated by Landlord upon notice to
Tenant within one hundred eighty (180) days after the date of such damage,
specifying a date, not less than thirty (30) days after the giving of such
notice, for such termination. In the event of the giving of such notice of
termination, this Lease shall terminate as of the date specified in such notice
with the same effect as if such date were the Expiration Date, and Base Rent
and Additional Rent payable hereunder shall be apportioned as of such date of
termination, subject to abatement, if any, as and to the extent provided in
Section 11.02. 

          11.02     Partial Destruction of Premises. (A) If
the Premises or access thereto are damaged by any casualty and, in Landlord’s
reasonable opinion, such damage (exclusive of any Alterations made to the
Premises by Tenant) can be restored to its pre-existing condition within one
hundred eighty (180) days after the date of the damage, Landlord shall, upon
notice from Tenant to Landlord of such damage, except as provided in Section
11.03, promptly and with due diligence repair such damage to the Premises
(exclusive of any Alterations to the Premises made by Tenant, which shall be
promptly repaired by Tenant at its sole expense) in accordance with this
Section 11.02 and, until such repairs are completed, the Rent shall be abated
from the date of damage in the same proportion that the rentable area of the
portion of the Premises which is unusable by Tenant in the conduct of its
business bears to the total rentable area of the Premises. Said abatement shall
begin as of the date of the casualty and end on the date Landlord tenders
possession of the Premises substantially restored and rendered tenantable for
Tenant’s business operations subject, however, to the completion of the
Alterations made by Tenant.

                        (B)     Landlord
shall notify Tenant, within sixty (60) days after the date of damage, whether
or not such repairs can, in Landlord’s reasonable opinion, be made within said
one hundred eighty (180) day period (the “Landlord Notice”). If the Landlord
Notice states that the repairs cannot be made within such period, then either
Landlord or Tenant may terminate this Lease, as of the date of the damage or
destruction, by notice given to the other (the “Termination Notice”) not later
than thirty (30) days following the date on which the Landlord Notice is given
by Landlord. 

                        (C)     If
either party fails to timely deliver the Termination Notice, then this Lease
shall remain in full force and effect, the Rent shall be abated as provided in
Section 11.02(A), Section 11.02(B) shall not be applicable, and Landlord shall
proceed to complete the repairs in a commercially reasonable manner. 

                        (D)     If
Landlord does not deliver the Landlord’s Notice, or neither Landlord nor Tenant
deliver a Termination Notice, and, thereafter, Landlord has not substantially
restored the Premises and access thereto by the conclusion of such one hundred
eighty (180) day period, then Tenant may terminate this Lease, by giving notice
to Landlord not later than thirty (30) days following the expiration of such
one hundred eighty (180) day period. 

17

ARTICLE XII - CONDEMNATION

          12.01     Taking. If the entire Premises or so
much of the Premises or Property as to render the Premises unusable by Tenant
shall be taken by condemnation, sale in lieu of condemnation or in any other
manner for any public or quasi-public purpose (collectively “Condemnation”),
then this Lease shall terminate on the date that title or possession to the
Premises is taken by the condemning authority, whichever is earlier. 

          12.02     Award. In the event of any
Condemnation, the entire award for such taking shall belong to Landlord. Tenant
shall have no claim against Landlord or the award for the value of any
unexpired term of this Lease or otherwise. Tenant shall be entitled to
independently pursue a separate award in a separate proceeding for Tenant’s
relocation costs directly associated with the taking, provided such separate
award does not diminish Landlord’s award. Nothing in the Lease shall preclude
Tenant from claiming and collecting from the condemning authority an award for
Tenant’s trade fixtures, loss of business, and moving and relocation costs
pursuant to a separate action. 

          12.03     Temporary Taking. No temporary taking
of the Premises shall terminate this Lease or entitle Tenant to any abatement
of the Rent payable to Landlord under this Lease. 

ARTICLE XIII - RELOCATION

          13.01     Relocation. In the event that the
Premises shall at any time consist of less than Five Thousand (5,000) rentable
square feet, Landlord shall have the right, at its option, to relocate Tenant
and to substitute for the Premises other space in the Building, subject,
however, to the conditions set forth in this Section 13.01. Landlord’s right to
relocate Tenant under this Section 13.01 shall be conditioned upon Landlord
providing to Tenant, at Landlord’s sole cost and expense, (i) substitute office
space within the Building containing substantially the same rentable square
foot area, layout and improvements as the Premises, (ii) a moving service,
(iii) reimbursement of Tenant’s expenses for telephone relocation, and (iv)
reimbursement of Tenant’s expenses for reasonable quantities of stationary and
other printed material to the extent that the address of the substitute
premises is different than the Premises. Landlord shall provide Tenant with not
less than ninety (90) days prior notice of the effective date of a relocation
under this Section 13.01. 

ARTICLE XIV - ASSIGNMENT AND SUBLETTING

          14.01     Restriction. Tenant shall not, either
voluntarily or by operation of law, assign, encumber, or otherwise transfer
this Lease or any interest herein, or sublet the Premises or any part thereof,
or permit the Premises to be occupied by anyone other than Tenant or Tenant’s
employees (any such assignment, encumbrance, subletting, occupation or transfer
is hereinafter referred to as a “Transfer”) except in accordance with this
Article XIV. For purposes of this Lease, the term “Transfer” shall also include
(i) if Tenant is a partnership, the withdrawal or change, voluntary,
involuntary or by operation of law, of a majority of the partners, or a
transfer of a majority of partnership interests, within a twelve month period,
or the dissolution of the partnership, (ii) if Tenant is a closely held
corporation (i.e., whose stock is not publicly held and not traded through an
exchange or over the counter) or a limited liability company, the dissolution,
merger, consolidation, division, liquidation or other reorganization of Tenant,
or within a twelve month period: (a) the sale or other transfer of more than an
aggregate of fifty percent (50)% of the voting securities of Tenant (other than
to immediate family members by reason of gift or death) or (b) the sale,
mortgage, hypothecation or pledge of more than an aggregate of fifty 

18

percent (50)% of Tenant’s net assets. An assignment, subletting or
other action in violation of the foregoing shall be void and, at Landlord’s
option, shall constitute a material breach of this Lease. 

          14.02     Notice to Landlord. If Tenant desires
to assign this Lease or any interest herein, or to sublet all or any part of
the Premises to any entity which is not an Affiliate, then at least thirty (30)
days but not more than one hundred eighty (180) days prior to the effective
date of the proposed assignment or subletting, Tenant shall submit to Landlord
in connection with Tenant’s request for Landlord’s consent: 

                        (A)     A
statement containing (i) the name and address of the proposed assignee or
subtenant; (ii) such financial information with respect to the proposed
assignee or subtenant as Landlord shall reasonably require; (iii) the type of
use proposed for the Premises; and (iv) all of the principal terms of the proposed
assignment or subletting; and 

                        (B)     Four
(4) originals of the assignment or sublease on a form approved by Landlord and
four (4) originals of the Landlord’s Consent to Sublease or Assignment and
Assumption of Lease and Consent.

          14.03     Landlord’s Recapture Rights. At any
time within thirty (30) after Landlord’s receipt of all (but not less than all)
of the information and documents described in Section 14.02 above, Landlord
may, if Tenant desires to (i) sublease all or substantially all of the
Premises, (ii) sublease less than all or substantially all of the Premises for
all or substantially all of the Term, or (iii) assign the Lease, at its option
by written notice to Tenant, elect to: (a) take an assignment of the Lease upon
the same terms as those offered to the proposed assignee; (b) sublease the
Premises from Tenant upon the same terms as those offered to the proposed
subtenant; or (c) terminate the Lease with respect to the portion of the
Premises affected by any proposed subletting. If Landlord does not exercise any
of the options described in the preceding sentence, then, during the
above-described thirty (30) day period, Landlord shall either consent or deny
its consent to the proposed assignment or subletting which consent shall not be
unreasonably withheld, conditioned or delayed. If Landlord exercises its rights
under subsections (a), (b) or (c) above, then Tenant shall be released of all
further liability under this Lease, with respect to the affected portion of the
Premises, arising on the effective date of the assignment to, or termination
by, Landlord. 

          14.04     Landlord’s Consent; Standards.
Landlord’s consent to a proposed assignment or subletting shall not be
unreasonably withheld, conditioned or delayed; but, in addition to any other
grounds for denial, Landlord’s consent shall be deemed reasonably withheld if,
in Landlord’s good faith judgment: (i) the proposed assignee or subtenant does
not have the financial strength to perform its obligations under this Lease or
any proposed sublease; (ii) the business and operations of the proposed
assignee or subtenant are not of comparable quality to the business and
operations being conducted by other tenants in the Property; (iii) the proposed
assignee or subtenant intends to use any part of the Premises for a purpose not
permitted under this Lease; (iv) either the proposed assignee or subtenant, or
any person which directly or indirectly controls, is controlled by, or is under
common control with the proposed assignee or subtenant occupies space in the
Property, or is negotiating with Landlord to lease space in the Property; (v)
the proposed assignee or subtenant is disreputable; (vi) the transferee is a
government (or agency or instrumentality thereof) or (vii) an Event of Default
has occurred and is continuing on either the date on which Tenant requests
consent to the proposed Transfer or the effective date of the Tranfer.
Notwithstanding the foregoing, but subject to Section 14.05, Landlord shall be
deemed to have consented to a sublet of all or a portion of the Premises to any
of the following: T5 Advisors, Stanwich Consulting Corp. and Seabury Capital
Investment. 

19

          14.05     Additional Rent. If Landlord consents
to any such assignment or subletting, one-half (1/2) of the amount by which all
sums or other economic consideration actually received by Tenant in connection
with such assignment or subletting for the purpose of compensating Tenant
directly or indirectly for any such assignment or sublet, whether denominated
as rental or otherwise (after deducting all reasonable and customary sums paid
by Tenant for brokerage, advertising fees, legal, free rent concessions, and
improvements to the Premises, in connection with such assignment or subletting)
exceeds, in the aggregate, the total sum which Tenant is obligated to pay
Landlord under this Lease (prorated to reflect obligations allocable to less
than all of the Premises under a sublease) shall be paid to Landlord promptly
after receipt as Additional Rent under the Lease without affecting or reducing
any other obligation of Tenant hereunder. 

          14.06     Landlord’s Costs. If Tenant shall
Transfer this Lease or all or any part of the Premises or shall request the
consent of Landlord to any Transfer, Tenant shall pay to Landlord as Additional
Rent Landlord’s costs related thereto, including Landlord’s reasonable
attorneys’ fees.

          14.07     Continuing Liability of Tenant.
Notwithstanding any Transfer, including an assignment or sublease to an
affiliate, Tenant shall remain as fully and primarily liable for the payment of
Rent and for the performance of all other obligations of Tenant contained in this
Lease to the same extent as if the Transfer had not occurred; provided,
however, that any act or omission of any transferee, other than Landlord, that
violates the terms of this Lease shall be deemed a violation of this Lease by
Tenant.

          14.08     Non-Waiver. The consent by Landlord to
any Transfer shall not relieve Tenant, or any person claiming through or by
Tenant, of the obligation to obtain the consent of Landlord, pursuant to this
Article XIV, to any further Transfer. In the event of an assignment or
subletting, Landlord may collect rent from the assignee or the subtenant
without waiving any rights hereunder and collection of the rent from a person
other than Tenant shall not be deemed a waiver of any of Landlord’s rights
under this Article XIV, an acceptance of assignee or subtenant as Tenant, or a
release of Tenant from the performance of Tenant’s obligations under this
Lease. If Tenant shall default under this Lease and fail to cure within the
time permitted, Landlord is irrevocably authorized, as Tenant’s agent and
attorney-in-fact, to direct any transferee to make all payments under or in
connection with the Transfer directly to Landlord (which Landlord shall apply
towards Tenant’s obligations under this Lease) until such default is cured.

ARTICLE
XV - DEFAULT AND REMEDIES

          15.01     Events of Default By Tenant. The
occurrence of any of the following shall constitute a default and breach of
this Lease by Tenant (individually, and collectively, an “Event of Default”):

                        (A)     The
failure by Tenant to pay Base Rent, Additional Rent, or make any other payment
required to be made by Tenant hereunder for a period of five (5) days following
receipt by Tenant of written notice that any such payment(s) shall be due. 

                        (B)     The
abandonment of the Premises by Tenant or the vacation of the Premises by Tenant
for sixty (60) consecutive days (with or without the payment of Rent).

                        (C)     The
making by Tenant of any assignment of this Lease or any sublease of all or part
of the Premises, except as expressly permitted under Article XIV of this Lease.

20

                        (D)     The
failure by Tenant to observe or perform any other provision of this Lease to be
observed or performed by Tenant, other than those described in Sections
15.01(A), 15.01(B) or 15.01 (C) above, if such failure continues for thirty
(30) days after written notice thereof by Landlord to Tenant. 

                        (E)     The
making by Tenant or its Guarantor of any general assignment for the benefit of
creditors, the filing by or against Tenant or its Guarantor of a petition under
any federal or state bankruptcy or insolvency laws (unless, in the case of a
petition filed against Tenant or its Guarantor the same is dismissed within
sixty (60) days after filing); the appointment of a trustee or receiver to take
possession of substantially all of Tenant’s assets at the Premises or Tenant’s
interest in this Lease or the Premises, when possession is not restored to
Tenant within sixty (60) days; or the attachment, execution or other seizure of
substantially all of Tenant’s assets located at the Premises or Tenant’s
interest in this Lease or the Premises, if such seizure is not discharged
within sixty (60) days.

          15.02     Landlord’s Right to Terminate Upon Tenant Default.
Upon the occurrence of an Event of Default, Landlord shall have the right with
notice to Tenant to elect to either terminate this Lease or to terminate
Tenant’s right to possession of the Premises without terminating this Lease. 

          15.03.    Landlord’s Remedies. (A) In the event
that this Lease is terminated, and whether or not the Premises be relet,
Landlord shall be entitled to retain all monies, if any, paid by Tenant to
Landlord, whether as advance rent or otherwise, but such monies shall be
credited by Landlord against any Rent due at the time of such termination, or
at Landlord’s option, against any damages payable by Tenant, and Landlord shall
be entitled to recover from Tenant, and Tenant shall pay to Landlord the
following:

                        (i)  All
Rent to the date upon which this Lease and the Term shall have terminated, and

                        (ii)  All
expenses reasonably incurred by Landlord in recovering possession of the
Premises (including summary proceedings), restoring the Premises to good order
and condition, maintaining the Premises in good order and condition while
vacant, altering or otherwise preparing the same for reletting, and in
reletting the Premises (including brokerage commissions and legal expenses),
the same to be paid by Tenant to Landlord on demand, and

                        (iii)  The
amount by which the Rent which, but for the termination of this Lease, would
have been payable under this Lease from the date of termination to the
Expiration Date exceeds the rental and other income, if any, collected by
Landlord in respect of the Premises, or any part thereof, said amount to be due
and payable by Tenant to Landlord on the dates on which the Rent reserved in
this Lease would have become due and payable for the period which otherwise
would have constituted the unexpired portion of the Term (that is to say, upon
each of such dates Tenant shall pay to Landlord the amount of deficiency then
existing).

                        (B)     Whether
or not Landlord shall have collected any monthly deficiencies under Section
15.03(A), Landlord shall be entitled to recover from Tenant on demand, as and
for liquidated damages, a lump sum payment equal to the amount by which the
Base Rent and Additional Rent payable hereunder for the period which otherwise
would have constituted the unexpired portion of the Term (conclusively
presuming the Additional Rent to be the same as was payable for the year
immediately preceding such termination or re-entry and thereafter increasing by
five (5%) percent per annum) exceeds the then fair rental value of the Premises
for the same period both discounted to present value at a rate equal to then
applicable rate of U.S. Treasury securities having a term that is closest to
the unexpired

21

Term of this Lease to
present value. If the Premises or any part thereof be relet by Landlord for the
unexpired portion of the Term, or any part thereof, before presentation of
proof of such liquidated damages to any court, commission or tribunal, the
amount of rent reserved upon such reletting shall be deemed prima facie to be the fair and reasonable
rental value for the part or the whole of the Premises so relet during the term
of the reletting. Nothing herein contained shall limit or prejudice the right
of the Landlord to prove for and obtain as damages by reason of such
termination an amount equal to the maximum allowed by any statute or rule of
law in effect at the time when, and governing the proceedings in which, such
damages are to be proved, whether or not such amount be greater or less than
the amount of liquidated damages referred to above.

                        (C)     In
no event shall Tenant be entitled to receive any excess of the rents and other
income collected by Landlord in respect of the Premises over the sums payable
by Tenant to Landlord hereunder. In no event shall Tenant be entitled in any
suit for the collection of damages pursuant to this Section 15.02 to a credit
in respect of any such rents and other income, except to the extent that such
rents and other income is allocable to the portion of the Term in respect of
which such suit is brought and is actually received by Landlord prior to the
entry of judgment in such suit.

                        (D)     Separate
actions may be maintained by Landlord against Tenant from time to time to
recover any damages which, at the commencement of any such action, have then or
theretofore become due and payable to Landlord under this Section 15.03, without
waiting until the end of the Term and without prejudice to Landlord’s right to
collect damages thereafter.

22

TENANT, FOR ITSELF AND ALL PERSONS
CLAIMING THROUGH OR UNDER IT, HEREBY ACKNOWLEDGES THAT THIS LEASE CONSTITUTES A
COMMERCIAL TRANSACTION AS SUCH TERM IS USED AND DEFINED IN SECTION 52-278 OF
THE CONNECTICUT GENERAL STATUTES, AND HEREBY EXPRESSLY WAIVES ANY AND ALL
RIGHTS WHICH ARE OR MAY BE CONFERRED UPON LESSEE BY SAID STATUTORY PROVISION TO
ANY NOTICE OR HEARING PRIOR TO A PREJUDGMENT REMEDY.

          15.04     Right of Landlord to Perform. All
covenants and agreements to be performed by Tenant under this Lease shall be
performed by Tenant at Tenant’s sole cost and expense. If Tenant shall fail to
pay any sum of money, other than Rent, required to be paid by it hereunder or
shall fail to perform any other act on its part to be performed hereunder,
Landlord may, but shall not be obligated to, make any payment or perform any
such other act on Tenant’s part to be made or performed, without waiving or releasing
Tenant of its obligations under this Lease. Any sums so paid by Landlord and
all necessary incidental costs, together with interest thereon, at the Interest
Rate from the date that such payment is due, shall be payable to Landlord as
Additional Rent upon demand and Landlord shall have the same rights and
remedies in the event of nonpayment as in the case of default by Tenant in the
payment of Rent. 

          15.05     Non-Waiver. No acceptance by Landlord
of a lesser sum than the Rent then due shall be deemed to be other than on
account of the earliest installment of such rent due, 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 Landlord may accept such check
or payment without prejudice to Landlord’s right to recover the balance of such
installment or pursue any other remedy in the Lease provided. The delivery of
keys to any employee of Landlord or to Landlord’s agent or any employee thereof
shall not operate as a termination of this Lease or a surrender of the
Premises.

          15.06     Cumulative Remedies. The specific
remedies to which Landlord may resort under the terms of the Lease are
cumulative and are not intended to be exclusive of any other remedies or means
of redress to which it may be lawfully entitled in case of any breach or
threatened breach by Tenant of any provisions of the Lease. In addition to the
other remedies provided in the Lease, Landlord shall be entitled to a restraint
by injunction of the violation or attempted or threatened violation of any of
the covenants, conditions or provisions of the Lease or to a decree compelling
specific performance of any such covenants, conditions or provisions.

ARTICLE
XVI - ATTORNEYS’ FEES; COSTS OF SUIT

          16.01     Attorneys Fees. If Landlord shall
commence any action or other proceeding against the other arising out of, or
relating to, this Lease or the Premises, Landlord shall be entitled to recover
from Tenant, in addition to any other relief, its actual reasonable attorneys’
fees irrespective of whether or not the action or other proceeding is
prosecuted to judgment and irrespective of any court schedule of reasonable
attorneys’ fees. 

ARTICLE
XVII - SUBORDINATION AND ATTORNMENT

          17.01     Subordination. This Lease, and the
rights of Tenant hereunder, are and shall be subject and subordinate to the
interest of (i) all present and future ground leases and master leases of all
or any part of the Property; (ii) present and future mortgages and deeds of
trust encumbering all or any part of the Property; (iii) all past and future
advances made under any such mortgages or deeds of trust; and (iv)

23

all renewals,
modifications, replacements and extensions of any such ground leases, master
leases, mortgages and deeds of trust; provided, however, that any lessor under
any such ground lease or master lease or any mortgagee or beneficiary under any
such mortgage or deed of trust ( any such ground lessor, mortgagee or
beneficiary is hereinafter referred to as a “Mortgagee”) shall have the right
to elect, by written notice given to Tenant, to have this Lease made superior
in whole or in part to any such ground lease, master lease, mortgage or deed of
trust (or subject and subordinate to such ground lease, master lease, mortgage
or deed of trust but superior to any junior mortgage or junior deed of trust).
Tenant shall execute, acknowledge and deliver instruments reasonably requested
by Landlord or any such Mortgagee to effect the purposes of this Section 17.01.
Such instruments may contain, among other things, provisions to the effect that
such Mortgagee (hereafter, for the purposes of this Section 17.01, a “Successor
Landlord”) shall (i) not be liable for any act or omission of Landlord or its
predecessors, if any, prior to the date of such Successor Landlord’s succession
to Landlord’s interest under this Lease; (ii) not be subject to any offsets or
defenses which Tenant might have been able to assert against Landlord or its
predecessors, if any, prior to the date of such Successor Landlord’s succession
to Landlord’s interest under this Lease; (iii) not be liable for the return of
any security deposit under the Lease unless the same shall have actually been
deposited with such Successor Landlord; (iv) be entitled to receive notice of
any Landlord default under this Lease plus a reasonable opportunity to cure
such default prior to Tenant having any right or ability to terminate this
Lease as a result of such Landlord default; (v) not be bound by any Base Rent
or Additional Rent which Tenant might have paid for more than the current month
to Landlord; (vi) not be bound by any amendment or modification of the Lease or
any cancellation or surrender of the same made without Successor Landlord’s
prior written consent; (vii) not be bound by any obligation to make any payment
to Tenant which was required to be made prior to the time such Successor
Landlord succeeded to Landlord’s interest and (viii) not be bound by any
obligation under the Lease to perform any work or to make any improvements to
the Premises. Any obligations of any Successor Landlord under its respective
lease shall be non-recourse as to any assets of such Successor Landlord other
than its interest in the Property.

          17.02     Attornment. If the interests of
Landlord under the Lease shall be transferred to any superior Mortgagee or
other purchaser or person taking title to the Property (or party thereof) by
reason of the termination of any superior lease or the foreclosure of any
superior mortgage or deed of trust, Tenant shall be bound to such Successor
Landlord under all of the terms, covenants and conditions of the Lease for the
balance of the term thereof remaining and any extensions or renewals thereof
which may be effected in accordance with any option therefor in the Lease, with
the same force and effect as if Successor Landlord were the landlord under the
Lease, and Tenant shall attorn to and recognize as Tenant’s landlord under this
Lease such Successor Landlord, as its landlord, said attornment to be effective
and self-operative without the execution of any further instruments upon
Successor Landlord’s succeeding to the interest of Landlord under the Lease.
Tenant shall execute documents reasonably requested by any such Successor
Landlord to evidence the attornment described in this Section 17.02. 

          17.03     Mortgagee Protection. Tenant further
agrees that if Landlord shall have failed to cure any default by Landlord
within twenty (20) days after Landlord receives written notice of any such
default from Tenant (or if such default cannot be cured or corrected within
that time, then such additional time as may be necessary if Landlord has
commenced within such twenty (20) days and is diligently pursuing the remedies
or steps necessary to cure or correct such default), then the Mortgagee shall
have an additional thirty (30) days within which to cure or correct such
default (or if such default cannot be cured or corrected within that time, then
such additional time as may be necessary if the Mortgagee has commenced within
such thirty (30) days and is diligently pursuing the remedies or steps
necessary to cure or correct such default). Until the time allowed, as
aforesaid, for the Mortgagee to cure such default

24

has expired without cure,
Tenant shall have no right to, and shall not, terminate this Lease on account
of Landlord’s default.

ARTICLE
XVIII - QUIET ENJOYMENT

          18.01     Provided
that no Event of Default has occurred and is continuing hereunder, Tenant shall
have, hold and peaceably enjoy the Premises during the Lease Term free of
claims by or through Landlord, subject to all of the terms and conditions
contained in this Lease.

ARTICLE
XIX - RULES AND REGULATIONS

          19.01     The
Rules and Regulations attached hereto as Exhibit F are hereby
incorporated by reference herein and made a part hereof. Tenant shall abide by,
and faithfully observe and comply with the Rules and Regulations and any
reasonable and non-discriminatory amendments, modifications and/or additions
thereto as may hereafter be adopted and published by written notice to tenants
by Landlord for the safety, care, security, good order and/or cleanliness of
the Premises and/or the Property. Landlord shall not be liable to Tenant for
any violation of such rules and regulations by any other tenant or occupant of
the Property.

ARTICLE
XX - ESTOPPEL CERTIFICATES

          20.01     Tenant
agrees at any time and from time to time upon not less than ten (10) day’s
prior written notice from Landlord to execute, acknowledge and deliver to
Landlord a customary form of a stopped certificate in writing addressed and
certifying to Landlord, to any current or prospective Mortgagee or any assignee
thereof, to any prospective purchaser of the land, improvements or both
comprising the Property, and to any other party designated by Landlord.

          20.02     Tenant’s
failure to deliver the foregoing within the time required shall constitute an
Event of Default.

ARTICLE
XXI - ENTRY BY LANDLORD

          21.01     Landlord
may enter the Premises at all reasonable times and, except in the case of an
emergency, upon reasonable prior notice and during Business Hours, to: inspect
the same; exhibit the same to prospective purchasers, Mortgagees or tenants;
determine whether Tenant is complying with all of its obligations under this
Lease; supply janitorial and other services to be provided by Landlord to
Tenant under this Lease; post notices of non-responsibility; and make repairs
or improvements in or to the Property or the Premises; provided, however, that
all such work shall be done in accordance with the terms of this Lease, as
promptly as reasonably possible and so as to cause as little interference to
Tenant as reasonably possible. Tenant hereby waives any claim for damages for
any injury or inconvenience to, or interference with, Tenant’s business, any
loss of occupancy or quiet enjoyment of the Premises or any other loss
occasioned by such entry so long as such entry is in accordance with this Section
21.01. Landlord shall at all times have and retain a key with which to unlock
all of the doors in, on or about the Premises (excluding Tenant’s vaults, safes
and any other areas designated by Tenant in writing in advance), and Landlord
shall have the right to use any and all means by which Landlord may deem
reasonably proper to open such doors to obtain entry to the Premises, and any
entry to the Premises obtained by Landlord by any such reasonable means, or
otherwise, shall not under any circumstances be deemed or construed to be a
forcible or unlawful entry into or a detainer of the Premises or an eviction,
actual or constructive, of Tenant from any part of the Premises. Such entry by
Landlord shall not act as a termination of Tenant’s duties under this Lease. If
Landlord shall be required to obtain entry by means

25

other than a key provided
by Tenant, if Tenant is not present in the Premises or in the case of an
emergency, the cost of such entry shall by payable by Tenant to Landlord as
Additional Rent. 

ARTICLE
XXII

LANDLORD’S
LEASE UNDERTAKINGS-EXCULPATION FROM PERSONAL LIABILITY;

TRANSFER OF LANDLORD’S INTEREST

          22.01     Landlord’s Lease Undertakings.
Notwithstanding anything to the contrary contained in this Lease or in any
exhibits, Riders or addenda hereto attached (collectively the “Lease
Documents”), it is expressly understood and agreed by and between the parties
hereto that: (a) the recourse of Tenant or its successors or assigns against
Landlord with respect to the alleged breach by or on the part of Landlord of
any agreement contained in this Lease or otherwise arising out of Tenant’s use
of the Premises or the Property (collectively, “Landlord’s Lease Undertakings”)
shall extend only to Landlord’s interest in Property or the proceeds resulting
from the transfer of such interest in the; and (b) no personal liability or
personal responsibility of any sort with respect to any of Landlord’s Lease
Undertakings or any alleged breach thereof is assumed by, or shall at any time
be asserted or enforceable against, Landlord, its property manager, or against
any of their respective directors, officers, employees, agents, constituent
partners, beneficiaries, trustees or representatives.

          22.02     Transfer of Landlord’s Interest. In the
event of any transfer of Landlord’s interest in the Property, Landlord shall
after such transfer be automatically freed and relieved from all applicable
liability with respect to performance of any covenant or obligation on the part
of Landlord to thereafter be performed, provided any Security Deposit or
advance rents held by Landlord are turned over to the grantee and said grantee
expressly assumes, subject to the limitations of this Section 22.02, all the
terms, covenants and conditions of this Lease to be performed on the part of
Landlord, it being intended hereby that the covenants and obligations contained
in this Lease on the part of Landlord shall, subject to all the provisions of
this Section 22.02, be binding on Landlord, its successors and assigns, only
during their respective periods of ownership.

ARTICLE
XXIII - HOLDOVER TENANCY

          23.01     If
Tenant holds possession of the Premises after the expiration or termination of
the Lease Term, by lapse of time or otherwise, Tenant shall become a tenant at
sufferance upon all of the terms contained herein, except as to Lease Term and
Rent. During such holdover period, Tenant shall pay to Landlord a monthly
rental equivalent to one hundred fifty percent (150%) of the Rent payable by
Tenant to Landlord with respect to the last month of the Lease Term. The
monthly rent payable for such holdover period shall in no event be construed as
a penalty or as liquidated damages for such retention of possession. In the
event that such holdover exceeds thirty (30) days, Tenant, in addition to the
foregoing holdover payments, hereby agrees to indemnify, defend and hold
harmless Landlord, its beneficiary, and their respective agents, contractors
and employees, from and against any and all claims, liabilities, actions,
losses, damages (including without limitation, direct, indirect, incidental and
consequential) and expenses (including, without limitation, court costs and
reasonable attorneys’ fees) asserted against or sustained by any such party and
arising from or by reason of such retention of possession which obligations
shall survive the expiration or termination of the Lease Term.

26

ARTICLE XXIV - NOTICES

          24.01     All
notices which Landlord or Tenant may be required, or may desire, to serve on
the other may be served by personal delivery, or by mailing the same by
certified mail return receipt requested, or by recognized overnight delivery
service postage prepaid, addressed to Landlord at the Landlord’s Address for
Notices and to Tenant at the Tenant’s Address for Notices, or, from and after
the Commencement Date, to Tenant at the Premises whether or not Tenant has
departed from, abandoned or vacated the Premises, or addressed to such other
address or addresses as either Landlord or Tenant may from time to time
designate to the other in writing. Any notice shall be deemed to have been
given (i) at the time of receipt, in the case of personal delivery, (ii) on the
earlier of first refusal by the recipient or three (3) days following the
posting date in the case of certified mail, or (iii) the next business day
following deposit with an overnight delivery service as evidenced by a delivery
confirmation.

ARTICLE
XXV - BROKERS

          25.01     The
parties recognize as the broker(s) who procured this Lease the Broker(s)
specified in Section 1.17 and agree that Landlord shall be solely responsible
for the payment of any brokerage commissions to said broker(s), and that Tenant
shall have no responsibility therefor. If Landlord or Tenant has dealt with any
other person or real estate broker in respect to leasing, subleasing or renting
space in the Property, then Landlord (or Tenant as the case may be) shall be
solely responsible for the payment of any fee due said person or firm and each
party shall protect, indemnify, hold harmless and defend the other party from
any liability in respect thereto.

ARTICLE
XXVI - MISCELLANEOUS

          26.01     Entire Agreement. This Lease contains
all of the agreements and understandings relating to the leasing of the Premises
and the obligations of Landlord and Tenant in connection with such leasing.
Landlord has not made, and Tenant is not relying upon, any warranties, or
representations, promises or statements made by Landlord or any agent of
Landlord, except as expressly set forth herein. This Lease supersedes any and
all prior agreements and understandings between Landlord and Tenant and alone
expresses the agreement of the parties.

          26.02     Amendments. This Lease shall not be
amended, changed or modified in any way unless in writing executed by Landlord
and Tenant. Landlord shall not have waived or released any of its rights
hereunder unless in writing and executed by Landlord.

          26.03     Successors. Except as expressly
provided herein, this Lease and the obligations of Landlord and Tenant
contained herein shall bind and benefit the successors and assigns of the
parties hereto.

          26.04     Force Majeure. Neither party shall
incur liability to the other with respect to, and shall not be responsible for
any failure to perform, any of such party’s obligations hereunder if such
failure is caused by any reason beyond the control of the non-performing party
including, but not limited to, strike, labor trouble, governmental rule,
regulations, ordinance, statute or interpretation, or by fire, earthquake,
civil commotion, or failure or disruption of utility services. The amount of
time for the non-performing party to perform any of its obligations shall be
extended by the amount of time such non-performing party is delayed in
performing such obligation by reason of any force majeure occurrence whether
similar to or different from the foregoing types of occurrences. 

          26.05     Survival of Obligations. The
obligations of Landlord and Tenant accruing prior to the expiration of the
Lease shall survive the expiration or earlier termination of the Lease, and
Landlord and

27

Tenant shall promptly
perform all such obligations whether or not this Lease has expired or been
terminated.

          26.06     Light and Air. No diminution or
shutting off of any light, air or view by any structure now or hereafter
erected shall in any manner affect this Lease or the obligations of Tenant
hereunder, or increase any of the obligations of Landlord hereunder.

          26.07     Signage. Tenant shall be entitled, at
Landlord’s expense, to include its name in the Tenant Directory located in the
Building lobby. Any changes made to the initial name in the Directory shall be
at Tenant’s expense. Tenant may, at its expense, place a sign containing
Tenant’s name on the exterior door to the Premises, provided that such sign is
reasonably consistent with standards imposed by Landlord. 

          26.08     Severability. In the event any
provision of this Lease is found to be unenforceable, the remainder of this
Lease shall not be affected, and any provision found to be invalid shall be
enforceable to the extent permitted by law. The parties agree that in the event
two different interpretations may be given to any provision hereunder, one of
which will render the provision unenforceable, and one of which will render the
provision enforceable, the interpretation rendering the provision enforceable
shall be adopted.

          26.09     Captions. All captions, headings,
titles, numerical references and computer highlighting are for convenience only
and shall have no effect on the interpretation of this Lease.

          26.10     Interpretation. Tenant acknowledges
that it has read and reviewed this Lease and that it has had the opportunity to
confer with counsel in the negotiation of this Lease. Accordingly, this Lease
shall be construed neither for nor against Landlord or Tenant, but shall be
given a fair and reasonable interpretation in accordance with the meaning of
its terms and the intent of the parties.

          26.11     Counterparts. This Lease may be
executed in any number of counterparts, each of which shall, when executed, be
deemed to be an original and all of which shall be deemed to be one and the
same instrument. 

          26.12     Number and Gender. All terms and words
used in this Lease, regardless of the number or gender in which they are used,
shall be deemed to include the appropriate number and gender, as the context
may require.

          26.13     Time is of the Essence. TIME IS OF THE ESSENCE of this Lease and
the performance of all obligations hereunder.

          26.14     Joint and Several Liability. If Tenant
comprises more than one person or entity, or if this Lease is guaranteed by any
party, all such persons shall be jointly and severally liable for payment of
rents and the performance of Tenant’s obligations hereunder. 

          26.15     Exhibits. The Exhibits attached hereto
are incorporated into this Lease by reference and made a part hereof.

          26.16     Offer to Lease. The submission of this
Lease to Tenant or its broker or other agent, does not constitute an offer to
Tenant to lease the Premises. This Lease shall have no force and effect

28

until (a) it is executed
and delivered by Tenant to Landlord and (b) it is fully reviewed and executed
by Landlord.

          26.17     No Counterclaim; Jurisdiction. It is
mutually agreed that in the event Landlord commences any summary proceeding for
non-payment of Rent, Tenant will not interpose any non-mandatory counterclaim
of whatever nature or description in any such proceeding. In addition, Tenant
hereby submits to local jurisdiction in the State of Connecticut Fairfield
County and agrees that any action by Tenant against Landlord shall be instituted
in the State of Connecticut Fairfield County and that Landlord shall have
personal jurisdiction over Tenant for any action brought by Landlord against
Tenant in the State of Connecticut Fairfield County.

          26.18     Rights Reserved by Landlord. Landlord
reserves the following rights exercisable without notice (except as otherwise
expressly provided to the contrary in this Lease) and without being deemed an
eviction or disturbance of Tenant’s use or possession of the Premises or giving
rise to any claim for set-off or abatement of Rent: (i) to change the name or
street address of the Building; (ii) to install, affix and maintain all signs
on the exterior and/or interior of the Building; (iii) to designate and/or
reasonably approve prior to installation, all types of signs, window shades,
blinds, drapes, awnings or other similar items, and all internal lighting that
may be visible from the exterior of the Premises and, notwithstanding the
provisions of Article IX; (iv) to change the arrangement of entrances, doors,
corridors, elevators and/or stairs in the Building, provided no such change
shall materially adversely affect access to the Premises; (v) to grant any
party the exclusive right to conduct any business or render any service in the
Building, provided such exclusive right shall not operate to prohibit Tenant
from using the Premises for the purposes permitted under this Lease and to the
extent Tenant is required to use such exclusive service(s), such service(s)
shall be competitively priced for comparable services; (vi) to prohibit the
placement of vending or dispensing machines of any kind in or about the
Premises other than for use by Tenant’s employees; (vii) to prohibit the
placement of video or other electronic games in the Premises; (viii) have
access for Landlord and other tenants of the Building to any mail chutes and
boxes located in or on to close the Building after Business Hours, except that
Tenant and its employees and invitees shall be entitled to admission at all
times under such rules and regulations as Landlord reasonably prescribes for
security purposes; (ix) to install, operate and maintain security systems which
monitor, by close circuit television or otherwise, all persons entering or
leaving the Building; (x) to install and maintain pipes, ducts, conduits, wires
and structural elements located in the Premises which serve other parts or
other tenants of the Building; and (xi) to retain at all times master keys or
pass keys to the Premises. 

          28.19     Governing Law; Jurisdiction. This Lease
shall be governed by, and construed in accordance with, the laws of the State
of Connecticut without giving effect to conflicts of laws principles. All
disputes arising under this Lease shall be submitted to the exclusive
jurisdiction of the appropriate state and federal courts located in the State
of Connecticut.

          28.20     Access. Tenant shall have access and
use of the Premises twenty-four (24) hours per day, seven (7) days per week, at
no extra charge. 

          28.21     Moving
Procedures and Instructions. Tenant shall comply, and shall
cause its moving contractors to comply with, the Moving Procedures and
Instructions to Moving Contractors, attached hereto as Exhibit H.

29

 [SIGNATURE
PAGE FOLLOWS]

30

          IN WITNESS WHEREOF, the parties hereto have
executed this lease as of the date first above written.

	
  

 	
  

 	
  

 
	
 LANDLORD:

 
	
  

 
	
 ANTARES STAMFORD LANDING LP

 
	
  

 
	
  

 
	
 By:

 	
  

 	
  

 
	
  

 	 

 	
  

 
	
  

 	
 Name:

 
	
  

 	
 Title:

 
	
  

 	
  

 
	
 TENANT: 

 
	
  

 
	
 GREEN EARTH TECHNOLOGIES, INC.

 
	
  

 
	
  

 
	
 By:

 	
  

 	
  

 
	
  

 	 

 	
  

 
	
  

 	
 Name:

 
	
  

 	
 Title:

 

31

	
  

 	
  

 	
  

 	
  

 
	
 STATE OF CONNECTICUT

 	
 )

 	
  

 	
  

 
	
  

 	
 )

 	
 ss.:

 	
 Stamford

 
	
 COUNTY OF FAIRFIELD

 	
 )

 	
  

 	
  

 

                    On
this the ____ day of ___________, 2007, before me, the undersigned officer,
personally appeared ___________________________, who acknowledged
himself/herself to be the____________ ______________ of ANTARES STAMFORD LANDING LP, a Delaware
limited partnership, and that he/she, as such officer, being authorized so to
do, executed the foregoing instrument for the purposes therein contained and
acknowledged the same to be his/her free act and deed individually and as such
officer, and the free act and deed of the limited liability company.

                    IN
WITNESS WHEREOF, I hereunto set my hand.

	
  

 	
  

 	
  

 
	
  

 	 

 	
  

 
	
  

 	
 Commissioner of the
 Superior Court

 	
  

 
	
  

 	
 Notary Public

 	
  

 
	
  

 	
 My Commission Expires:

 	
  

 

	
  

 	
  

 	
  

 	
  

 
	
 STATE OF _____________________

 	
 )

 	
  

 	
  

 
	
  

 	
 )

 	
 ss.:

 	
  

 
	
 COUNTY OF __________________

 	
 )

 	
  

 	
  

 

                    On
this the ____ day of ____________, 2007, before me, the undersigned officer,
personally appeared ________________________, who acknowledged himself/herself
to be the __________________ of GREEN EARTH
TECHNOLOGIES, INC, a ____________________, and that
he/she, as such officer, being authorized so to do, executed the foregoing
instrument for the purposes therein contained and acknowledged the same to be
his/her free act and deed individually and as such officer, and the free act
and deed of the ___________________________.

                    IN
WITNESS WHEREOF, I hereunto set my hand.

	
  

 	
  

 	
  

 
	
  

 	 

 	
  

 
	
  

 	
 Commissioner of the
 Superior Court

 	
  

 
	
  

 	
 Notary Public

 	
  

 
	
  

 	
 My Commission Expires:

 	
  

 

32

EXHIBIT A

THE PROPERTY

EXHIBIT B

FLOOR PLAN OF PREMISES

EXHIBIT C

INTENTIONALLY OMITTED

EXHIBIT D

LANDLORD’S WORK

Landlord shall paint and
carpet the Premises prior to the Commencement Date using building standard
colors and materials.

EXHIBIT E

CLEANING SPECIFICATIONS

	
  

 	
  

 	
  

 
	
 1.

 	
 General

 
	
  

 	
  

 	
  

 
	
  

 	
 -

 	
 All flooring swept nightly.

 
	
  

 	
 -

 	
 All carpeted areas and rugs vacuum-cleaned daily.

 
	
  

 	
 -

 	
 All private stairs swept nightly.

 
	
  

 	
 -

 	
 Wastepaper baskets, ashtrays, receptacles, etc. emptied and cleaned
 nightly.

 
	
  

 	
 -

 	
 Cigarette urns cleaned nightly and sand or water replaced when
 necessary.

 
	
  

 	
 -

 	
 All furniture tops and window sills dusted nightly.

 
	
  

 	
 -

 	
 All baseboards and trim dusted nightly.

 
	
  

 	
 -

 	
 All water fountains washed clean nightly.

 
	
  

 	
 -

 	
 Slop sink rooms cleaned nightly. 

 
	
  

 	
  

 	
  

 
	
 2.

 	
 Lavatories

 
	
  

 	
  

 	
  

 
	
  

 	
 -

 	
 All flooring swept and washed nightly.

 
	
  

 	
 -

 	
 All mirrors, powder shelves, brightwork, etc., including
 flushometers, piping and toilet seat hinges washed and polished nightly.

 
	
  

 	
 -

 	
 All basins, bowls, urinals and toilet seats (both sides) washed
 nightly.

 
	
  

 	
 -

 	
 Paper towel, toilet paper and sanitary disposal receptacles emptied,
 refilled and cleaned nightly. 

 
	
  

 	
  

 	
  

 
	
 3.

 	
 High Dusting
 - Office Area

 
	
  

 	
  

 	
  

 
	
  

 	
 Do all high dusting approximately four (4) times a year, including
 the following:

 
	
  

 	
  

 	
  

 
	
  

 	
 -

 	
 Dust all pictures, frames, charts, graphs and panel wall hangings not
 reached in nightly cleaning.

 
	
  

 	
 -

 	
 Dust all vertical surfaces such as walls, partitions, ventilating
 louvers and other surfaces not reached in nightly cleaning. 

 
	
  

 	
 -

 	
 Dust all overhead pipes, sprinklers, etc. 

 
	
  

 	
 -

 	
 Dust all venetian blinds and window frames quarterly. 

 
	
  

 	
  

 	
  

 
	
 4.

 	
 Periodic
 Cleaning - Office Area

 
	
  

 	
  

 	
  

 
	
  

 	
 -

 	
 Wipe clean all interior metal as necessary. 

 
	
  

 	
 -

 	
 Dust all door louvers and other ventilating louvers within reach
 weekly. 

 
	
  

 	
  

 	
  

 
	
 5.

 	
 Periodic
 Cleaning – Lavatories

 
	
  

 	
  

 	
  

 
	
  

 	
 -

 	
 Machine scrub flooring when necessary. 

 
	
  

 	
 -

 	
 Wash all partitions, tile walls, and enamel surfaces monthly with
 proper disinfectant when necessary. Dust exterior of lighting fixtures
 monthly. High dust monthly. 

 
	
  

 	
  

 	
  

 
	
 6.

 	
 Periodic
 Cleaning – Windows

 
	
  

 	
  

 	
  

 
	
  

 	
  

 	
 Interior and exterior of windows of the Premises when necessary, but
 not more than semiannually.

 

EXHIBIT F

RULES AND REGULATIONS

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

          2.
     No awnings or other projection shall be attached
to the outside walls or windows of the Building without the prior consent of
Landlord. No curtains, blinds, shades or screens shall be attached to or hung
in, or used in connection with, any consent of Landlord. Such awnings,
projections, curtains, blinds, shades, screens or other fixtures must be of a
quality, type, design and color, and attached in a manner, approved by
Landlord.

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

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

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

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

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

          8.     No
bicycles, vehicles or animals of any kind, except assistance animals shall be
brought into or kept in or about the premises demised to any tenant. No
cooking, except for microwave cooking, shall be done or permitted in the
Building by any tenant without the approval of the Landlord. No tenant shall
cause or permit any unusual or objectionable odors to emanate from the premises
demised to such tenant.

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

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

          11.
     No additional locks or bolts of any kind shall be
placed upon any of the doors or windows, nor shall any changes be made in locks
or the mechanism thereof. Each tenant must, upon the termination of its
tenancy, restore to Landlord all keys of stores, offices and toilet rooms,
either furnished to, or otherwise procured by, such tenant.

          12.
     All removals from the Building, or the carrying
in or out of the Building or the premises demised to any tenant, of any safes,
freight, furniture or bulky matter of any description must take place at such
time and in such manner as Landlord or its agents may determine, from time to
time. Landlord reserves the right to inspect all freight to be brought into the
Building and to exclude from the Building all freight which violates any of the
Rules and Regulations or the provisions of such tenant’s lease.

          13.
     No tenant or occupant shall purchase spring
water, ice, food, beverage, lighting maintenance, cleaning towels or other like
service, from any company or person not approved by Landlord. No vending
machines of any description shall be installed, maintained or operated upon the
premises demised to any tenant without the prior consent of Landlord.

          14.
     Landlord shall have the right to prohibit any
advertising by any tenant or occupant which, in Landlord’s opinion, tends to
impair the reputation of the Building or its desirability as a building for
offices, and upon notice from Landlord, such tenant or occupant shall refrain
from or discontinue such advertising.

          15.
     Landlord reserves the right to exclude from the
Building, between the hours of 6:00 p.m. and 8:00 a.m. on business days and at
all hours on Saturdays, Sundays and holidays, all persons who do not present a
pass to the Building signed by Landlord. Landlord will furnish passes to
persons for whom any tenant requests such passes. Each tenant shall be
responsible for all persons for whom it requests such passes and shall be
liable to Landlord for all acts of such persons.

          16.
     Each tenant, before closing and leaving the
premises demised to such tenant at any time, shall see that all entrance doors
are locked and all windows closed. Corridor doors, when not in use, shall be
kept closed.

          17.
     Each tenant shall, at its expense, provide artificial
light in the premises demised to such tenant for Landlord’s agents, contractors
and employees while performing janitorial or other cleaning services and making
repairs or alterations in said premises.

          18.
     No premises shall be used, or permitted to be
used for lodging or sleeping, or for any immoral or illegal purposes.

          19.
     The requirements of tenants will be attended to
only upon application at the office of Landlord. Building employees shall not
be required to perform, and shall not be requested by any tenant or occupant to
perform, any work outside of their regular duties, unless under specific
instructions from the office of Landlord.

2

          20.
     Canvassing, soliciting and peddling in the
Building are prohibited and each tenant and occupant shall cooperate in seeking
their prevention.

          21.
     There shall not be used in the Building, either
by any tenant or occupant or by their agents or contractors, in the delivery or
receipt of merchandise, freight or other matter, any hand trucks or other means
of conveyance except those equipped with rubber tires, rubber side guards and
such other safeguards as Landlord may require.

          22.
     If the Premises demised to any tenant become
infested with vermin, such tenant, at its sole cost and expense, shall cause
its premises to be exterminated, from time to time, to the satisfaction of
Landlord, and shall employ such exterminators therefor as shall be approved by
Landlord.

          23.
     No premises shall be used, or permitted to be
used, at any time, without the prior approval of Landlord, as a store for the
sale or display of goods, wares or merchandise of any kind, or as a restaurant,
shop, booth, bootblack or other stand, or for the conduct of any business or
occupation which predominantly involves direct patronage of the general public
in the premises demised to such tenant, or for manufacturing or for other
similar purposes.

          24.
     No tenant shall clean any window in the Building
from the outside.

          25.
     No tenant shall move, or permit to be moved, into
or out of the Building or the premises demised to such tenant, any heavy or
bulky matter, without the specific approval of Landlord. If any such matter
requires special handling, only a qualified person shall be employed to perform
such special handling. No tenant shall place, or permit to be placed, on any
part of the floor or floors of the premises demised to such tenant, a load
exceeding the floor load per square foot which such floor was designed to carry
and which is allowed by law. Landlord reserves the right to prescribe the
weight and position of safes and other heavy matter, which must be placed so as
to distribute the weight.

          26.
     Landlord shall provide and maintain an
alphabetical directory board in the first floor (main lobby) of the Building
and no other directory shall be permitted without the prior consent of
Landlord. Each tenant shall be allowed one line on such board unless otherwise
agreed to in writing.

          27.
     With respect to work being performed by a tenant
in its premises with the approval of Landlord, the tenant shall refer all
contractors, contractors’ representatives and installation technicians to
Landlord for its supervision, approval and control prior to the performance of
any work or services. This provision shall apply to all work performed in the
Building including installation of telephones, telegraph equipment, electrical
devices and attachments, and installations of every nature affecting floors,
walls, woodwork, trim, ceilings, equipment and any other physical portion of
the Building.

          28.
     Landlord shall not be responsible for lost or
stolen personal property, equipment, money, or jewelry from the premises of
tenants or public rooms whether or not such loss occurs when the Building or
the premises are locked against entry.

          29.
     Landlord shall not permit entrance to the
premises of tenants by use of pass keys controlled by Landlord, to any person
at any time without written permission from such tenant, except employees,
contractors, or service personnel directly supervised by Landlord and employees
of the United States Postal Service.

3

          30.
     Each tenant and all of tenant’s employees and
invitees shall observe and comply with the driving and parking signs and
markers on the Land surrounding the Building, and Landlord shall not be
responsible for any damage to any vehicle towed because of noncompliance with
parking regulations.

          31.
     Without Landlord’s prior approval, no tenant
shall install any radio or television antenna, loudspeaker, music system or
other device on the roof or exterior walls of the Building or on common walls
with adjacent tenants.

          32.
     Each tenant shall store all trash and garbage
within its premises or in such other areas specifically designated by Landlord.
No materials shall be placed in the trash boxes or receptacles in the Building
unless such materials may be disposed of in the ordinary and customary manner
of removing and disposing of trash and garbage and will not result in a
violation of any law or ordinance governing such disposal. All garbage and
refuse disposal shall be only through entry ways and elevators provided for
such purposes and at such times as Landlord shall designate.

          33.
     No tenant shall employ any persons other than the
janitor or Landlord for the purpose of cleaning its premises without the prior
consent of Landlord. No tenant shall cause any unnecessary labor by reason of
its carelessness or indifference in the preservation of good order and
cleanliness. Janitor service shall include ordinary dusting and cleaning by the
janitor assigned to such work and shall not include beating of carpets or rugs
or moving of furniture or other special services. Janitor services shall be
furnished Mondays through Fridays, legal holidays excepted; janitor service
will not be furnished to areas which are occupied after 9:30 P.M. window
cleaning shall be done only by Landlord, and only between 6:00 A.M. and 8:00
P.M.

          34.
     Tenant shall not permit smoking of any type of
tobacco product (e.g. cigarettes, cigars, pipes, etc.) in or about the Premises
or Building by any of its employees, servants, agents, representatives,
visitors, customers, licensees, invitees, guests, contractors, or any person
whomsoever, and, upon Landlord’s request, shall post in a conspicuous place or
places in or about the Premises, “No Smoking” signs or placards. Tenant
acknowledges that the Premises and Building are non-smoking facilities.

4

EXHIBIT G

INTENTIONALLY OMITTED

EXHIBIT H

MOVING PROCEDURES AND

INSTRUCTIONS TO MOVING CONTRACTORS

MOVING PROCEDURES:

MOVE IN/OUT
GENERAL

	
  

 	
  

 	
  

 
	
 1.

 	
 At least seven days prior to any move, the representative(s)
 responsible for coordinating your move should notify the Building Manager in
 writing. Shortly thereafter, the Building Manager will contact your
 representative to schedule a meeting to further discuss details and
 procedures. A representative from the moving company must be present at this
 meeting.

 
	
  

 	
  

 	
  

 
	
 2.

 	
 The
 following should be discussed in the meeting:

 
	
  

 	
 ▪

 	
 Instructions
 to moving contractors which are listed below

 
	
  

 	
 ▪

 	
 Elevator
 requirements and scheduling

 
	
  

 	
 ▪

 	
 Loading dock
 arrangements

 
	
  

 	
 ▪

 	
 Date and
 time of move

 
	
  

 	
 ▪

 	
 Scheduling
 of Building Representative

 
	
  

 	
 ▪

 	
 Insurance
 Certificates

 
	
  

 	
 ▪

 	
 Route used
 by movers

 
	
  

 	
 ▪

 	
 Floor and
 elevator coverings

 
	
  

 	
 ▪

 	
 Extra
 security coverage as per the tenants request

 
	
  

 	
  

 	
  

 
	
 3.

 	
 All moves (furniture, equipment etc.) will be performed during
 non-business hours; after 8:00 a.m. on weekends or after 6:00 p.m. on
 weekdays.

 
	
  

 	
  

 	
  

 
	
 4.

 	
 Prior to your move, we must receive a “Certificate of Insurance” from
 your mover, evidencing that proper coverage is in effect in accordance with
 the insurance requirements of your lease. The Landlord and its Building
 Manager shall be named as additional insureds.

 
	
  

 	
  

 	
  

 
	
 5.

 	
 The loading dock and elevators are available for your use during your
 move. Please contact the Building Manager’s office to schedule these as soon
 as possible. Only the elevator(s) assigned for this move shall be used. No
 moving of any kind shall take place on any other elevator.

 
	
  

 	
  

 	
  

 
	
 6.

 	
 Prior to your move, the route which your movers will follow must be
 reviewed with your representative, the mover and the Building Manager.

 
	
  

 	
  

 	
  

 
	
 7.

 	
 Premises must be clean and in good condition and repair. All of your
 property and equipment must be moved or it will be considered abandoned and
 discarded at the tenant’s expense.

 
	
  

 	
  

 	
  

 
	
 8.

 	
 A pre-move and post-move inspection will be conducted by your
 representative and the Building Manager to ensure that no damage to tenant or
 Owner property has occurred.

 
	
  

 	
  

 	
  

 
	
 MOVE IN
 PROCEDURES

 
	
  

 	
  

 	
  

 
	
 1.

 	
 During the pre-move in meeting, you will be issued two mail box keys.
 Additional keys can be supplied at the tenant’s expense.

 

	
  

 	
  

 
	
 2.

 	
 Full floor tenants may wish to leave the lavatories unlocked for
 their convenience.

 
	
  

 	
  

 
	
 3.

 	
 During the pre-move in meeting, you will be issued building and
 parking card keys. Additional keys may be issued subject to Landlord’s
 approval and payment for the card key at the prevailing rate.

 

MOVE OUT
PROCEDURES

In accordance with the terms and conditions of your Lease Agreement, we
require that the following items accompanied by a transmittal or letter
identifying the contents, be returned to the Building Manager prior to, or on
your last business day:

	
  

 	
  

 
	
 1.

 	
 All Key Cards.

 
	
  

 	
  

 
	
 2.

 	
 Properly labeled keys to office entrance doors, plus all other
 lockable doors within your premises.

 
	
  

 	
  

 
	
 3.

 	
 Properly labeled keys to Men’s and Women’s toilet rooms (if
 applicable).

 
	
  

 	
  

 
	
 4.

 	
 Properly labeled keys to assigned mail box on 1st level of
 North Tower.

 

Prior to, or within one day following your move, please arrange for the
removal of any signs, logos, etc. which identify your premises. Care should be
exercised as you are responsible for restoring the door and walls to their
original condition.

OWNER REPRESENTATION

During each move in/out, a representative of the building must be on
site to oversee the move. The cost for this service is the responsibility of
the tenant (see Landlord for Service Rates and costs).

INSTRUCTIONS TO MOVING CONTRACTORS:

	
  

 	
  

 
	
 1.

 	
 The directions of the Landlord and/or his managing agent will be
 followed at all times.

 
	
  

 	
  

 
	
 2.

 	
 No furniture and/or materials will be moved in or out of the building
 from 7:00 a.m. to 6:00 p.m., Monday through Friday or before 8:00 a.m. on
 weekends unless approved by the Landlord and/or his managing agent.

 
	
  

 	
  

 
	
 3.

 	
 The moving contractor must submit, not later than two weeks prior to
 the move, a written schedule which indicates the date and time the move will
 commence and also the same for the completion of the move.

 
	
  

 	
  

 
	
 4.

 	
 All routes over finished floors, including elevator walls and floors,
 will be protected with masonite or equivalent, which is to be picked up at
 the close of work each day.

 
	
  

 	
  

 
	
 5.

 	
 Appropriate warning signs are to be posted in all public corridors
 and lobbies used.

 
	
  

 	
  

 
	
 6.

 	
 Temporary staging of furniture and equipment in public areas is not
 permitted.

 

2

	
  

 	
  

 
	
 7.

 	
 All areas
 traveled are to be broom cleaned at the close of each day. Elevators are to
 be swept and debris carried from the car, NOT across the door opening.

 
	
  

 	
  

 
	
 8.

 	
 Workmen
 should use the toilet facilities provided by the Landlord.

 
	
  

 	
  

 
	
 9.

 	
 The load
 limit of 3,500 pounds in the elevator is NOT to be exceeded.

 
	
  

 	
  

 
	
 10.

 	
 No more than
 two trailers will be allowed at the loading dock at any time.

 
	
  

 	
  

 
	
 11.

 	
 Only
 non-marring rubber wheeled dollies and carts, in good operating condition,
 may be used. Excess oil and grease must be removed from wheels to prevent
 staining flooring.

 
	
  

 	
  

 
	
 12.

 	
 Reasonable
 care must be taken at all times to avoid any personal injury or property
 damage.

 
	
  

 	
  

 
	
 13.

 	
 All packing
 and crating materials must be removed by the moving contractor at the end of
 each day, and NOT be left to accumulate overnight (fire hazard).

 
	
  

 	
  

 
	
 14.

 	
 Prior to our
 move date, the route which your movers will follow to your new premises must
 be reviewed with your representative, mover and our Building Manager. Contact
 our Building Manager at 978-1053.

 
	
  

 	
  

 
	
 15.

 	
 The loading
 dock and elevators are available for your use during your move on a reserved
 basis. Please contact this office to make your reservations as soon as
 possible.

 
	
  

 	
  

 
	
 16.

 	
 The moving
 contractors must utilize labor that will work in harmony with other labor in
 the building. In addition, Landlord’s office should receive, not later than
 two weeks prior to move, insurance certificates evidencing the following
 minimum coverage:

 

	
  

 	
  

 	
  

 	
  

 
	
  

 	
 Workmen’s
 Compensation Insurance – Statutory Limit

 
	
  

 	
 Comprehensive
 Public Liability:

 	
  

 	
  

 
	
  

 	
 Property
 Damage Coverage

 	
  

 	
 Minimum
 $50,000.00

 
	
  

 	
  

 	
  

 	
  

 
	
  

 	
 General
 Liability:

 	
  

 	
 $2,000.000

 
	
  

 	
  

 	
  

 	
  

 
	
  

 	
 Bodily
 Injury or Death:

 	
  

 	
  

 
	
  

 	
 One person –
 Minimum

 	
  

 	
 $250,000.00

 
	
  

 	
 More than
 one person

 	
  

 	
 Minimum
 $500,000.00

 
	
  

 	
  

 	
  

 	
  

 
	
  

 	
 Automobile
 Liability:

 	
  

 	
  

 
	
  

 	
 Any Auto –
 Minimum

 	
  

 	
 $1,000.000

 

All certificates are to stipulate that 30 days prior notice of
cancellation will be given to the Tenant and to Landlord. Landlord and the
Building Manager shall be named as “additional insureds.”

3

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