Document:

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                                                                   EXHIBIT 10.19

                                 LEASE AGREEMENT
                           OFFICE AND INDUSTRIAL SPACE

This Lease Agreement is made and entered into as of the 20th day of March, 2000,
by and between Sharp Point Properties, LLC ("Landlord"), whose address is 4875
Pearl East Cr. #300, Boulder, CO 80301, and Advanced Energy Industries, Inc.
("Tenant"), whose address is 1625 Sharp Point Drive, Fort Collins, CO 80525.

In consideration of the covenants, terms, conditions, agreements and payments as
herein set forth, the Landlord and Tenant hereby enter into the following Lease:

1. Definitions. Whenever the following words or phrases are used in this Lease,
said words or phrases shall have the following meaning:

         A. "Area" shall mean the parcel of land depicted on Exhibit "A"
attached hereto and commonly known and referred to as Lots 9, 10 and 23 of
Prospect East Business Park , Fort Collins , Colorado. The Area includes the
Leased Premises and one or more buildings. The Area may include Common Areas.

         B. "Building" shall mean a building located in the Area.

         C. "Common Areas" shall mean all entrances, exits, driveways, curbs,
walkways, hallways, parking areas, landscaped areas, restrooms, loading and
service areas, and like areas or facilities which are located in the Area and
which are designated by the Landlord as areas or facilities available for the
nonexclusive use in common by persons designated by the Landlord.

         D. "Leased Premises" shall mean the premises herein leased to the
Tenant by the Landlord.

         E. "Tenant's Prorata Share" as to the Building in which the Leased
Premises are located shall mean an amount (expressed as a percentage) equal to
the number of square feet included in the Leased Premises divided by the total
number of leasable square feet included in said Building. The Tenant's Prorata
Share as to Common Areas shall mean an amount (expressed as a percentage ) equal
to the number of square feet included in the Leased Premises divided by the
total number of leasable square feet included in all Buildings located in the
Area. The Tenant's Prorata Share for Common Areas may change from time to time
as the leasable square footage in all Buildings located in the Area is increased
or decreased.

2. Leased Premises. The Landlord hereby leases unto the Tenant, and the Tenant
hereby leases from the Landlord, the following described premises:

         Space All in Building located on Lots 9, 10 and 23 of Prospect East
         Business Park consisting of 63,555 square feet, all as depicted on
         Exhibit "B" attached hereto.

3. Base Term. The term of this Lease shall commence at 12:00 noon on November 1,
2000, and, unless sooner terminated as herein provided for, shall end at 12:00
noon on November 1, 2015 ("Lease Term"). Except as specifically provided to the
contrary herein, the Leased Premises shall, upon the termination of this Lease,
by virtue of the expiration of the Lease Term or otherwise, be returned to the
Landlord by the Tenant in as good or better condition than when entered upon by
the Tenant, ordinary wear and tear excepted.

4. Rent. Tenant shall pay the following rent for the Leased Premises:

         A. Base Monthly Rent. Tenant shall pay to Landlord, without notice and
without setoff, at the address of Landlord as herein set forth, the following
Base Monthly Rent ("Base Monthly Rent"), said Base Monthly Rent to be paid in
advance on the first day of each month during the term hereof. In the event that
this Lease commences on a date other than the first day of a month, the Base
Monthly Rent for the first month of the Lease Term shall be prorated for said
partial month. Below is a schedule of Base Monthly Rental payments as agreed
upon:

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                                During Lease Term

<TABLE>
<CAPTION>
         For Period                         To Period                           A Base Monthly
          Starting                            Ending                                Rent of
<S>                                         <C>                        <C>
November 1, 2000                            November 1, 2015           $62,230.94 NNN per month ($11.75psf) +
                                                                       annual CPI Increases on:
                                                                       November 1, 2001
                                                                       November 1, 2002
                                                                       November 1, 2003
                                                                       November 1, 2004
                                                                       November 1, 2005
                                                                       November 1, 2006
                                                                       November 1, 2007
                                                                       November 1, 2008
                                                                       November 1, 2009
                                                                       November 1, 2010
                                                                       November 1, 2011
                                                                       November 1, 2012
                                                                       November 1, 2013
                                                                       November 1, 2014
</TABLE>

         B. Lease Term Adjustment. If, for any reason, other than delays caused
by the Tenant, the Leased Premises are not ready for Tenant's occupancy on
November 1, 2000, the Tenant's rental obligation and other monetary expenses
(i.e. taxes, utilities, etc.) shall be abated in direct proportion to the number
of days of delay. It is hereby agreed that the premises shall be deemed ready
for occupancy on the day the Landlord receives a T.C.O. or C.O. from the
appropriate authority, or on the day the Landlord gives Tenant the keys to the
Leased Premises if a building permit has not been applied for and/or is not
required by the appropriate authority.

         C. Cost of Living Adjustment. The Base Monthly Rental specified in
paragraph 4A above shall be recalculated for each Lease Year as defined
hereinafter following the first Lease Year of this Lease Agreement. The
recalculated Base Monthly Rental shall be hereinafter referred to as the
"Adjusted Monthly Rental". The Adjusted Monthly Rental for each Lease Year after
the first Lease Year shall be the greater of: (i) the amount of the previous
year's Adjusted Monthly Rental, (or the Base Monthly Rental if calculating the
Adjusted Monthly Rental for the second Lease Year), or (ii) an amount calculated
by the rent adjustment formula set forth below. In applying the rent adjustment
formula, the following definitions shall apply:

         (1) "Lease Year" shall mean a period of twelve (12) consecutive full
calendar months with the first Lease Year commencing on the date of the
commencement of the term of this Lease and each succeeding Lease Year commencing
upon the anniversary date of the first Lease Year; however, if this Lease does
not commence on the first day of a month, then, the first Lease Year and each
succeeding Lease Year shall commence on the first day of the first month
following each anniversary date of this Lease;

         (2) "Bureau" shall mean the Bureau of Labor Statistics of the United
States Department of Labor or any successor agency that shall issue the Price
Index referred to in this Lease Agreement.

         (3) "Price Index" shall mean the "Consumer Price Index-All Urban
Consumers-All Items (CPI-U) U.S. City Average (1982-84=100)" issued from time to
time by the Bureau. In the event the Price Index shall hereafter be converted to
a different standard reference base or otherwise revised, the determination of
the increase in the Price Index shall be made with the use of such conversion
factor, formula or table as may be published by Prentice-Hall, Inc. or failing
such publication, by another nationally recognized publisher of similar
statistical information. In the event the Price Index shall cease to be
published, then, for the purposes of this paragraph 4C there shall be
substituted for the Price Index such other index as the Landlord and the Tenant
shall agree upon, and if they are unable to agree within sixty (60) days after
the Price Index ceases to be published, such matter shall be determined by
arbitration in accordance with the Rules of the American Arbitration
Association.

         (4) "Base Price Index" shall mean the Price Index released to the
public during the second calendar month preceding the commencement of this Lease
Agreement.

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         (5) "Revised Price Index" shall mean the Price Index released to the
public during the second calendar month preceding the Lease Year for which the
Base Annual Rental is to be adjusted;

         (6) "Basic Monthly Rental" shall mean the Basic Monthly Rental set
forth in subparagraph 4A above. The rent adjustment formula used to calculate
the Adjusted Monthly Rental is as follows:

       Adjusted Monthly = Revised Price Index X Base Monthly Rental
             Rental       -----------------------------------------
                                      Base Price Index

Not withstanding the above formula, the Adjusted Monthly Rental shall not be
less than 103% or greater than 106% of the previous year's Adjusted Monthly
Rental, or the Basic Monthly Rental if such adjustment is for the Second Lease
Year. The Adjusted Monthly Rental as herein above provided shall continue to be
payable monthly as required in paragraph 4A above without necessity of any
further notice by the Landlord to the Tenant.

         D. Total Net Lease. The Tenant understands and agrees that this Lease
is a total net lease (a "net, net, net lease"), whereby the Tenant has the
obligation to reimburse the Landlord for a share of all costs and expenses
(taxes, assessments, other charges, insurance, trash removal, Common Area
operation and maintenance and like costs and expenses), incurred by the Landlord
as a result of the Landlord's ownership and operation of the Area.

         5. Security Deposit [THIS SECTION WAS DELETED BY THE PARTIES PRIOR TO
EXECUTION]

         6. Use of Premises. Tenant shall use the Leased Premises only for
Office and Manufacturing and for no other purpose whatsoever except with the
written consent of Landlord. Tenant shall not allow any accumulation of trash or
debris on the Leased Premises or within any portion of the Area. All receiving
and delivery of goods and merchandise and all removal of garbage and refuse
shall be made only by way of the rear and/or other service door provided
therefore. In the event the Leased Premises shall have no such door, then these
matters shall be handled in a manner satisfactory to Landlord. No storage of any
material outside of the Leased Premises shall be allowed unless first approved
by Landlord in writing, and then in only such areas as are designated by
Landlord. Tenant shall not commit or suffer any waste on the Leased Premises nor
shall Tenant permit any nuisance to be maintained on the Leased Premises or
permit any disorderly conduct or other activity having a tendency to annoy or
disturb any occupants of any part of the Area and/or any adjoining property.

         7. Laws and Regulations. -- Tenant Responsibility. The Tenant shall, at
its sole cost and expense, comply with all laws and regulations of any
governmental entity, board, commission or agency having jurisdiction over the
Leased Premises. Tenant agrees not to install any electrical equipment that
overloads any electrical paneling, circuitry or wiring and further agrees to
comply with the requirements of the insurance underwriter or any governmental
authorities having jurisdiction thereof.

         8. Landlord's Rules and Regulations. Landlord reserves the right to
adopt and promulgate rules and regulations applicable to the Leased Premises and
from time to time amend or supplement said rules or regulations. Notice of such
rules and regulations and amendments and supplements thereto shall be given to
Tenant, and Tenant agrees to comply with and observe such rules and regulations
and amendments and supplements thereto provided that the same apply uniformly to
all Tenants of the Landlord in the Area.

         9. Parking. If the Landlord provides off street parking for the common
use of Tenants, employees and customers of the Area, the Tenant shall park all
vehicles of whatever type used by Tenant and/or Tenant's employees only in such
areas thereof as are designated by Landlord for this purpose, and Tenant accepts
the responsibility of seeing that Tenant's employees park only in the areas so
designated. Tenant shall, upon the request of the Landlord, provide to the
Landlord license numbers of the Tenant's vehicles and the vehicles of Tenant's
employees.

         10. Control of Common Areas. -- Exclusive control of the Landlord. All
Common Areas shall at all times be subject to the exclusive control and
management of Landlord, notwithstanding that Tenant and/or Tenant's employees
and/or customers may have a nonexclusive right to

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the use thereof. Landlord shall have the right from time to time to establish,
modify and enforce rules and regulations with respect to the use of said
facilities and Common Areas.

         11. Taxes.

              A. Real Property Taxes and Assessments. The Tenant shall pay to
the Landlord on the first day of each month, as additional rent, the Tenant's
Prorata Share of all real estate taxes and special assessments levied and
assessed against the Building in which the Leased Premises are located and the
Common Areas. If the first and last years of the Lease Term are not calendar
years, the obligations of the Tenant hereunder shall be prorated for the number
of days during the calendar year that this Lease is in effect. The monthly
payments for such taxes and assessments shall be $6,356.00 until the Landlord
receives the first tax statement for the referred to properties. Thereafter, the
monthly payments shall be based upon 1/12th of the prior year's taxes and
assessments. Once each year the Landlord shall determine the actual Tenant's
Prorata Share of taxes and assessments for the prior year and if the Tenant has
paid less than the Tenant's Prorata Share for the prior year the Tenant shall
pay the deficiency to the Landlord with the next payment of Base Monthly Rent,
or, if the Tenant has paid in excess of the Tenant's Prorata Share for the prior
year the Landlord shall forthwith refund said excess to the Tenant.
Additionally, upon Lease expiration or termination Landlord shall also determine
Tenant's Prorata Share of taxes and assessments for the calendar year in which
the Lease expires or terminates based on the most recent valuation and estimate
of taxes provided by Boulder County. If the Tenant has paid less than the
Tenant's prorated Prorata Share for the current year the Tenant shall pay the
deficiency, or, if the Tenant has paid in excess of the Tenant's prorated
Prorata Share for the current year the Landlord shall forthwith refund the
excess to the Tenant.

              B. Personal Property Taxes. Tenant shall be responsible for, and
shall pay promptly when due, any and all taxes and/or assessments levied and/or
assessed against any furniture, fixtures, equipment and items of a similar
nature installed and/or located in or about the Leased Premises by Tenant.

              C. Rent Tax. If a special tax, charge or assessment is imposed or
levied upon the rents paid or payable hereunder or upon the right of the
Landlord to receive rents hereunder (other than to the extent that such rents
are included as a part of the Landlord's income for the purpose of an income
tax), the Tenant shall reimburse the Landlord for the amount of such tax within
fifteen (15) days after demand therefore is made upon the Tenant by the
Landlord.

              D. Other Taxes, Fees and Charges. Tenant shall pay to Landlord, on
the first day of each month, as additional rent, Tenant's Pro Rata Share of any
"Other Charges" (as hereinafter defined) levied, assessed, charged or imposed
against the Area, as a whole. Unless paid directly by Tenant to the authority
levying, assessing, charging or imposing same, Tenant shall also pay to
Landlord, on the first day of the month following payment of same by Landlord,
the entire costs of any such "Other Charges" levied, assessed, charged or
imposed against the Leased Premises, Tenant's use of same, or Tenant's conduct
of business thereon. For purposes of this provision, "Other Charges" shall mean
and refer to any and all taxes, assessments, impositions, user fees, impact
fees, utility fees, transportation fees, infrastructure fees, system fees,
license fees, and any other charge or assessment imposed by any governmental
authority or applicable subdivision on the Area, the Leased Premises or the
ownership or use of the Area or Leased Premises, or the business conducted
thereon, whether or not formally denominated as a tax, assessment, charge or
other nominal description, whether now in effect or hereafter enacted or imposed
(excluding, however, Landlord's income taxes).

              E. Should Landlord protest and win a reduction in the real estate
taxes for the Building and Area, Tenant shall be obligated to pay its Prorata
Share of the cost of such protest, if the protest is handled by a party other
than the Landlord.

         12. Insurance.

              A. Landlord's Insurance. Landlord shall obtain and maintain such
fire and casualty insurance on the core and shell of the Building in which the
Leased Premises are located and the Common Areas, as well as such loss of rents,
business interruption, liability or any other insurance, as it deems
appropriate, with such companies and on such terms and conditions as Landlord
deems acceptable. Such insurance shall not be required to cover any of Tenant's
inventory, furniture, furnishings, fixtures, equipment or tenant improvements
(whether or not installed on the Leased Premises by or for Tenant and whether or
not included within the tenant finish provided by Landlord), and Landlord shall
not be obligated to repair any damage thereto or replace any of same, and Tenant
shall have no interest in any proceeds of Landlord's insurance.

              B. Tenant's Insurance. Tenant shall, at its sole cost and expense,
obtain and maintain throughout the term of this Lease, on a full replacement
cost basis, "all risk" insurance covering all of Tenant's inventory, furniture,
furnishings, fixtures, equipment and all tenant improvements or tenant finish
(whether or not installed by Landlord) and betterments located on or within the
Leased Premises. In addition, Tenant shall obtain and maintain, at its sole cost
and expense, comprehensive general public liability insurance providing coverage
from and against any loss or damage occasioned by an accident or casualty on,
about or adjacent to the Leased Premises, including protection against death,
personal injury and property damage. Such liability coverage shall be written on
an "occurrence" basis, with limits of not less than $1,000,000.00 combined
single limit coverage.

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         All policies of insurance required to be carried by Tenant hereunder
shall be written by an insurance company licensed to do business in the State of
Colorado, and shall name Landlord as an additional named insured and/or loss
payee, as Landlord may direct. Each such policy shall provide that same shall
not be changed or modified without at least thirty (30) days' prior written
notice to Landlord and any mortgagee of Landlord. Certificates evidencing the
extent and effectiveness of all Tenant's insurance shall be delivered to
Landlord. The limits of such insurance shall not, under any circumstances, limit
the liability of Tenant under this Lease.

         In the event that Tenant fails to maintain any of the insurance
required of it pursuant to this provision, Landlord shall have the right (but
not the obligation) at Landlord's election, to pay Tenant's premiums or to
arrange substitute insurance with an insurance company of Landlord's choosing,
in which event any premiums advanced by Landlord shall constitute additional
rent payable under this Lease and shall be payable by Tenant to Landlord
immediately upon demand for same. Landlord shall also have the right, but no the
obligation, whether or not Tenant maintains coverage to carry any such insurance
as Landlord may elect in order to provide coverage in the event Tenant fails to
properly maintain such insurance.

         The rights of Landlord hereunder shall be in addition to, and not in
lieu of, of any other rights or remedies available to Landlord under this Lease
or provided by law or in equity. Without limiting the foregoing, in the event
that coverage of any risk for which Tenant is responsible pursuant to this
Section 12 is ultimately provided by coverage maintained by Landlord, whether
due to Tenant's failure to provided or maintain such insurance or otherwise,
Tenant shall promptly reimburse Landlord for an amount equal to any deductible
incurred, immediately upon demand for same.

              C. Tenant's High Pressure Steam Boiler Insurance. If Tenant makes
use of any kind of steam or other high pressure boiler or other apparatus which
presents a risk of damage to the Leased Premises or to the Building or other
improvements of which the Leased Premises are a part or to the life or limb of
persons within such premises, Tenant shall secure and maintain appropriate
boiler insurance in an amount satisfactory to Landlord. The Landlord shall be
named insured in any such policy or policies. Certificates for such insurance
shall be delivered to Landlord and shall provide that said insurance shall not
be changed, modified, reduced or canceled without thirty (30) days prior written
notice thereof being given to Landlord.

              D. Tenant's Share of Landlord Insurance. Tenant shall pay the
Landlord as additional rent Tenant's Prorata Share of the insurance secured by
the Landlord pursuant to "12A" above. Payment shall be made on the first day of
each month as additional rent. The monthly payments for such insurance shall be
$ 212.00 until changed by Landlord as a result of an increase or decrease in the
cost of such insurance.

              E. Mutual Subrogation Waiver. Landlord and Tenant hereby grant to
each other, on behalf of any insurer providing fire and extended coverage to
either of them covering the Leased Premises, Buildings or other improvements
thereon or contents thereof, a waiver of any right of subrogation any such
insurer of one party may acquire against the other or as against the Landlord or
Tenant by virtue of payments of any loss under such insurance. Such a waiver
shall be effective so long as the Landlord and Tenant are empowered to grant
such waiver under the terms of their respective insurance policy or policies and
such waiver shall stand mutually terminated as of the date either Landlord or
Tenant gives notice to the other that the power to grant such waiver has been so
terminated.

         13. Utilities.

              A. Tenant shall be solely responsible for and promptly pay all
charges for heat, water, gas, electric, sewer service and any other utility
service used or consumed on the Leased Premises. For all utility services used
or consumed on the Leased Premises which are included in utility services to an
area larger than the Leased Premises, Tenant shall pay monthly, commencing with
the first month of the Lease Term, as additional rent due under the terms
hereof, a sum equal to Tenant's Prorata Share of the estimated costs for said
twelve (12) month period, divided by 12. The estimated initial monthly costs are
$ N/A for water and $ N/A for Public Service. Once each year the Landlord shall
determine the actual costs of the foregoing expenses for the prior year and if
the actual costs are greater than the estimated costs, the Tenant shall pay its
Tenant's Prorata Share of the difference between the estimated costs and the
actual costs to the Landlord with the next payment of Base Monthly Rent, or, if
the actual costs are less than the estimated costs, the Landlord shall forthwith
refund the amount of the Tenant's excess payment to the Tenant. Additionally,
upon Lease expiration or termination Landlord shall also determine Tenant's
Prorata Share of the annualized actual costs of the foregoing expenses for the
number of days the Lease is in effect during the calendar year in which the
Lease expires or terminates. If the annualized actual costs are greater than the
estimated costs, the Tenant shall pay its Tenant's Prorata Share of the
difference between the estimated costs and the annualized actual costs to the
Landlord, or, if the annualized actual costs are less than the estimated costs,
the Landlord shall forthwith refund the excess payment to the Tenant. For
purposes of calculating Tenant's share of expenses under this paragraph,
annualized actual costs shall be the sum of actual costs for the year at the
time of reconciliation plus the total estimated costs prorated for the number of
days from the date the last actual cost was paid to the end of the year. For all
utility services used or consumed on the Leased Premises in which the utility
service

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is used solely on the Leased Premises, the Tenant shall forthwith upon taking
occupancy of the Leased Premises make arrangements with the Public Service
Company, U.S. West or other appropriate utility company to pay the utilities
used on the Leased Premises and to have the same billed to the Tenant at the
address designated by the Tenant. Should there be a time where the Landlord
remains responsible for utilities supplied to the Leased Premises, the Landlord
shall bill the Tenant therefore and the Tenant shall promptly reimburse the
Landlord therefore. In no event shall Landlord be liable for any interruption or
failure in the supply of any such utility to the Leased Premises.

              In the event the utility company supplying water and/or sewer to
the Leased Premises determines that an additional service fee, impact fee,
and/or assessment, or any other type of payment or penalty is necessary due to
Tenant's use and occupancy of the Building, nature of operation and/or
consumption of utilities, said expense shall be borne solely by the Tenant. Said
expense shall be paid promptly and any repairs requested by the utility company
shall be performed by Tenant immediately and without any delay.

              B. Landlord Controls Selection. Landlord has advised Tenant that
presently Public Service Company of Colorado ("Utility Service Provider") is the
utility company selected by Landlord to provide electricity and gas service for
the Building. Notwithstanding the foregoing, if permitted by Law, Landlord shall
have the right at any time and from time to time during the Lease Term to either
contract for service from a different company or companies providing electricity
and/or gas service (each such company shall hereinafter be referred to as
an("Alternative Service Provider") or continue to contract for service from the
Utility Service Provider.

              C. Tenant Shall Give Landlord Access. Tenant shall cooperate with
Landlord, Utility Service Provider, and any Alternative Service Provider at all
times and, as reasonably necessary, shall allow Landlord, Utility Service
Provider, and any Alternative Service Provider reasonable access to the
Building's electric lines, feeders, risers, wiring, gas lines, and any other
machinery within the Premises.

              D. Landlord Not Responsible for Interruption of Service. Landlord
shall in no way be liable or responsible for any loss, damage, or expense that
Tenant may sustain or incur by reason of any change, failure, interference,
disruption, or defect in the supply or character of the electrical and/or gas
energy furnished to the Premises, or if the quantity or character of the
electric and/or gas energy supplied by the Utility Service Provider or any
Alternate Service Provider is no longer available or suitable for Tenant's
requirements, and no such change, failure, defect, unavailability, or
unsuitability shall constitute an actual or constructive eviction, in whole or
in part, or entitle Tenant to any abatement or diminution of rent, or relieve
Tenant from any of its obligations under the Lease.

         14. Maintenance Obligations of Landlord. Except as herein otherwise
specifically provided for, Landlord shall keep and maintain the roof and
exterior of the Building of which the Leased Premises are a part in good repair
and condition. Tenant shall repair and pay for any damage to roof, foundation
and external walls caused by Tenant's action, negligence or fault.

         15. Maintenance Obligations of the Tenant. Subject only to the
maintenance obligations of the Landlord as herein provided for, the Tenant
shall, during the entire Lease Term, including all extensions thereof, at the
Tenant's sole cost and expense, keep and maintain the Leased Premises in good
condition and repair, including specifically the following:

              A. Electrical Systems. Tenant agrees to maintain in good working
order and to make all required repairs and replacements to the electrical
systems for the Leased Premises.

              B. Plumbing Systems. Tenant agrees to maintain in good working
order and to make all required repairs or replacements to the plumbing systems
for the Leased Premises.

              C. Inspections and Service. Upon termination of Lease Agreement,
Tenant agrees, before vacating premises, to employ at Tenant's sole cost and
expense, a licensed contractor to inspect, service and write a written report on
the systems referred to in "A" and "B" of this Paragraph. Landlord shall have
the right to order such an inspection if Tenant fails to provide evidence of
such inspection, and, to follow the recommendations of such reports and to
charge the expense thereof to the Tenant.

              D. Tenant's Responsibility for Building and Area Repairs. Tenant
shall be responsible for any repairs required for any part of the Building or
Area of which the Leased Premises are a part if such repairs are necessitated by
the actions or inactions of Tenant.

              E. Cutting Roof. Tenant must obtain in writing the Landlord's
approval prior to making any roof penetrations. Failure by Tenant to obtain
written permission to penetrate a roof shall relieve Landlord of any roof repair
obligations as set forth in Paragraph "14" hereof. Tenant further agrees to
repair, at its sole cost and expense, all roof penetrations made by the Tenant
and to use, if so requested by Landlord, a licensed contractor selected by the
Landlord to make such penetrations and repairs.

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              F. Glass and Doors. The repair and replacement of all glass and
doors on the Leased Premises shall be the responsibility of the Tenant. Any such
replacements or repairs shall be promptly completed at the expense of the
Tenant.

              G. Liability for Overload. Tenant shall be responsible for the
repair or replacement of any damage to the Leased Premises, the Building or the
Area which result from the Tenant's movement of heavy articles therein or
thereon. Tenant shall not overload the floors of any part of the Leased
Premises.

              H. Liability for Overuse and Overload of Operating Systems. Tenant
shall be responsible for the repair, upgrade, modification, and/or replacement
of any operating systems servicing the Leased Premises and/or all or part of the
Building which is necessitated by Tenant's change or increase in use of or
non-disclosed use of all or a part of the Leased Premises. Operating systems
include, but are not limited to, electrical systems; plumbing systems (both
water and natural gas); heating, ventilating, and air conditioning systems;
telecommunications systems; computer and network systems; lighting systems, fire
sprinkler systems; security systems; and building control systems, if any.

              I. Inspection of Leased Premises "As Is" Conditions [THIS SECTION
WAS DELETED BY THE PARTIES PRIOR TO EXECUTION]

              J. Failure of Tenant to Maintain Premises. Should Tenant neglect
to keep and maintain the Leased Premises as required herein, the Landlord shall
have the right, but not the obligation, to have the work done and any reasonable
costs plus a ten percent (10%) overhead charge therefore shall be charged to
Tenant as additional rental and shall become payable by Tenant with the payment
of the rental next due.

         16. Common Area Maintenance. Tenant shall be responsible for Tenant's
Prorata share of the total costs incurred for the operation, maintenance and
repair of the Common Areas, including, but not limited to, the costs and
expenses incurred for the operation, maintenance and repair of parking areas
(including restriping and repaving); removal of snow; utilities for common
lighting and signs; normal HVAC maintenance and elevator maintenance (if
applicable); trash removal; security to protect and secure the Area; common
entrances, exits, and lobbies of the Building; all common utilities, including
water to maintain landscaping; replanting in order to maintain a smart
appearance of landscape areas; supplies; depreciation on the machinery and
equipment used in such operation, maintenance and repair; the cost of personnel
to implement such services; the cost of maintaining in good working condition
the HVAC system(s) for the Leased premises; the cost of maintaining in good
working condition the elevator(s) for the Leased Premises, if applicable. These
costs shall be estimated on an annual basis by the Landlord and shall be
adjusted upwards or downwards depending on the actual costs for the preceding
twelve months. Tenant shall pay monthly, commencing with the first month of the
Lease Term, as additional rent due under the terms hereof, a sum equal to
Tenant's Prorata Share of the estimated costs for said twelve (12) month period,
divided by 12. The estimated initial monthly costs are $2,383.00 Once each year
the Landlord shall determine the actual costs of the foregoing expenses for the
prior year and if the actual costs are greater than the estimated costs, the
Tenant shall pay its Tenant's Prorata Share of the difference between the
estimated costs and the actual costs to the Landlord with the next payment of
Base Monthly Rent, or, if the actual costs are less than the estimated costs,
the Landlord shall forthwith refund the amount of the Tenant's excess payment to
the Tenant.

Additionally, upon Lease expiration or termination Landlord shall also determine
Tenant's prorated Prorata Share of the annualized actual costs of the foregoing
expenses for the number of days the Lease is in effect during the calendar year
in which the Lease expires or terminates. If the annualized actual costs are
greater than the estimated costs, the Tenant shall pay its prorated Tenant's
Prorata Share of the difference between the estimated costs and the annualized
actual costs to the Landlord, or, if the annualized actual costs are less than
the estimated costs, the Landlord shall forthwith refund the excess to the
Tenant. For purposes of calculating Tenant's share of expenses under this
paragraph, annualized actual costs shall be the sum of actual costs for the year
at the time of reconciliation plus the total estimated costs prorated for the
number of days from the date the last actual cost was paid to the end of the
year.

         17. Inspection of and Right of Entry to Leased Premises--Regular,
Emergency, Reletting. Landlord and/or Landlord's agents and employees, shall
have the right to enter the Leased Premises at all times during regular business
hours and, at all times during emergencies, to examine the Leased Premises, to
make such repairs, alterations, improvements or additions as Landlord deems
necessary, and Landlord shall be allowed to take all materials into and upon
said Leased Premises that may be required therefore without the same
constituting an eviction of Tenant in whole or in part, and the rent reserved
shall in no way abate while such repairs, alterations, improvements or additions
are being made, by reason of loss or interruption of business of Tenant or
otherwise. During the six months prior to the expiration of the term of this
Lease or any renewal thereof, Landlord may exhibit the Leased Premises to
prospective tenants and/or purchasers and may place upon the Leased Premises the
usual notices indicating that the Leased Premises are for lease and/or sale.

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<PAGE>   8
         18. Alteration-Changes and Additions-Responsibility. Unless the
Landlord's approval is first secured in writing, the Tenant shall not install or
erect inside partitions, add to existing electric power service, add telephone
outlets, add light fixtures, install additional heating and/or air conditioning
or make any other changes or alterations to the interior or exterior of the
Leased Premises. Any such changes or alterations shall be made at the sole cost
and expense of the Tenant. At the end of this Lease, all such fixtures,
equipment, additions, changes and/or alterations (except trade fixtures
installed by Tenant) shall be and remain the property of Landlord; provided,
however, Landlord shall have the option to require Tenant to remove any or all
such fixtures, equipment, additions and/or alterations and restore the Leased
Premises to the condition existing immediately prior to such change and/or
installation, normal wear and tear excepted, all at Tenant's cost and expense.
All such work shall be done in a good and workmanlike manner and shall consist
of new materials unless agreed to otherwise by Landlord. Any and all repairs,
changes and/or modifications thereto shall be the responsibility of, and at the
cost of, Tenant. Landlord may require adequate security from Tenant assuring no
mechanics' liens on account of work done on the Leased Premises by Tenant and
may post the Leased Premises, or take such other action as is then permitted by
law, to protect the Landlord and the Leased Premises against mechanics' liens.
Landlord may also require adequate security to assure Landlord that the Leased
Premises will be restored to their original condition upon termination of this
Lease.

         19. Sign Approval. Except for signs which are located inside of the
Leased Premises and which are not attached to any part of the Leased Premises,
the Landlord must approve in writing any sign to be placed in or on the interior
or exterior of the Leased Premises, regardless of size or value. Specifically,
signs attached to windows of the Leased Premises must be so approved by the
Landlord. As a condition to the granting of such approval, Landlord shall have
the right to require Tenant to furnish a bond or other security acceptable to
Landlord sufficient to insure completion of and payment for any such sign work
to be so performed. Tenant shall, during the entire Lease Term, maintain
Tenant's signs in good condition and repair at Tenant's sole cost and expense.
Tenant shall, remove all signs at the termination of this Lease, at Tenant's
sole risk and expense and shall in a workmanlike manner properly repair any
damage and close any holes caused by the installation and/or removal of Tenant's
signs. Tenant shall give Landlord prior notice of such removal so that a
representative of Landlord shall have the opportunity of being present when the
signage is removed, or shall pre-approve the manner and materials used to repair
damage and close the holes caused by removal.

         20. Right of Landlord to Make Changes and Additions. Landlord reserves
the right at any time to make alterations or additions to the Building or Area
of which the Leased Premises are a part. Landlord also reserves the right to
construct other buildings and/or improvements in the Area and to make
alterations or additions thereto, all as Landlord shall determine. Easements for
light and air are not included in the leasing of the Leased Premises to Tenant.
Landlord further reserves the exclusive right to the roof of the Building of
which the Leased Premises are a part. Landlord also reserves the right at any
time to relocate, vary and adjust the size of any of the improvements or Common
Areas located in the Area, provided, however, that all such changes shall be in
compliance with the requirements of governmental authorities having jurisdiction
over the Area.

         21. Damage or Destruction of Leased Premises. In the event the Leased
Premises and/or the Building of which the Leased Premises are a part shall be
totally destroyed by fire or other casualty or so badly damaged that, in the
opinion of Landlord, it is not feasible to repair or rebuild same, Landlord
shall have the right to terminate this Lease upon written notice to Tenant. If
the Leased Premises are partially damaged by fire or other casualty, except if
caused by Tenant's negligence, and said Leased Premises are not rendered
untenable thereby, as determined by Landlord, an appropriate reduction of the
rent shall be allowed for the unoccupied portion of the Leased Premises until
repair thereof shall be substantially completed. If the Landlord elects to
exercise the right herein vested in it to terminate this Lease as a result of
damage to or destruction of the Leased Premises or the Building in which the
Leased Premises are located, said election shall be made by giving notice
thereof to the Tenant within thirty (30) days after the date of said damage or
destruction.

         22. Governmental Acquisition of Property. The parties agree that
Landlord shall have complete freedom of negotiation and settlement of all
matters pertaining to the acquisition of the Leased Premises, the Building, the
Area, or any part thereof, by any governmental body or other person or entity
via the exercise of the power of eminent domain, it being understood and agreed
that any financial settlement made or compensation paid respecting said land or
improvements to be so taken, whether resulting from negotiation and agreement or
legal proceedings, shall be the exclusive property of Landlord, there being no
sharing whatsoever between Landlord and Tenant of any sum so paid. In the event
of any such taking, Landlord shall have the right to terminate this Lease on the
date possession is delivered to the condemning person or authority. Such taking
of the property shall not be a breach of this Lease by Landlord nor give rise to
any claims in Tenant for damages or compensation from Landlord. Nothing herein
contained shall be construed as depriving the Tenant of the right to retain as
its sole property any compensation paid for any tangible personal property owned
by the Tenant which is taken in any such condemnation proceeding.

         23. Assignment or Subletting. Tenant may not assign this Lease, or
sublet the Leased Premises or any part thereof, without the written consent of
Landlord. No such assignment or subletting if approved by the Landlord shall
relieve Tenant of any of its obligations hereunder, and, the performance or
nonperformance of any of the covenants herein contained by subtenants shall be
considered as the performance or the nonperformance by the Tenant.

         24. Warranty of Title. Subject to the provisions of the following three
(3) paragraphs hereof, Landlord covenants it has good right to lease the Leased
Premises in the manner described herein and that Tenant shall peaceably and
quietly have, hold, occupy and enjoy the Leased Premises during the term of the
Lease.

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<PAGE>   9

         25. Access. Landlord shall provide Tenant nonexclusive access to the
Leased Premises through and across land and/or other improvements owned by
Landlord. Landlord shall have the right, during the term of this Lease, to
designate, and to change, such nonexclusive access.

         26. Subordination. Tenant agrees that this Lease shall be subordinate
to any mortgages, trust deeds or ground leases that may now exist or which may
hereafter be placed upon said Leased Premises and to any and all advances to be
made thereunder, and to the interest thereon, and all renewals, replacements and
extensions thereof. Tenant shall execute and deliver whatever instruments may be
required for the above purposes, and failing to do so within ten (10) days after
demand in writing, does hereby make, constitute and irrevocably appoint Landlord
as its attorney-in-fact and in its name, place and stead so to do. Tenant shall
in the event of the sale or assignment of Landlord's interest in the Area or in
the Building of which the Leased Premises form a part, or in the event of any
proceedings brought for the foreclosure of or in the event of exercise of the
power of sale under any mortgage made by Landlord covering the Leased Premises,
attorn to the purchaser and recognize such purchaser as Landlord under this
Lease.

         27. Easements. The Landlord shall have the right to grant any easement
on, over, under and above the Area for such purposes as Landlord determines,
provided that such easements do not materially interfere with Tenant's occupancy
and use of the Leased Premises.

         28. Indemnification and Waiver Except in the case of a breach or
default in the performance of any obligation under this Lease, each party shall
indemnify, defend and hold harmless the other party and nothing in this Lease
shall be construed as imposing any liability on them for any loss, costs,
expense (including reasonable attorney's fees), or any claims, suits, actions or
damages arising from the ownership, use, control or occupancy of any portion of
the Project including the Building, Common Areas and Premises unless such loss,
cost, expense, claim, suit or action is a result of or caused by the negligent
acts or omissions of such other party or its agents, servants, employees,
contractors, or invitees.

Tenant shall not indemnify Landlord for acts or failure to observe or comply
with any of the rules by any other Tenant or occupant of the Building or Project
that adversely affect Tenant's use and occupancy in which Landlord has been put
on notice of such adverse impact to Tenant.

         29. Acts or Omission of Others. The Landlord, or its employees or
agents, or any of them, shall not be responsible or liable to the Tenant or to
the Tenant's guests, invitees, employees, agents or any other person or entity,
for any loss or damage that may be caused by the acts or omissions of other
tenants, their guests or invitees, occupying any other part of the Area or by
persons who are trespassers on or in the Area, or for any loss or damage caused
or resulting from the bursting, stoppage, backing up or leaking of water, gas,
electricity or sewers or caused in any other manner whatsoever, unless such loss
or damage is caused by or results from the negligent acts of the Landlord, its
agents or contractors.

         30. Interest on Past Due Obligations. Any amount due to Landlord not
paid when due shall bear interest at two (2%) percent per month from due date
until paid. Payment of such interest shall not excuse or cure any default by
Tenant under this Lease.

         31. Holding Over-Double Last Month's Rent. If Tenant shall remain in
possession of the Leased Premises after the termination of this Lease, whether
by expiration of the Lease Term or otherwise, without a written agreement as to
such possession, then Tenant shall be deemed a month-to-month Tenant. The rent
rate during such holdover tenancy shall be equivalent to double the monthly rent
paid for the last full month of tenancy under this Lease, excluding any free
rent concessions which may have been made for the last full month of the Lease.
No holding over by Tenant shall operate to renew or extend this Lease without
the written consent of Landlord to such renewal or extension having been first
obtained. Tenant shall indemnify Landlord against loss or liability resulting
from the delay by Tenant in surrendering possession of the Leased Premises
including, without limitation, any claims made with regard to any succeeding
occupancy bounded by such holdover period.

         32. Modification or Extensions. No modification or extension of this
Lease shall be binding upon the parties hereto unless in writing and unless
signed by the parties hereto.

         33. Notice Procedure. All notices, demands and requests which may be or
are required to be given by either party to the other shall be in writing and
such that are to be given to Tenant shall be deemed to have been properly given
if served on Tenant or an employee of Tenant or sent to Tenant by United States
registered or certified mail, return receipt requested, properly sealed, stamped
and addressed to Tenant at 1625 Sharp Point Drive, Fort Collins CO 80525 or at
such other place as Tenant may from time to time designate in a written notice
to Landlord; and, such as are to be given to Landlord shall be deemed to have
been properly given if personally served on Landlord or if sent to Landlord,
United States registered or certified mail, return receipt requested, properly
sealed, stamped and addressed to Landlord at 4875 Pearl East Cr. #300, Boulder,
CO 80301 or at such other place as Landlord may from time to time designate in a
written notice to Tenant. Any notice given by mailing shall be effective as of
the date of mailing.

         34. Memorandum of Lease-Notice to Mortgagee. The Landlord and Tenant
agree not to place this Lease of record, but upon the request of either party to
execute and acknowledge so the same may be recorded a short form lease
indicating the names and respective addresses of the

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<PAGE>   10

Landlord and Tenant, the Leased Premises, the Lease Term, the dates of the
commencement and termination of the Lease Term and options for renewal, if any,
but omitting rent and other terms of this Lease. Tenant agrees to an assignment
by Landlord of rents and of the Landlord's interest in this Lease to a
mortgagee, if the same be made by Landlord. Tenant further agrees if requested
to do so by the Landlord that it will give to said mortgagee a copy of any
request for performance by Landlord or notice of default by Landlord; and in the
event Landlord fails to cure such default, the Tenant will give said mortgagee a
sixty (60) day period in which to cure the same. Said period shall begin with
the last day on which Landlord could cure such default before Tenant has the
right to exercise any remedy by reason of such default. All notices to the
mortgagee shall be sent by United States registered or certified mail, postage
prepaid, return receipt requested.

         35. Controlling Law. The Lease, and all terms hereunder shall be
construed consistent with the laws of the State of Colorado. Any dispute
resulting in litigation hereunder shall be resolved in court proceedings
instituted in Larimer County and in no other jurisdiction.

         36. Landlord Not a Partner With the Tenant. Nothing contained in this
Lease shall be deemed, held or construed as creating Landlord as a partner,
agent, associate of or in joint venture with Tenant in the conduct of Tenant's
business, it being expressly understood and agreed that the relationship between
the parties hereto is and shall at all times remain that of Landlord and Tenant.

         37. Partial Invalidity. If any term, covenant or condition of this
Lease or the application thereof to any person or circumstance shall, to any
extent, be invalid or unenforceable, the remainder of this Lease or the
application of such term, covenant or condition to persons and circumstances
other than those to which it has been held invalid or unenforceable, shall not
be affected thereby, and each term, covenant and condition of this Lease shall
be valid and shall be enforced to the fullest extent permitted by law.

         38.  Default-Remedies of Landlord.

              A. The occurrence of any of the following events shall constitute
a default by Tenant under this Lease:

                  (1) Failure to make due and punctual payment of rent or any
other charges, assessments or amounts due or payable or required to be paid
under this Lease; or

                  (2) Neglect or failure by Tenant to perform or observe, or any
other breach of, any other term, covenant or condition of this Lease; or

                  (3) Adjudication of Tenant as bankrupt or insolvent, or filing
by or against Tenant of any petition in bankruptcy or for reorganization or for
the adoption of any arrangement under the Bankruptcy Code; application is made
for the appointment of receiver or conservator for Tenant's business or
property; or assignment by Tenant is made of its property for the benefit of its
creditors; or Tenant's interest in this Lease or any substantial amount of
Tenant's other real or personal property is levied or executed upon by process
of law; or

                  (4) Petition or other proceeding is made by or against Tenant
for its dissolution or liquidation; or voluntary dissolution or liquidation of
Tenant; or

                  (5) Abandonment of the Leased Premises, or any part thereof,
by Tenant for a period of time in excess of thirty (30) consecutive days.

              B. If Tenant shall default in the payment of rent or in the
keeping of any of the terms, covenants or conditions of this Lease to be kept
and/or performed by Tenant or shall otherwise commit any event of default as
defined above, Landlord may upon the expiration of any applicable cure,
immediately, or at any time thereafter, reenter the Leased Premises, remove all
persons and property therefrom, without being liable to indictment, prosecution
for damage therefore, or for forcible entry and detainer and repossess and enjoy
the Leased Premises, together with all additions thereto or alterations and
improvements thereof. Landlord may, at its option, at any time and from time to
time thereafter, relet the Leased Premises or any part thereof for the account
of Tenant or otherwise, and receive and collect the rents therefore and apply
the same first to the payment of such expenses as Landlord may have incurred in
recovering possession and for putting the same in good order and condition for
rerental, and expense, commissions and charges paid by Landlord in reletting the
Leased Premises. Any such reletting may be for the remainder of the term of this
Lease or for a longer or shorter period. In lieu of reletting such Leased
Premises, Landlord may occupy the same or cause the same to be occupied by
others. Whether or not the Leased Premises or any part thereof be relet, Tenant
shall pay the Landlord the rent and all other charges required to be paid by
Tenant up to the time of the expiration of this Lease or such recovered
possession, as the case may be and thereafter, Tenant, if required by Landlord,
shall pay to Landlord until the end of the term of this Lease, the equivalent of
the amount of all rent reserved herein and all other charges required to be paid
by Tenant, less the net amount received by Landlord for such reletting, if any,
unless waived by written notice from Landlord to Tenant. No action by Landlord
to obtain possession of the Leased Premises and/or to recover any amount due to
Landlord hereunder shall be taken as a waiver of Landlord's right to require
full and complete performance by Tenant of all terms hereof,

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<PAGE>   11

including payment of all amounts due hereunder or as an election on the part of
Landlord to terminate this Lease Agreement. If the Leased Premises shall be
reoccupied by Landlord, then, from and after the date of repossession, Tenant
shall be discharged of any obligations to Landlord under the provisions hereof
for the payment of rent. If the Leased Premises are reoccupied by the Landlord
pursuant hereto, and regardless of whether the Leased Premises shall be relet or
possessed by Landlord, all fixtures, additions, furniture, and the like then on
the Leased Premises may be retained by Landlord. In the event Tenant is in
default under the terms hereof and, by the sole determination of Landlord, has
abandoned the Leased Premises, Landlord shall have the right to remove all the
Tenant's property from the Leased Premises and dispose of said property in such
a manner as determined best by Landlord, at the sole cost and expense of Tenant
and without liability of Landlord for the actions so taken and without liability
on the part of Landlord for any action so taken.

              C. In the event an assignment of Tenant's business or property
shall be made for the benefit of creditors, or, if the Tenant's leasehold
interest under the terms of this Lease Agreement shall be levied upon by
execution or seized by virtue of any writ of any court of law, or, if
application be made for the appointment of a receiver for the business or
property of Tenant, or, if a petition in bankruptcy shall be filed by or against
Tenant, then and in any such case, at Landlord's option, with or without notice,
Landlord may terminate this Lease and immediately retake possession of the
Leased Premises without the same working any forfeiture of the obligations of
Tenant hereunder.

              D. Tenant hereby grants to the Landlord a security interest in and
to any and all of Tenant's property located in, on or adjacent to the Leased
Premises as security for Tenant's full and complete performance of the terms and
conditions of this Lease, which security interest is enforceable by Landlord as
provided by the laws of the State of Colorado.

              E. In addition to all rights and remedies granted to Landlord by
the terms hereof, Landlord shall have available any and all rights and remedies
available at law or in equity, or under the statutes of the State of Colorado.
No remedy herein or otherwise conferred upon or reserved to Landlord shall be
considered exclusive of any other remedy but shall be cumulative and shall be in
addition to every other remedy given hereunder or now or hereafter existing at
law or in equity or by statute. Further, all powers and remedies given by this
Lease to Landlord may be exercised, from time to time, and as often as occasion
may arise or as may be deemed expedient. No delay or omission of Landlord to
exercise any right or power arising from any default shall impair any such right
or power or shall be considered to be a waiver of any such default or
acquiescence thereof. The acceptance of rent by Landlord shall not be deemed to
be a waiver of any breach of any of the covenants herein contained or of any of
the rights of Landlord to any remedies herein given.

              F. If Tenant shall, for any reason, vacate the Leased Premises
before the current expiration date, landlord shall have the right to accelerate
rental payments and any and all future rent payments due during the course of
the Lease Term shall become immediately payable in full to the Landlord.

         39. Legal Proceedings-Responsibilities. In the event of proceeding at
law or in equity by either party hereto, the defaulting party shall pay all
costs and expenses, including all reasonable attorney's fees incurred by the
non-defaulting party in pursuing such remedy, if such non-defaulting party is
awarded substantially the relief requested.

         40. Administrative Charges. In the event any check, bank draft or
negotiable instrument given for any money payment hereunder shall be dishonored
at any time and from time to time, for any reason whatsoever not attributable to
Landlord, Landlord shall be entitled, in addition to any other remedy that may
be available, (1) to make an administrative charge of $100.00 or three times the
face value of the check, bank draft or negotiable instrument, whichever is
smaller, and (2) at Landlord's sole option, to require Tenant to make all future
rental payments in cash or cashiers check.

         41. Hazardous Materials and Environmental Considerations.

              A. Tenant covenants and agrees that Tenant and its agents,
employees, contractors and invitees shall comply with all Hazardous Materials
Laws (as hereinafter defined). Without limiting the foregoing, Tenant covenants
and agrees that it will not use, generate, store or dispose of, nor permit the
use, generation, storage or disposal of Hazardous Materials (as hereinafter
defined) on, under or about the Leased Premises, nor will it transport or permit
the transportation of Hazardous Materials to or from the Leased Premises, except
in full compliance with any applicable Hazardous Materials Laws. Any Hazardous
Materials located on the Leased Premises shall be handled in an appropriately
controlled environment which shall include the use of such equipment (at
Tenant's expense) as is necessary to meet or exceed standards imposed by any
Hazardous Materials Laws and in such a way as not to interfere with any other
tenant's use of its premises. Upon breach of any covenant contained herein,
Tenant shall, at Tenant's sole expense, cure such breach by taking all action
prescribed by any applicable Hazardous Materials Laws or by any governmental
authority with jurisdiction over such matters.

              B. Tenant shall inform Landlord at any time of (I) any Hazardous
Materials it intends to use, generate, handle, store or dispose of, on or about
or transport from, the Leased Premises and (ii) of Tenant's discovery of any
event or condition which constitutes a violation

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<PAGE>   12

of any applicable Hazardous Materials Laws. Tenant shall provide to Landlord
copies of all communications to or from any governmental authority or any other
party relating to Hazardous Materials affecting the Leased Premises.

              C. Tenant shall indemnify and hold Landlord harmless from any and
all claims, judgments, damages, penalties, fines, costs, liabilities, expenses
or losses (including, without limitation, diminution on value of the Leased
Premises, damages for loss or restriction on use of all or part of the Leased
Premises, sums paid in settlement of claims, investigation of site conditions,
or any cleanup, removal or restoration work required by any federal, state or
local governmental agency, attorney's fees, consultant fees, and expert fees)
which arise as a result of or in connection with any breach of the foregoing
covenants or any other violation of any Hazardous Materials laws by Tenant. The
indemnification contained herein shall also accrue to the benefit of the
employees, agents, officers, directors and/or partners of Landlord.

              D. Upon termination of this Lease and/or vacation of the Leased
Premises, Tenant shall properly remove all Hazardous Materials and shall then
provide to Landlord an environmental audit report, prepared by a professional
consultant satisfactory to Landlord and at Tenant's sole expense, certifying
that the Leased Premises have not been subjected to environmental harm caused by
Tenant's use and occupancy of the Leased Premises. Landlord shall grant to
Tenant and its agents or contractors such access to the Leased Premises as is
necessary to accomplish such removal and prepare such report.

              E. "Hazardous Materials" shall mean (a) any chemical, material,
substance or pollutant which poses a hazard to the Leased Premises or to persons
on or about the Leased Premises or would cause a violation of or is regulated by
any Hazardous Materials Laws, and (b) any chemical, material or substance
defined as or included in the definitions of "hazardous substances", "hazardous
wastes", "extremely hazardous waste", "restricted hazardous waste", "toxic
substances", "regulated substance", or words of similar import under any
applicable federal, state or local law or under the regulations adopted or
publications promulgated pursuant thereto, including, but not limited to, the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as
amended, 42 U.S.C. Sec. 9601, et seq.; the Hazardous Materials Transportation
Act, as amended, 49 U.S.C. Sec. 1801, et seq.; the Resource Conservation and
Recovery Act as amended, 42 U.S.C. Sec. 6901, et seq.; the Solid Waste Disposal
Act, 42 U.S.C. Sec. 6991 et seq.; the Federal Water Pollution Control Act, as
amended, 33 U.S.C. Sec. 1251, et seq.; and Sections 25-15-101, et seq.,
25-16-101, et seq., 25-7-101, et seq., and 25-8-101, et seq., of the Colorado
Revised Statutes. "Hazardous Materials Laws" shall mean any federal state or
local laws, ordinances, rules, regulations, or policies (including, but not
limited to, those laws specified above) relating to the environment, health and
safety or the use, handling, transportation, production, disposal, discharge or
storage of Hazardous Materials, or to industrial hygiene or the environmental
conditions on, under or about the Leased Premises. Said term shall be deemed to
include all such laws as are now in effect or as hereafter amended and all other
such laws as may hereafter be enacted or adopted during the term of this Lease.

              F. All obligations of Tenant hereunder shall survive and continue
after the expiration of this Lease or its earlier termination for any reason.

              G. Tenant further covenants and agrees that it shall not install
any storage tank (whether above or below the ground) on the Leased Premises
without obtaining the prior written consent of the Landlord, which consent may
be conditioned upon further requirements imposed by Landlord with respect to,
among other things, compliance by Tenant with any applicable laws, rules,
regulations or ordinances and safety measures or financial responsibility
requirements.

              H. Should any local governmental entity having jurisdiction over
the Leased Premises require any type of environmental audit or report prior to
or during the occupancy of the Leased Premises by the Tenant, such cost of the
audit or report shall be the sole responsibility of the Tenant.

         42. Entire Agreement. It is expressly understood and agree by and
between the parties hereto that this Lease sets forth all the promises,
agreements, conditions, and understandings between Landlord and/or its agents
and Tenant relative to the Leased Premises and that there are no promises,
agreements, conditions, or understandings either oral or written, between them
other than that are herein set forth.

         43. Guarantee and Financial Statements [THIS SECTION WAS DELETED BY THE
PARTIES PRIOR TO EXECUTION]

         44. Estoppel Certificates. Within no more than 5 days after receipt of
written request, the Tenant shall furnish to the owner a certificate, duly
acknowledged, certifying, to the extent true:

         A. That this Lease is in full force and effect.
         B. That the Tenant knows of no default hereunder on the part of the
            owner, or if it has reason to believe that such a default exists,
            the nature thereof in reasonable detail.

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<PAGE>   13

         C. The amount of the rent being paid and the last date to which rent
            has been paid.
         D. That this Lease has not been modified, or if it has been modified,
            the terms and dates of such modifications.
         E. That the term of this Lease has commenced.
         F. The commencement and expiration dates.
         G. Whether all work to be performed by the owner has been completed.
         H. Whether the renewal term option has been exercised if applicable.
         I. Whether there exist any claims or deductions from, or defenses to,
            the payment of rent.
         J. Such other matters as may be reasonably requested by owner.

If the Tenant fails to execute and deliver to the owner a completed certificate
as required under this section, the Tenant hereby appoints the owner as its
Attorney-In-Fact to execute and deliver such certificate for and on behalf of
the Tenant.

         45. Financial Statements. As requested by the Landlord, Tenant shall
provide copies of its most recent financial statements and shall also provide
Landlord with up to three (3) prior years of financial statements, if so
requested.

         46. Brokers. Tenant represents and warrants that it has dealt only with
N/A (the "Broker") in the negotiation of this Lease. Landlord shall make payment
of the commission according to the terms of a separate agreement with the
Broker. Tenant hereby agrees to indemnify and hold Landlord harmless of an from
any and all loss, costs, damages or expenses (including, without limitation, all
attorney's fees and disbursements) by reason of any claim of, or liability to,
any other broker or person claiming through Tenant and arising out of this
Lease. Additionally, Tenant acknowledges and agrees that Landlord shall have no
obligation for payment of any brokerage fee or similar compensation to any
person with whom Tenant has dealt or may deal with in the future with respect to
leasing of any additional or expansion space in the Building or any renewals or
extensions of this Lease unless specifically provided for by separate written
agreement with Landlord. In the event any claim shall be made against Landlord
by any other broker who shall claim to have negotiated this Lease on behalf of
Tenant or to have introduced Tenant to the Building or to Landlord, Tenant
hereby indemnifies Landlord, and Tenant shall be liable for the payment of all
reasonable attorney's fees, costs, and expenses incurred by Landlord in
defending against the same, and in the event such broker shall be successful in
any such action, Tenant shall, upon demand, make payment to such broker.

         47. Lease Exhibits Attached. This Lease includes the following Lease
Exhibits which are incorporated herein and made a part of this Lease Agreement:

         Exhibit "A" - Site Plan Depicting Area
         Exhibit "B" - Interior Space Plan
         Exhibit "C" - Landlord and Tenant's Construction Obligations
         Exhibit "D" - Sign Code Obligations
         Exhibit "E" - Additional Terms and Conditions

         48. Miscellaneous. All marginal notations and paragraph headings are
for purposes of reference and shall not affect the true meaning and intent of
the terms hereof. Throughout this Lease, wherever the words "Landlord" and
"Tenant" are used they shall include and imply to the singular, plural, persons
both male and female, companies, partnerships and corporations, and in reading
said Lease, the necessary grammatical changes required to make the provisions
hereof mean and apply as aforesaid shall be made in the same manner as though
originally included in said Lease.

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<PAGE>   14

         49. Real Estate Broker Disclosure. Tenant acknowledges that William W.
Reynolds (individually as Landlord, or as a principal in Landlord if Landlord is
an entity) is a licensed Colorado real estate broker, acting on his own behalf
in connection with this lease transaction. Tenant furthermore acknowledges that
neither William W. Reynolds nor The W.W. Reynolds Companies, Inc., a licensed
Colorado real estate brokerage firm, of which William W. Reynolds is a
principal, is representing Tenant in connection with this lease transaction.

IN WITNESS WHEREOF, the parties have executed this Lease as of the date hereof.

LANDLORD:   SHARP POINT PROPERTIES, LLC
          ---------------------------------

By: /s/ William W. Reynolds
    ---------------------------------------

TENANT:   ADVANCED ENERGY INDUSTRIES, INC.
        -----------------------------------

By:  /s/ Richard P. Beck  /s/ Hollis L. Caswell  /s/ Douglas S. Schatz
    -------------------------------------------------------------------
         RICHARD P. BECK
         VICE PRESIDENT, FINANCE

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<PAGE>   15

                        ENVIRONMENTAL INDEMNITY AGREEMENT

THIS INDEMNITY is given as of this 20 day of March, 2000, by Advanced Energy
Industries, Inc. ("Indemnitor," whether one or more), to and for the benefit of
Sharp Point Properties, LLC ("Landlord").

         WHEREAS, Sharp Point Properties, LLC is Landlord under a proposed Lease
Agreement dated , 200 0, ("the Lease") in which Advanced Energy Industries, Inc.
, a Delaware Corporation is the proposed tenant ("Tenant"), regarding the Leased
Premises commonly known as Lots 9, 10 and 23 of Prospect East Business Park
("Leased Premises"); and

         WHEREAS, Landlord is unwilling to enter into the Lease with Tenant
unless the Indemnitor agrees to the indemnities hereinafter provided.

         NOW, THEREFORE, in consideration of the matters recited above and to
induce Landlord to enter into the Lease with Tenant, Indemnitor undertakes and
agrees as follows:

         1. Indemnitor shall indemnify, defend and hold Landlord harmless from
and against any and all suits, actions, legal or administrative proceedings,
demands, claims, judgements, damages, penalties, fines, costs, liabilities,
expenses or losses which arise during or after the lease term as a result of or
in connection with the presence, use, storage, disposal, transportation or
discharge, by or on behalf of Tenant, of any Hazardous Materials (as defined in
the Lease) on, in or under or affecting all or any portion of the Leased
Premises or any surrounding areas, or the disposition or transportation of any
Hazardous Materials therefrom, or any breach by Tenant of the provisions
concerning Environmental Considerations as contained in paragraph 41 of the
Lease, or the failure of the Tenant to comply with any applicable Hazardous
Materials Laws (as defined in the Lease), or otherwise resulting from or arising
out of any action or non-action of Tenant or Tenant's operations on the Leased
Premises.

         Without limiting the generality of the foregoing, it is expressly
agreed by Indemnitor that such indemnity shall also include the following:
diminution in value of the Leased Premises, damages for loss or restriction on
use of rental or useable space or any amenity of the Leased Premises, damages
arising from any adverse impact on marketing of space or delay in delivering
possession to a subsequent tenant or purchaser, restoration of the Leased
Premises to a condition not materially different from its original contour,
appearance and condition; costs incurred in connection with any investigation of
site conditions or any clean-up, remedial, removal or restoration work required
by any federal, state or local governmental agency, political subdivision, court
order or lender of the Landlord; costs of removal and lawful disposal off site
of all Hazardous Materials; all sums paid in settlement of claims, attorneys'
fees, consultant fees and expert fees.

         The foregoing indemnities shall survive termination or expiration of
the Lease and shall also accrue to the benefit of the employees, agents,
officers, directors and/or partners of Landlord.

         2. Indemnitor agrees to pay to Landlord, from time to time,upon demand
therefor, an amount equal to any and all expenses therefore incurred by Landlord
for which Landlord is entitled to indemnification. Any sums not so paid shall
thereafter bear interest at a rate of two percent (2%) per month until paid in
full.

         3. The rights and remedies of Landlord under this indemnity shall be in
addition to any rights or remedies available to Landlord under the terms of the
Lease. The obligations of Indemnitor hereunder shall not be affected or impaired
by: (i) the assertion by Landlord against Tenant of any rights or remedies
reserved to Landlord pursuant to provisions of the Lease; (ii) the commencement
of summary or any other proceedings against Tenant; (iii) failure of the
Landlord to enforce any of its rights against Tenant pursuant to the Lease or
otherwise; (iv) the granting by Landlord of any extensions of time to Tenant;
(v) the assignment or transfer of the Lease by Tenant; (vi) with release or
discharge of Tenant from its obligations under the Lease in any creditors',
receivership, bankruptcy or other proceedings or the commencement or pendency of
any such proceedings; or (vii) the impairment, limitation or modification of the
liability of Tenant or the estate of Tenant in bankruptcy, or of any remedy for
the enforcement of tenant's liability under the Lease, resulting from the
operation of any present or future bankruptcy code or other statute, or from the
decision of any court.

         4. Until all Tenant's obligations under the Lease are fully performed,
Indemnitor (i) waives any right of subrogation which it might have against
Tenant by reason of any payments or acts of performance by Indemnitor pursuant
to its obligations hereunder; (ii) waives any other right which Indemnitor may
have against Tenant by reason of any one or more payments or acts in compliance
with its obligations hereunder; and (iii) subordinates any liability or
indebtedness of tenant held by Indemnitor to the obligations of Tenant to
Landlord under the Lease.

         5. All notices for or allowed hereunder shall be deemed given and
received with (a) personally delivered, or (b) at the time the same is deposited
in the United States mail, postage prepaid, first class mail, or addressed to
the applicable party at the address indicated below for such

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<PAGE>   16

party, or as to each party, at such other address as shall be designated by such
party in a written notice to the other party:

         If to Indemnitor, to:

         Advanced Energy Industries, Inc.
         1625 Sharp Point Drive
         Fort Collins, CO 80525

         If to Landlord, to:

         Sharp Point Properties, LLC
         4875 Pearl East Circle #300
         Boulder, CO 80301

         6. In the event of default in its obligations hereunder, Indemnitor
agrees to reimburse Landlord for reasonable attorneys' fees and costs incurred
by Landlord in the enforcement of such obligations.

         7. This Environmental Indemnity Agreement shall apply to the Lease and
any extension or renewal thereof, and any holdover term following the term
thereof, or any such extension or renewal.

         8. This Environmental Indemnity Agreement shall be governed by and
construed in accordance with the laws of the State of Colorado.

         9. The covenants and agreements herein contained shall extend to and be
binding upon the parties hereto and their respective successors and assigns.

         IN WITNESS WHEREOF, the parties hereto have executed this Environmental
Indemnity Agreement on the day and year first above written.

         /s/ Richard P. Beck  /s/ Hollis L. Caswell  /s/ Douglas S. Schatz
         ------------------------------------------------------------------
         "Indemnitor" - ADVANCED ENERGY INDUS TRIES, INC.

         /s/ William W. Reynolds
         ------------------------------------------------
         "Landlord" SHARP POINT PROPERTIES, LLC

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<PAGE>   17

                                   EXHIBIT "A"

                                    SITE PLAN

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<PAGE>   18

                                   EXHIBIT "B"

                               INTERIOR SPACE PLAN

Tenant Improvements shall be added to Exhibit "B" at a later date.

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<PAGE>   19

                                   EXHIBIT "C"

                 LANDLORD AND TENANT'S CONSTRUCTION OBLIGATIONS

LANDLORD'S CONSTRUCTION OBLIGATIONS

                  Landlord shall pay for all Tenant Improvements to the Premises
                  based upon a mutually agreed upon space plan. In no event
                  shall the Landlord be obligated to any Tenant Improvement cost
                  in excess of $12.00 psf.

TENANT'S CONSTRUCTION OBLIGATIONS

                  Tenant shall be responsible for any costs above $12.00 psf.

                  Tenant will, within fifteen (15) business days of receiving
                  billing, Tenant shall reimburse Landlord for the costs
                  associated with any Tenant's interior improvements directly
                  paid by Landlord. Plans and all costs associated with Tenant's
                  interior improvements will be mutually approved by both Tenant
                  and Landlord on or before March 22, 2000.

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<PAGE>   20

                                   EXHIBIT "D"

Tenant shall submit signage design to Landlord for approval by the Prospect East
Business Park Architectural Control Committee prior to any sign(s) installation.

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<PAGE>   21

                                   EXHIBIT "E"
                         ADDITIONAL TERMS AND CONDITIONS

1.       This Lease is contingent upon Landlord's review and approval of plans
         no later than March 15, 2000.

2.       Landlord has the right to cancel this Lease Agreement no later than
         March 15, 2000. Notice to be given to Tenant by Landlord in writing.

3.       The square footage of the Leased Premises shall be adjusted to the
         actual, based upon the approved plans as set forth in Number 1. above.

4.       The Base Monthly Rent shall be adjusted to equal the square footage of
         the Leased Premises as determined in Number 3. above multiplied by
         .97917. As way of example, if the square footage of the Leased Premises
         as determined in Number 3. above is 63,200 sf the Base Monthly Rent
         shall be (63,200 times .97917) $61,883.00.

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                                                                  Exhibit 10.15

                          MASTER OFFICE LEASE AGREEMENT

                                 BY AND BETWEEN

                  NORTH BETHESDA ASSOCIATES LIMITED PARTNERSHIP

                                    Landlord

                                       AND

                       SOCIAL AND HEALTH SERVICES LIMITED

                                     Tenant
<PAGE>

                          MASTER OFFICE LEASE AGREEMENT

THIS LEASE is made on the 24 day of February, 1995 between NORTH BETHESDA
ASSOCIATES LIMITED PARTNERSHIP, a Maryland limited partnership, ("Landlord"),
and SOCIAL AND HEALTH SERVICES LIMITED a Maryland corporation, ("Tenant").

                                   WITNESSETH

FOR AND IN CONSIDERATION of the sum of Ten Dollars ($10.00) and the mutual,
independent covenants in this Lease and other good and valuable consideration,
the receipt and adequacy of which are hereby mutually acknowledged, the parties
hereby agree as follows:

                                    ARTICLE I

              FUNDAMENTAL LEASE INFORMATION AND CERTAIN DEFINITIONS

      1.1 The Project: That parcel of land shown (and/or) described on Exhibit A
to this lease, together with all the improvements thereon, collectively or
individually known as the North Bethesda Office Park.

      1.2 Office Building or Building: That certain office building having the
address of 11426-28 Rockville Pike and 5640 Nicholson Lane, Rockville, Maryland
20852.

      1.3 Premises: An approximately 27, 242 square feet gross leasable area,
consisting of various suites in the Buildings, as specified in Exhibit B
attached hereto and incorporated by reference herein (hereinafter collectively
referred to as the "Premises").

      1.4 Lease Commencement Date: The Lease Commencement Date shall be the date
of execution and delivery of this Lease by Landlord and Tenant.

      1.5 Lease Term: The Lease Term shall be the period commencing on the Lease
Commencement Date and ending on December 31, 1998.

      1.6 Lease Year: The first Lease Year shall commence on the Lease
Commencement Date and end on December 31, 1994. Subsequent Lease Years shall
commence each January 1 and end each December 31 during the Lease Term.

      1.7 Base Rent:

      (a) The annual Base Rent for the Premises during the First Lease Year of
this Lease shall be FOUR HUNDRED TWENTY-EIGHT THOUSAND TWO HUNDRED EIGHTY-SIX
and 86/100 DOLLARS ($428,286.86), payable in monthly installments of THIRTY FIVE
THOUSAND SIX HUNDRED and NINETY and 57/100 DOLLARS ($35,690.57). The annual Base
Rent for the Premises during the Lease Term shall be adjusted in accordance with
the Base Rent Schedule as it appears on Exhibit C attached hereto.

      (b) Tenant's real estate tax base years shall be the fiscal tax years
specified in Exhibit B.

      1.8 Additional Rent: All amounts, charges and sums of whatever nature, in
addition to Base Rent payable to Landlord by Tenant hereunder, whether or not
such amounts, charges, or sums are

                                       1
<PAGE>

referred to as Additional Rent. Certain components of the Additional Rent for
the Tenant hereunder are described below:

      (a) Tenant's Operating Charges Base Year shall be the calendar years
specified in Exhibit B.

      (b) Tenant's pro rata share of real estate taxes shall be equal to the
total pro rata share, as specified in Exhibit B, of all increases in real estate
taxes over the Base Year Real Estate Taxes.

      (c) Tenant's pro rata share of Operating Charges shall be equal to the
total pro rata share, as specified in Exhibit B, of all increases in Operating
Charges over the Operating Charges Base Year Amount.

      1.9 Rent: Base Rent and Additional Rent.

      1.10 Security Deposit: Landlord and Tenant acknowledge that no security
deposit is currently held by Landlord.

      1.11 Advance Rent: None.

      1.12 Notice Addresses:

            (a)  Landlord:    North Bethesda Associates Limited Partnership
                              c/o Ronald Cohen Management Company
                              6500 Rock Spring Drive, Suite 302
                              Bethesda, Maryland 20817

            (b)  Tenant:      Social And Health Services Limited
                              11426-28 Rockville Pike, Suite 100
                              Rockville, Maryland 20852

      1.13 Broker: None

      1.14 Rules of Interpretation of this Article: In case of a conflict
between the terms and definitions provided in this Article, and the terms and
definitions provided in other Articles of this Lease or in the Exhibits to this
Lease, the particular shall control the general.

      1.15 Exhibits: These Exhibits are attached to this lease and are made part
of this Lease:

      Exhibit A - Legal Description or Site Plan of the Project.
      Exhibit B - Premises, Square Footage, Pro Rata Share, and Underlying
                  Contracts
      Exhibit C - Base Rent Schedule
      Exhibit D - Rules and Regulations

      1.16 Parking Spaces: The number of unreserved surface parking spaces
available to the Tenant, located in the "open lot" located across Woodglen
Drive, the number of reserved surface parking spaces available to the Tenant,
located in the lots adjacent to the Buildings, and the applicable charge per
space per month, shall be as specified in Exhibit B. Reserved spaces shall
reserved during the following hours only: Monday through Friday, 8 a.m. to 6
p.m.; Saturday, 9 a.m. to 1 p.m.

      1.17 Condition of the Premises: Tenant hereby acknowledges acceptance of
possession of the suites comprising the Premises in "as-is" condition.

                                       2
<PAGE>

      1.18 Late Charge and Dishonored Checks:

      (a) Five percent (5%) of the unpaid balance due from Tenant to Landlord
and collectible as Additional Rent.

      (b) If Tenant's check is dishonored by the drawee bank on more than two
occasions, thereafter, Tenant agrees to tender all rents, amounts, charges and
sums of whatever nature, payable to Landlord by Tenant hereunder by a cashier's
check. There is a $30.00 fee for each check dishonored by drawee bank.

      1.19 Default Rate: Annual interest equal to the lesser of (i) the maximum
rate of interest for which Tenant may lawfully borrow under the law of the
jurisdiction in which the project is located, or (ii) 18 percent (18%) per
annum.

                                   ARTICLE II
                                  THE PREMISES

      2.1 Landlord hereby leases to Tenant and Tenant hereby rents from
Landlord, for the term and upon the terms, conditions, covenants and agreements
herein provided, the space (the "Premises") as described on Exhibit B attached
hereto and made a part hereof.

      2.2 For purposes of this Lease, the "Area" of the Building and the "Area"
of the Premises are as provided, in Exhibits A and B, respectively. The Area of
Tenant's Premises and the Building shall be measured in accordance with the
Washington Association of Realtors Standard Method of Measurement. The Premises
shall contain a core factor as determined by Landlord. The exact area of the
Premises and the Building shall be subject to final measurement by Landlord's
architect and appropriate adjustment of applicable provisions of this Lease,
including but not limited to Base Rent and Tenant's pro rata share of the
Building, shall be made by Landlord to the extent required. The adjustment shall
be deemed to be automatically in effect upon Landlord's written notice to
Tenant, however, upon Landlord's request, Tenant agrees to execute any document
requested by Landlord to confirm such adjustment.

      2.3 The Lease of the Premises includes the right, together with other
tenants of the Building and members of the public, to use the common public
areas of the Building for ingress and egress, but does not include any other
rights not specifically set forth herein. The Lease of the Premises does not
include the right to use the roof of the Building except as may be stated on
Exhibit C.

      2.4 Tenant, its employees and visitors, shall have the right to park
automobiles in the Building's surface parking spaces, and if the Building has
common covered spaces, in the Building's common covered parking spaces. The
number of surface parking spaces and of covered parking spaces, if any,
available for Tenant, its employees and visitors shall be as specified in
Section 1.16 hereof. Landlord acknowledges that Tenant has been granted reserved
parking spaces in the number set forth in Exhibit B in order for Tenant to
comply with its government contracts. Landlord shall not be required to reserve
or police such spaces for Tenant; however, if Landlord institutes a towing
procedure to police Tenant's reserved spaces, Landlord shall ensure that such
towing is performed in a reasonably prompt manner in response to verbal
complaints by Tenant. If Landlord does not institute a towing procedure to
police Tenant's reserved spaces, Tenant may do so on its own behalf at Tenant's
own expense and risk; Tenant agrees to indemnify and hold Landlord harmless from
any claims, demands, or liabilities arising out of Tenant's policing of its
reserved spaces. If Landlord does institute such a towing procedure, but does
not administer such policy in a reasonably prompt and responsive manner, then
after thirty (30) days written notice to Landlord, Tenant shall have the right
to institute its own towing procedure (including contracting with a reputable,
licensed, and insured towing company, and the placement of an appropriate sign
at or near the reserved spaces, subject to Landlord's reasonable approval).
Tenant shall not use or

                                       3
<PAGE>

permit its employees or visitors to use, any number of spaces in excess of the
foregoing limits. Landlord shall have the right from time-to-time to change the
area, number of parking spaces, location, and arrangement of parking areas, and
to erect additional buildings on said areas, provided, however, that at all
times during the Lease Term, (subject to emergencies and events beyond
Landlord's control), Tenant shall have reserved parking spaces of the
approximate number and convenience to the Premises as at the commencement
hereof. Landlord shall have the right to close temporarily part or all of said
parking spaces when repairs or construction is necessary. If in Landlord's
reasonable judgment it is necessary to discourage use of the reserved spaces by
unauthorized persons, Landlord shall have the right to impose parking charges
for the reserved spaces, by operation of a security gate, ticket or other
system, provided that Landlord grants free validation for Tenant's visitors and
other persons entitled to use Tenant's reserved spaces.

                                   ARTICLE III
                                      TERM

      3.1 The term of this lease (the "Lease Term") shall commence on the Lease
Commencement Date, as determined pursuant to Section 3.2 hereof, and shall
terminate on the date specified in Section 1.5 hereof, unless the Lease Term is
renewed or terminated earlier in accordance with the provisions of this Lease.
The "Lease Term" shall include any and all renewals and extensions of the term
of this Lease as specified in this Lease.

      3.2 The "Lease Commencement Date" shall be the date specified in Section
1.4 hereof.

      3.3 Deleted intentionally.

      3.4 Deleted Intentionally.

      3.5 For purposes of this Lease, the term "Lease Year" shall mean a
calendar year during the Lease Term, except for the first Lease Year which shall
run from the Lease Commencement Date until 12/31/94.

      3.6 For purposes of this Lease, the term "Calendar Year" shall mean a
period of twelve (12) consecutive months commencing on a January 1.

                                   ARTICLE IV
                                      RENT

      4.1 Deleted intentionally.

      4.2 All Rent and other sums payable under this Lease shall be paid to
Landlord in legal tender of the United States at the address to which notices to
Landlord are to be given or to such other party or to such other address as
Landlord may designate from time to time by written notice to Tenant. All such
amounts shall be payable without setoff, deduction, demand, or abatement. If
Landlord shall, at any time, accept rent or any other sum after it shall become
due and payable, such acceptance shall not excuse a delay upon subsequent
occasions, or constitute or be construed as a waiver of any of Landlord's rights
hereunder.

      4.3 Landlord hereby acknowledges receipt from Tenant a security deposit of
the sum specified in Section 1.10 hereof to be held by Landlord as security for
the payment of rent and the performance of Tenant's other obligations under this
Lease. Said deposit shall be returned to Tenant without interest at the
expiration of the Lease, if all of Tenant's obligations hereunder are performed
to said date. If Tenant defaults in the payment of rent or in the performance or
observance of any other

                                       4
<PAGE>

obligation on its part under this Lease, Landlord may apply the deposit to
payment of the rent in default or other money arrearage and/or to the damages
and costs incurred by Landlord as a result of any default, and/or to costs
incurred by Landlord in rectifying any default, and/or to the prepayment of Base
Rent for any subsequent period of the term and/or to any amount to which
Landlord may be entitled under this Lease, and Tenant shall promptly thereafter
restore the security deposit to the original amount above specified. The right
of Landlord to apply the security deposit as above specified shall not be
construed as a limitation upon Landlord's right to invoke any other remedy
available under this Lease or at law or equity for breach of this Lease, or to
collect the full amount of damages owning by Tenant on account of such breach.
If, by reason of Tenant's default under this Lease, Landlord terminates this
Lease either before or after the commencement of the main term or re-enters the
Premises, Landlord may retain the security deposit as liquidated damages
(applying it against the damages which it suffers but without waiving its rights
to recovery of additional damages to which it may be entitled) or apply it to
the monthly installments of minimum rent hereunder in inverse order of accrual.

                                    ARTICLE V
                                    BASE RENT

      5.1 During the Lease Term, Tenant shall pay to Landlord, without setoff,
deduction, demand, or abatement, a Base Rent for the Premises, as specified in
Section 1.7 hereof. The annual Base Rent for the Premises during the Lease Term
shall be adjusted in accordance with the Base Rent Schedule as it appears on
Exhibit C to this Lease.

      5.2 The annual Base Rent payable during each Lease Year shall be divided
into twelve (12) equal monthly installments and such monthly installments shall
be due and payable in advance, on the first day of each month during the Lease
Year. If the Lease Commencement Date is a day other than the first day of a
month, then, in the first Lease Year, an appropriate number of installments,
each in the proper pro rata amount of the annual Base Rent, shall be payable
beginning on the first day of the month immediately following the month in which
the Lease Commencement Date occurs and, in addition, on the Lease Commencement
Date, a payment of Base Rent shall be payable in an amount equal to the product
of the annual Base Rent then in effect and a fraction, the numerator of which is
the number of days of the Lease Term in the month in which the Lease
Commencement Date occurs, and the denominator of which is 365.

                                   ARTICLE VI
                                 ADDITIONAL RENT

      6.1 An integral part of Landlord's leasing program for the Building
involves the requirement that tenants bear the costs and expenses incurred
during each Calendar Year in the ownership and operation of the Project to the
extent such costs end expenses exceed a predetermined base amount. The Project
consists of a complex of buildings and parcels of land known as the North
Bethesda Office Park, and Landlord shall prorate the common expenses and costs
with respect to each such building or parcel of land in such manner as Landlord,
in its sole, but not arbitrary, judgment shall determine. However, in no event
shall Tenant be responsible for any of the costs of cleaning, heating, cooling,
lighting, providing of utilities, or any other similar costs of operating any
building in which the Premises are not located, unless all of such costs of all
of the Buildings are pooled, and Tenant's pro rata share of such costs is
adjusted to account for the entire leasable area of all such Buildings.

      6.2 (a) As Additional Rent for the Premises, Tenant shall pay to Landlord
its proportionate share of the amount by which the Operating Charges (as
hereinafter defined) incurred during any Calendar Year exceed the amount
incurred during the "Operating Charges Base Year" as specified in Section 1.8
(c) hereof. For purposes of this Section 6.2, Tenant's proportionate share of
such excess shall

                                       5
<PAGE>

equal a fraction, the numerator of which is the Area of the Premises and the
denominator of which is the Area of the Building.

      (b) The Operating Charges shall mean the sum of all costs and expenses of
owning and operating the Project, including, but not limited to, those described
in subsection (1) below; provided that the Operating Charges shall not include
to costs and expenses described in subsection (2) below:

(1) Included Costs and Expenses:

      (A) Gas, water, sewer, electricity and other utility charges (including
surcharges) of every type and nature.

      (B) Premiums and other charges incurred by Landlord with respect to all
insurance and umbrella insurance relating to the Project and the operation and
maintenance thereof, including, without limitation, all risk of physical damage
or fire and extended coverage insurance, public liability insurance, elevator
insurance, workman's compensation insurance, boiler and machinery insurance,
sprinkler leakage insurance, use and occupancy insurance, loss of rents
insurance and health, accident and group life insurance for employees.

      (C) Management fees and personnel costs of the Project, including, but not
limited to, salaries, wages, fringe benefits and other direct and indirect costs
of engineers, superintendents, watchmen, porters and any other Project
personnel; provided that any such fees and costs paid to an affiliate of
Landlord shall be fair market fees and costs.

      (D) Costs of service and maintenance contracts, including, but not limited
to, chillers, boilers, controls, elevators, mail chute, repair and maintenance
of roof, window, char and janitorial, and security services.

      (E) All other maintenance and repair expenses, including painting,
sealing, and striping the parking lot, and supplies which are deducted by
Landlord for income tax purposes, as opposed to capitalized, in accordance with
applicable Internal Revenue Code provisions and regulations.

      (F) Amortization (on a straight-line basis) for capital expenditures
(including financing costs and/or equipment leasing charges) made by Landlord to
reduce operating expenses if Landlord determines that the reasonably anticipated
annual reduction in operating expenses shall exceed such amortization.

      (G) The costs of any additional services not provided to the Building, or
the Project, at the Lease Commencement Date but thereafter provided by Landlord
in the prudent management of the Building or the Project.

      (H) The cost of Licenses, permits, and similar fees and charges.

      (I) Auditing and accounting fees, including accounting fees incurred in
connection with the preparation of any statements required under this Lease.

      (J) All miscellaneous taxes (including, without limitation, gross receipts
taxes, sales and excise taxes).

      (K) Assessments imposed by any association now or hereafter established to
maintain common areas in any complex of which the Building now or hereafter is a
part.

                                       6
<PAGE>

      (L) Any other costs and expenses incurred by Landlord in maintaining,
repairing, owning or operating the Building or the Project.

(2) Excluded Costs and Expenses:

      (A) Principal or interest payments on any mortgages, deeds of trust or
other financing encumbrances.

      (B) Deductions for depreciation for the Building, except to the extent
included in subsection (1)(F) above.

      (C) Capital expenditures that are not deducted by Landlord in computing
its Federal income tax liability, except to the extent included in subsection
(1)(F) above.

      (D) The costs of special services or utilities separately charged to and
paid by individual tenants of the Building.

      (E) Leasing and advertising fees in connection with the leasing of the
Project or Building.

      (c)(1) Operating Charges shall be "net" and, for that purpose, shall be
reduced by the amount of any reimbursement received by Landlord with respect to
an item of cost that is included within Operating Charges (other than
reimbursements to Landlord by Tenants of the Building pursuant either to
Operating Charges escalation provisions of any lease or similar separate
contractual arrangements). Similarly, if Landlord is not furnishing to any
tenant any particular work or service which is furnished to other tenants
generally because such tenant has undertaken itself to perform or obtain such
work or service in lieu of it being furnished by Landlord, Operating Charges for
such purpose shall be deemed to be increased by an amount equal to the
additional Operating Charges which Landlord determines would have been incurred
by Landlord if it had furnished such work, service or item to such tenant.

      (2) In calculating Operating Charges for any Calendar Year during which
less that the full amount of the rentable area of the Building shall have been
occupied by tenants for any portion of such Calendar Year (whether or not
construction of the Building has been completed), the actual Operating Charges
for such Calendar Year shall be increased to the amount which Landlord
reasonably determines normally would have been incurred by Landlord had the
Building been fully occupied throughout such Calendar Year.

      6.3(a) Tenant shall make estimated monthly payments to Landlord on account
of increases in Operating Charges that are expected to be incurred during each
Calendar Year after the Calendar Year in which the Lease Commencement Date
occurs. The amount of such monthly payments shall be determined as follows: At
least thirty (30) days prior to the beginning of each such Calendar Year,
Landlord shall submit to Tenant a statement setting forth Landlord's reasonable
estimates of the amounts by which the Operating Charges that are expected to be
incurred during such Calendar Year will exceed the Operating Charges Base Year
Amount, and the computation of Tenant's proportionate share of such anticipated
excess. Tenant shall pay to Landlord on the first day of each month following
receipt of each such annual statement, until Tenant's receipt of the succeeding
annual statement, an amount equal to one-twelfth of Tenant's proportionate share
(on an annual basis, without proration pursuant to Section 6.5) of such
anticipated excess; and, if such statement for any Calendar Year is delivered
after the commencement of the Calendar Year, then, with the first monthly
payment due after Tenant's receipt of such statement, Tenant also shall pay
Landlord an amount equal to the product of (i) the number of months in such
Calendar Year that preceded the due date of such first monthly payments due
after receipt of such statement and (ii) the excess, if any, of the amount of
each of the monthly payments owed

                                       7
<PAGE>

pursuant to this Section for such Calendar Year over the amount of each of the
monthly payments owed pursuant to this Section for the immediately preceding
Calendar Year. Landlord's delay in delivering any statements pursuant to this
Article shall not constitute a waiver of Landlord's right to receive any sums
due following delivery of such statement.

      (b) Within ninety (90) days after the expiration of each Calendar Year,
including the first Calendar Year, or as soon thereafter as is feasible,
Landlord shall submit to Tenant a statement showing (i) Tenant's proportionate
share of the amounts by which the actual Operating Charges during the preceding
Calendar Year exceeded the Operating Charges Base Year Amount and (ii) the
aggregate amount of such estimated payments, if any, made by Tenant on account
thereof. If the aggregate amount of such estimated payments exceeds Tenant's
actual liability for such increases, Landlord shall refund the net overpayment.
If Tenant's actual liability for such increases exceeds the estimated payments
make by Tenant on account thereof, then Tenant shall immediately pay to Landlord
the total amount of such deficiency as Additional Rent due hereunder.

      6.4 The term "real estate taxes" shall mean all taxes, general and
special, levied or assessed on the Project, or the Building or the Premises.
Tenant's pro rata share as indicated in Section 1.8(b) hereof of any increase in
real estate taxes during each Calendar Year over the Base Year real estate taxes
is Additional Rent.

      6.5 In the event the Lease Term commences on a day other than the first
day of a Calendar Year or expires on a day other than the last day of a Calendar
Year, the increases in Operating Charges to be paid by Tenant for such Calendar
Year shall be apportioned by multiplying the amount of Tenant's proportionate
share thereof for the full calendar year by a fraction, the numerator of which
is the number of days during such Calendar Year falling within the Lease Term,
and the denominator of which is 365. Tenant's liability for its proportionate
share of the increases in Operating Charges during the Lease Term shall survive
the expiration or termination of the Lease Term. Similarly, Landlord's
obligation to refund to Tenant the excess, if any, of the amount of Tenant's
estimated payments on account of such increases over Tenant's actual liability
therefore shall survive the expiration or termination of the Lease Term.

      6.6 All payments required to be made by Tenant pursuant to this Article VI
shall be paid to Landlord, without setoff or deduction, in the same manner as
Base Rent is payable pursuant to Article V hereof.

      6.7 In the event that any business, rent or other taxes that are now or
hereafter levied upon Tenant's use or occupancy of the Premises or Tenant's
business at the Premises are enacted, changed or altered so that any of such
taxes are levied against Landlord, or the manner of collection of such taxes is
changed so that Landlord is responsible for collection or payment of such taxes,
Tenant shall pay any and all such taxes to Landlord upon written demand from
Landlord.

                                   ARTICLE VII
                     USE AND QUIET ENJOYMENT OF THE PREMISES

      7.1 Tenant shall use and occupy the Premises solely for general office
purposes, as well as operating a government information clearinghouse, and
library information services, in accordance with the uses permitted under
applicable zoning regulations, and for no other use or purpose without the prior
written consent of Landlord. Tenant shall not use or occupy the Premises for any
unlawful purpose or in any manner that will constitute waste, nuisance or
unreasonable annoyance to the Landlord or other tenants of the Building or the
Project. Tenant shall comply with all present and future laws, ordinances
(including zoning ordinances and land-use requirements), regulations, and orders
of the United States of America, state and county governments, and any other
public or quasi-public authority having jurisdiction

                                       8
<PAGE>

over the Premises, the Building, or the Project, concerning the use, occupancy
and condition of the Premises and all machinery, equipment and furnishings
therein. The use of the Premises by the Tenant shall be further subject to the
terms of Article XVII of this Lease, and all reasonable rules and regulations
established by the Landlord from time to time which apply generally to all
tenants in the Project. Landlord agrees to use reasonable best efforts to
enforce such rules and regulations, and to do so in a uniform manner. It is
expressly understood that if any present or future law, ordinance, regulation or
order requires an occupancy or use permit for the Premises, Tenant will obtain
such permit at Tenant's own expense and will deliver a copy thereof to Landlord
promptly when it is obtained. Use of the Premises are subject to all easements,
covenants, conditions and restrictions, now or hereafter recorded.

      7.2 So long as Tenant shall observe and perform the covenants and
agreements binding on it hereunder, Tenant shall, at all times during the Lease
Term, peacefully and quietly have and enjoy possession of the Premises without
any encumbrance or hindrance by, from or through Landlord, except as provided
for elsewhere under this Lease.

                                  ARTICLE VIII
                            ASSIGNMENT AND SUBLETTING

                         SEE ADDENDUM FOR MODIFICATIONS

      8.1 Tenant shall not assign, transfer, mortgage or otherwise encumber this
Lease or Tenant's interest therein, or sublet, rent or permit anyone to occupy
the Premises, or any part thereof, without obtaining the prior written consent
of Landlord, which consent may be granted or withheld in Landlord's sole and
absolute subjective discretion. Any assignment or transfer of this Lease or the
right of occupancy hereunder by operation of law or otherwise without the prior
written consent of Landlord shall constitute a default under this Lease. The
consent by Landlord to any assignment, subletting or occupancy shall not be
construed as a waiver or release of Tenant from liability for the performance of
any covenant or obligation to be performed by Tenant under this Lease, nor shall
the collection or acceptance of rent from any assignee, subtenant or occupant
constitute a waiver or release of Tenant from any of its liabilities or
obligations under this Lease. Landlord's consent to any assignment, subletting
or occupancy shall not be construed as relieving Tenant from the obligation to
obtain Landlord's prior written consent to any subsequent assignment, subletting
or occupancy. For any period during which Tenant is in default hereunder, Tenant
hereby assigns to Landlord the rent due from any subtenant or assignee of Tenant
and hereby authorizes each such subtenant or assignee to pay said rent directly
to Landlord.

      8.2 If Tenant is a partnership, any dissolution of Tenant or any
withdrawal or change, whether voluntary, involuntary or by operation of law, of
partners owing a controlling interest in Tenant shall be deemed a voluntary
assignment of this Lease and subject to the provisions of Section 8.1. Any
general partner shall be deemed to own a controlling interest. If Tenant or any
general partner of Tenant is a corporation, any dissolution, merger,
consolidation or other reorganization of Tenant or such general partner, or the
sale or transfer of a controlling interest of the capital stock or membership
rights of Tenant or such general partner, shall be deemed a voluntary assignment
of this Lease and subject to the provisions of Section 8.1. However, the
preceding provisions of this Section 8.2 shall not apply to a master limited
partnership or corporation the unit shares or the stock of which is traded
through a national or regional stock exchange or over-the-counter.

      8.3(a) If, at any time during the Lease Term, Tenant desires to transfer
or assign this Lease or sublet all or part of the Premises, then, in connection
with Tenant's request to Landlord for Landlord's consent thereto, Tenant shall
give notice to Landlord in writing ("Tenant's Request Notice") of the identity
of the proposed assignee or subtenant and its business and of the terms of the
proposed

                                       9
<PAGE>

assignment or sublease. Tenant shall also transmit therewith the most recent
financial statement or other evidence of financial responsibility of such
proposed assignee or subtenant and a certification executed by Tenant and such
proposed assignee or subtenant stating whether or not any premium or other
consideration is being paid for the proposed assignment or sublease, and such
other information as Landlord shall request.

      (b) Upon receipt of a Tenant's Request Notice, Landlord shall have the
right, in its sole and absolute discretion:

            (1) to approve or withhold approval of the proposed assignment or
sublease; or

            (2) to terminate this Lease with respect to such space as Tenant
proposes to assign or sublease (the "Sublet Space"), effective on the date
Tenant proposes to assign, transfer or sublet such space as set forth in
Tenant's Request Notice.

      (c) The option to approve or reject any proposed sublease or assignment or
to terminate this Lease as specified in paragraph (b) above shall be exercisable
by Landlord sending Tenant a written notice ("Landlord's Response Notice")
specifying the exercise of any such right within forty-five (45) days after
receipt of Tenant's Request Notice from Tenant.

            (1) If the Sublet Space does not constitute the entire Premises and
Landlord exercises its option to terminate this Lease with respect to the Sublet
Space, then as to that portion of the Premises which is not part of the Sublet
Space, this Lease shall remain in full force and effect, except that the base
rent and additional rent payable pursuant to Articles V and VI shall be
equitably reduced (on the basis of the number of square feet of rentable area of
the Sublet Space to the total rentable area of the Premises before the deletion
of the Sublet Space). The cost of any construction required to permit the
operation of the Sublet Space as a premises separate from the balance of the
Premises shall be paid by Tenant to Landlord upon demand as Additional Rent
hereunder.

            (2) If the Sublet Space constitutes the entire Premises and Landlord
elects to terminate this Lease, this Lease shall terminate on the date Tenant
proposes to assign, transfer or sublet such space as set forth in Tenant's
Request Notice.

            (3) If Landlord withholds approval of the proposed subletting or
assignment or does not send a Landlord's Response Notice, this Lease shall
remain in full force and effect.

      (d) Tenant agrees to pay to Landlord as Additional Rent hereunder,
reasonable costs, including attorneys' fees, incurred by Landlord in connection
with any request by Tenant for Landlord to give its consent to any assignment,
transfer, mortgage, encumbrance, or subletting by Tenant. Tenant's obligations
under this Subsection 8.3(d) do not depend upon Landlord's consent to Tenant's
requests herein.

      8.4 If the sublease, assignment, or other transfer provides that the
subtenant, assignee, or other transferee thereunder is to pay any amount in
excess of the rental and other charges due under this Lease, whether such excess
be in the form of an increased monthly or annual rental, a lump sum payment, or
any other form (and if the Sublet Space does not constitute the entire Premises,
the existence of such excess shall be determined on a pro-rata basis based on
the ratio of the total rentable area of the Sublet Space to the total rentable
area of the Premises), Landlord shall be paid one hundred percent (100%) of any
such excess or other premium applicable to the sublease, assignment or other
transfer. Landlord's share of any such premium shall be paid by Tenant to
Landlord as additional rent upon such terms as shall be specified by Landlord
but in no event later than five (5) days after any receipt thereof by Tenant.
Any

                                       10
<PAGE>

such transfer or subletting shall be effected on forms supplied or approved by
Landlord and its legal counsel. It is expressly agreed that if this Lease is
assigned to any person or entity pursuant to the provisions of the Bankruptcy
Code or Insolvency Laws (as defined below) any and all monies or other
consideration payable or otherwise to be delivered in connection with such
assignment shall be delivered to Landlord, shall be and remain the exclusive
property of Landlord, and shall not constitute the property of Tenant or of the
estate of Tenant within the meaning of the Bankruptcy Code or Insolvency Laws.
Each assignee hereunder shall assume and be deemed to have assumed this Lease
and shall be and remain liable, jointly and severally, with Tenant for all
payments and for the due performance of all terms, covenants, conditions and
provisions herein contained on Tenant's part to be observed and performed.

                                   ARTICLE IX
                                     REPAIRS

      9.1 Tenant shall keep and maintain the Premises and all fixtures and
equipment located therein in clean, safe and sanitary condition, will take good
care thereof and make all required repairs thereto, will suffer no waste or
injury thereto, and will, at the expiration or other termination of the Lease
Term, surrender the Premises in the same order and condition in which they were
on the Lease Commencement Date, ordinary wear and tear and unavoidable damage by
the elements excepted, and excepting any additions, alterations, or improvements
which were approved by Landlord or which did not require Landlord's consent
pursuant to Section 10.2. Landlord, at its cost, shall provide and install
building standard fluorescent light fixtures within the Premises to the extent
provided in Exhibit B and all replacement tubes for such lighting; all other
bulbs, tubes and lighting fixtures for the Premises shall be provided and
installed by Landlord at Tenant's cost and expense.

      9.2 Except as otherwise provided in Article XIII hereof, all injury,
breakage and damage to the Premises and to any other part of the Building or the
Project caused by any act or omission of Tenant, or of any of the following
(collectively, `Invitees or Guests"): any agent, employee, subtenant, assignee,
contractor, client, guest, family member, licensee, customer or invitee of
Tenant, shall be repaired by and at the sole expense of Tenant, except that
Landlord shall have the right, at its option, to make such repairs and to charge
Tenant for all costs and expenses incurred in connection therewith as additional
rent due hereunder. The liability of Tenant for such costs and expenses shall be
reduced by the amount of any insurance proceeds actually received by Landlord on
account of such injury, breakage or damage.

      9.3 Landlord shall, at its expense, make all repairs and replacements,
structural, and otherwise, necessary or desirable in order to keep in good order
and repair the exterior of the Building and the Project, the need for which
Landlord may have knowledge (including the public halls and stairways, plumbing,
wiring, and other Building equipment for the general supply of water, heat,
air-conditioning, gas, and electricity) except repairs hereinabove provided to
be made by Tenant. Tenant agrees to notify Landlord of the necessity for repairs
of which Tenant may have knowledge, for which Landlord may be responsible under
the provisions of the preceding sentence. Notwithstanding the provisions hereof,
in the event that repairs required to be made by Landlord become immediately
necessary to avoid possible injury or damage to persons or property, and
provided Tenant makes reasonable attempts to first contact Landlord, then Tenant
may, but shall not be obligated to, make such repairs at Landlord's expense.
Landlord hereby acknowledges that the costs so incurred by Tenant are due and
payable to Tenant within ten (10) days of Tenant's delivery of a bill for the
cost of said repairs.

                                    ARTICLE X
                       TENANT ALTERATIONS AND IMPROVEMENTS

      10.1 The original improvement of the Premises by Landlord shall be
accomplished in accordance with Exhibit D attached hereto. It is understood and
agreed that Landlord is under no obligation to make any

                                       11
<PAGE>

structural or other alterations, decorations, additions or improvements in or to
the Premises except as set forth in Exhibit D or as otherwise expressly provided
in this Lease.

      10.2 Tenant shall not make or permit anyone to make any alterations,
decorations, additions or improvements (hereinafter referred to collectively as
"improvements"), structural otherwise, in or to the Premises or the Building,
without the prior written consent of Landlord, which consent shall not be
unreasonably withheld. Landlord agrees that Tenant may perform the following
items of work within the Premises without being required to obtain Landlord's
consent: painting, carpeting, low voltage wiring not affecting other premises or
portions of the Building, and interior decorations; however, Tenant agrees to
provide notice to Landlord of the work performed by Tenant. With respect to the
low voltage wiring work performed by Tenant, Landlord shall have the right to
inspect such work, and if the work has not been completed in accordance with
common industry standards for such work, Landlord shall have the right to demand
Tenant to take such corrective action as may be necessary to conform to said
standards. When granting its consent (where applicable), Landlord may impose any
reasonable conditions it deems appropriate, including, without limitation, the
approval of plans and specifications, approval of the contractor or other
persons who will perform the work, and the obtaining of specified insurance.
Landlord agrees that its approval of Tenant's contractor and Tenant's plans and
specifications shall not be unreasonably withheld. All improvements permitted by
Landlord that are made by Tenant must conform to all laws, regulations and
requirements of federal, state and county governments, and any other public or
quasi-public authority having jurisdiction over the Premises. In the event
Landlord grants such consent, as a condition precedent thereto, Tenant agrees to
obtain and deliver to Landlord written, unconditional waivers of mechanics, and
materialmen's liens against the Building and the Project from all proposed
contractors, subcontractors, laborers and material suppliers for all work, labor
and services to be performed and materials to be furnished in connection with
improvements to the Premises. If, notwithstanding the foregoing, any mechanics,
or materialmen's lien is filed against the Premises, the Building or Project,
for work claimed to have been done for, or materials claimed to have been
furnished to, the Premises, such lien shall be discharged by Tenant within ten
(10) days thereafter, at Tenant's sole cost and expense, by the payment thereof
or by the filing of a bond. If Tenant shall fail to discharge any such
mechanics, or materialmen's lien, Landlord may, at its option, discharge such
lien and treat the cost thereof (including attorneys' fees incurred in
connection therewith) as additional rent due hereunder; it being expressly
agreed that such discharge by Landlord shall not be deemed to waive or release
the default of Tenant in not discharging such lien. It is understood and agreed
that, in the event Landlord shall give its written consent to the making of any
improvements to the Premises such written consent shall not be deemed to be an
agreement or consent by Landlord to subject its interest in the Premises, the
Building or the Project to any mechanics, or materialmen's liens which may be
filed in connection therewith. Upon completion of the improvements, Tenant shall
provide Landlord with five (5) sets of "as built" plans of these improvements.

      10.3 Tenant shall indemnify and hold Landlord harmless from and against
any and all expenses, liens, claims, liabilities and damages (including
attorneys fees) based on or arising, directly or indirectly, by reason of the
making of any improvements to the Premises. If any improvements are made without
the prior written consent of Landlord, Landlord shall have the right to remove
and correct such improvements and restore the Premises to their condition
immediately prior thereto, and Tenant shall be liable for all expenses incurred
by Landlord in connection therewith. All improvements to the Premises, or the
Building, or the Project, made by either party shall immediately become the
property of Landlord and shall remain upon and be surrendered with the Premises
as a part thereof at the end of the Lease Term; provided that if Tenant is not
in default under this Lease, Tenant shall have the right to remove, prior to the
expiration of the Lease Term, all movable furniture, furnishings and equipment
installed in the Premises solely at the expense of Tenant. All damage and injury
to the Premises, or the Building, or the Project caused by such removal shall be
repaired by Tenant, at Tenant's sole expense. If such property of Tenant is not
removed by Tenant prior to the expiration or termination of this Lease, the same
shall

                                       12
<PAGE>

become the property of Landlord and shall be surrendered with the Premises as a
part thereof.

                                   ARTICLE XI
                 SIGNS, UNIFORMITY OF APPEARANCE AND FURNISHINGS

      11.1 No sign, advertisement or notice referring to Tenant shall be
inscribed, painted, affixed or otherwise displayed on any part of the exterior
or the interior of the Building or the Project, except on the directories and
the suite entry doors of Tenant's offices and such other areas as are designated
by Landlord, and then only in such place, number, size, color and style as are
approved by Landlord. All of Tenant's signs that are approved by Landlord shall
be installed by Landlord at Tenant's cost and expense except as may be provided
in the Work Agreement, attached hereto as Exhibit D. If any sign, advertisement
or notice that has not been approved by Landlord is exhibited or installed by
Tenant, Landlord shall have the right to remove the same at Tenant's expense.
Landlord reserves the right to affix, install and display signs, advertisements
and notices on any part of the exterior or interior of the Building or the
Project.

      11.2 Landlord shall have the right to prescribe the weight and position of
safes and other heavy equipment and fixtures, which, if considered necessary by
Landlord, shall be installed in such manner as Landlord directs in order to
distribute their weight adequately. Any and all damage or injury to the Premises
or the Building caused by moving the property of Tenant into or out of the
Premises, or due to the same being in or upon the Premises, shall be repaired by
Landlord at the sole cost of Tenant. In the event of a move of Tenant's
furniture, equipment or other bulky matter into or out of the Building or within
the Building, which is reasonably anticipated to monopolize the elevator or
block the parking areas for more than thirty minutes, or which is reasonably
expected to interfere with other tenant's of the Building, Tenant shall provide
48 hours advance notice to Landlord, who shall have the right to be present
during such moving activities. Tenant agrees to remove promptly from the
sidewalks and other areas adjacent to the Building any of Tenant's furniture,
equipment or other material there delivered or deposited.

      11.3 Landlord shall have the right to prescribe the weight and position of
bookcases in the Tenant's library, filing cabinets, and central filing system,
which, if considered necessary by Landlord, shall be located in the Premises,
and installed in such manner as Landlord directs in order to distribute their
weight adequately. Landlord acknowledges that the existing library in Suite 200
of 11426 Rockville Pike is acceptable, as the floor has been previously
reinforced by Landlord. The damage, injury and moving requirements and
provisions of Section 11.2 are applicable to this Section 11.3.

      11.4 Tenant shall not store any books, files or any other materials in
such a fashion that they are visible from the exterior of the Building, and if
Tenant does so, Landlord shall have the right to require Tenant, at Tenant's
cost, to install a window screen or blind as specified by Landlord.

      11.5 Landlord shall have the right to prescribe standards for all
curtains, drapes, blinds, shades, screens, lights, and ceilings such that, when
viewed from the exterior or atrium (if any) of the Building, the Building
presents a uniform, attractive appearance. Tenant shall comply with all such
standards prescribed by Landlord.

                                   ARTICLE XII
                     TENANT'S EQUIPMENT AND RELATED MATTERS

      12.1 Tenant will not install or operate in the Premises any electrically
operated equipment or machinery that operates on greater than 110 volt power or
draws in excess of two (2) kilowatts without first obtaining the prior written
consent of Landlord, who may condition such consent upon the payment

                                       13
<PAGE>

by Tenant of additional rent in compensation for the excess consumption of
electricity or other utilities and for the cost of any additional wiring or
apparatus that may be occasioned by the operation of such equipment or
machinery. The foregoing sentence shall not be applicable to computers,
telephone equipment, postage and shipping equipment, copiers, and similar office
equipment. Tenant shall not install any equipment of any type or nature that
will or may necessitate any changes, replacements or additions to, or in the use
of, the water system, heating system, plumbing system, air-conditioning system
or electrical system of the Premises, the Building or the Project, without first
obtaining the prior written consent of Landlord. Machines and equipment
belonging to Tenant which cause noise or vibration that may be transmitted to
the structure of the Building or to any space therein to such a degree as to be
objectionable to Landlord or to any tenant in the Building shall be installed
and maintained by Tenant, at Tenant's expense, on vibration eliminators or other
devices sufficient to reduce such noise and vibration to a level satisfactory to
Landlord.

      12.2 Deleted Intentionally

      12.3 At the option of Landlord, Landlord may install checkmeters to
electrical circuits serving Tenant's equipment to verify that Tenant is not
consuming excessive electricity as compared to other office tenants and shall
have the right to cause a reputable, independent, electrical engineer to survey
and determine the quality of electricity consumed in the Premises. If Landlord
determines, pursuant to such survey, that Tenant's electricity consumption is
excessive, Landlord may install, at Tenant's sole cost and expense, submeters to
ascertain Tenant's actual electricity consumption, and Tenant will thereafter
pay as additional rent for Tenant's excess consumption of electricity at the
then current price charged Landlord by the utility supplying such service.

      12.4 Landlord shall not be liable for its failure to maintain comfortable,
environmental conditions in all or any portion of the Premises due to heat
generated by any equipment or machinery installed by Tenant (with or without
Landlord's consent) that exceeds accepted ASHRAE standards for normal office
purposes. If Tenant desires additional cooling to offset excessive heat
generated by such equipment or machinery, Tenant shall pay for auxiliary cooling
equipment, and its operating costs, including, without limitation, electricity,
gas, oil, and water or for excess electrical consumption by the existing cooling
system, as appropriate.

      12.5 Deleted Intentionally

      12.6 Landlord may make periodic inspections of the Premises at reasonable
times to determine that Tenant's equipment and machinery, which are located on
the Premises, complies with the provisions of this Article XII.

      12.7 Maintenance and repair of Tenant's equipment and machinery,
including, but not limited to, equipment such as kitchen fixtures, auxiliary
air-conditioning equipment, private bathroom fixtures and any other type of
special equipment together with related plumbing or electrical services, whether
installed by Tenant or by Landlord on behalf of Tenant or a prior tenant of the
Premises, shall be the sole responsibility of Tenant, and Landlord shall have no
obligation in connection therewith. Notwithstanding the provisions hereof, in
the event that repairs required to be made by Tenant become immediately
necessary to avoid possible injury or damage to persons or property, Landlord
may, but shall not be obligated to make repairs to Tenant's equipment at
Tenant's expense. Tenant hereby acknowledges that the costs so incurred by
Landlord are considered as Additional Rent and are due and payable to Landlord
within ten (10) days of Landlord's delivery of a bill for the cost of said
repairs.

                                  ARTICLE XIII
                ACCESS TO THE PREMISES AND INSPECTION BY LANDLORD

                                       14
<PAGE>

      13.1 Tenant shall permit Landlord, or its agents or representatives, to
enter the Premises, without charge therefore to Landlord and without diminution
of the rent payable by Tenant, to examine, inspect and protect the Premises and
the Building, to make such alterations and/or repairs as, in the sole judgment
of Landlord, may be deemed necessary, to exhibit the same to prospective
purchases or Mortgagees, or to exhibit the same to prospective tenants during
the last year of the Lease Term. In connection with any such entry, Landlord
shall endeavor to minimize the disruption to Tenant's use of the Premises.

      13.2 No additional locks, other devices or systems which would restrict
access to the Premises shall be placed upon any doors without the prior written
consent of Landlord. Landlord's consent to installation of anti-crime warning
devices or security systems shall not be unreasonably withheld; provided
Landlord shall not be required to give such consent unless Tenant provides
Landlord with a means of access to the Premises for the purposes enumerated in
Section 13.1. Landlord acknowledges that the type of combination locks which
currently exist on many of Tenant's doors are acceptable. Unless access to the
Premises is provided during the hours when cleaning service is normally
rendered, Landlord shall not be responsible for providing such service to the
Premises or to those portions thereof which are inaccessible. Such inability by
Landlord to provide cleaning services to inaccessible areas shall not entitle
Tenant to any adjustment in rent.

                                   ARTICLE XIV
                               TENANT'S INSURANCE

      14.1 Tenant shall not conduct or permit to be conducted any activity, or
place any equipment in or about the Premises or the Building, which will in any
way increase the rate of fire insurance or other insurance on the Building or
the Project. If any increase in the rate of fire insurance or other insurance is
stated by an insurance company or by the applicable Insurance Rating Bureau to
be due to any activity or equipment of Tenant in or about the Premises or the
Building or the Project, such statement shall be conclusive evidence that the
increase in such rate is due to such activity or equipment and, as a result
thereof, Tenant shall be liable for the amount of such increase. Tenant shall
reimburse Landlord for such amount upon demand and any such amount shall be
considered additional rent due hereunder.

      14.2 Throughout the Lease Term, Tenant shall obtain and maintain
replacement cost casualty insurance on its furniture, fixtures, equipment and
property in the Premises, and public liability insurance, in a company or
companies licensed to do business in the jurisdiction in which the Building is
located and approved by Landlord. Said insurance shall be in minimum amounts
approved by Landlord from time to time, shall name Landlord, any mortgages, and
Landlord's ground Lessors (if any), as additional insureds thereunder, shall
contain an endorsement that such policy shall remain in full force and effect
notwithstanding that the insured may have waived its right of action against any
party prior to the occurrence of a loss, and shall provide that the insurer
thereunder waives all right of recovery by way of subrogation against Landlord,
its agents, employees, and representatives, in connection with any loss or
damage covered by such policy. If requested by Landlord, receipts evidencing
payment of the premium for such insurance shall be delivered by Tenant at least
annually, and each such policy shall contain an endorsement prohibiting
cancellation or reduction of coverage without first giving Landlord fifteen (15)
days, prior written notice of such proposed action. Tenant shall also keep in
force, at its expense, so long as this Lease remains in effect and during such
other times as Tenant occupies the Premises or any part thereof, workmen's
compensation or similar insurance affording statutory coverage and containing
statutory limits. All such policies of insurance shall be effective thirty (30)
days prior to the anticipated Lease Commencement Date, and shall be for a period
of at least one (1) full calendar year. None of the insurance which Tenant is
required to carry and maintain hereunder shall contain any deductible provisions
except as approved by Landlord.

                                       15
<PAGE>

      14.3 The amount of liability insurance required to be maintained by Tenant
pursuant to this Lease is One Million Dollars ($1,000,000) for injury to one (1)
person and Two Million Dollars ($2,000,000) for injury to any number of persons
in a single occurrence, and One Hundred Thousand Dollars ($100,000) for damage
to property, all written on an "occurrence" basis. Landlord may, from time to
time, require Tenant to increase its insurance coverage to an amount determined
by Landlord to be satisfactory in Landlord's reasonable judgment.

      14.4 Tenant shall require any contractor of Tenant who is to perform work
on the premises in excess of Thirty Thousand Dollars ($30,000), to keep in
force, at contractor's expense during such times as contractor is working in the
Premises, in accordance with the terms of this Lease: comprehensive general
liability insurance, including contractor's liability coverage, contractual
liability coverage, completed operations coverage, broad form property damage
endorsement, and contractor's protective liability coverage, with insurance
companies and in form acceptable to the Landlord, to afford protection to the
limit, per occurrence, of not less than Two Million Dollars ($2,000,000) with
respect to personal injury or death, and One Million Dollars ($1,000,000) with
respect to property damage. Tenant will cause Tenant's contractors to deposit
the policy or policies of such insurance, or certificates thereof, with Landlord
prior to commencing any work, which policies shall name Landlord or its
assignees as additional named insureds, shall be primary and non-contributory,
and shall also contain a provision stating that such policy or policies shall
not be cancelled except after thirty (30) days, written notice to Landlord.
Tenant shall also require its contractors to keep in effect (i) workmen's
compensation or similar insurance affording statutory coverage and containing
statutory limits, and (ii) comprehensive automobile liability insurance for each
occurrence of not less than One Million Dollars ($1,000,000) with respect to
personal injury or death and Five Hundred Thousand Dollars ($500,000) with
respect to property damage during the period such contractor is performing work
in the Premises on tenant's behalf.

      14.5 Tenant waives its right of recovery against Landlord by reason of any
loss covered by insurance that is carried by Tenant or that is required by this
Lease to be carried by Tenant.

                                   ARTICLE XV
                   SERVICES AND UTILITIES PROVIDED BY LANDLORD

      15.1 Landlord shall furnish to the Premises air-conditioning and heating
during the seasons when they are required, as determined in Landlord's judgment.
Landlord shall also provide electricity; water; exterior window-cleaning
service; and char and janitorial service after 6:00 p.m. on Monday through
Friday only (excluding legal public holidays). Landlord shall also provide
elevator service; provided, however, that Landlord shall have the right to
remove elevators from service as may be required for moving freight, or for
servicing or maintaining the elevators and/or the Building. The times for
supplying the services and utilities described in this section, and the
quantities of such services and utilities, all shall be adequate as determined
in Landlord's sole but not unreasonable judgment. The normal hours of operation
of the Building will be 8:00 a.m. to 6:00 p.m. on Monday through Friday, and
9:00 a.m. to 1:00 p.m. on Saturdays, except legal public holidays. There will be
no normal hours of operation of the Building on Sundays or legal public holidays
and Landlord shall not be obligated to maintain or operate the Building at times
other than the normal hours of operation unless special arrangements are made in
advance by Tenant. Notwithstanding the foregoing, Landlord reserves the right to
increase the hours and days of operation of the Building. Landlord will furnish
all services and utilities required by this Lease, other than water and
electricity, only during the normal hours of operation of the Building, unless
otherwise specified herein. If Tenant requires air-conditioning or heat beyond
normal hours of operation set forth herein, Landlord will furnish such, provided
Tenant gives Landlord sufficient advance notice of such requirement. Tenant
agrees to pay for the cost of such extra service in accordance with Landlord's
then current schedule of costs and assessments for such extra service.

                                       16
<PAGE>

      15.2 If Tenant requires, uses, or consumes water for any purposes other
than normal office usage, Tenant agrees that Landlord may install a meter or
meters or other means to measure Tenant's water consumption, and Tenant further
agrees to reimburse Landlord for the cost of the meter or meters and the
installation thereof, and to pay for the maintenance of said meter equipment
and/or to pay Landlord's costs of other means of measuring such water
consumption by Tenant. Tenant shall reimburse Landlord for the cost of all water
consumed as measured by said meter or meters or as otherwise measured, including
sewer charges. All the fees, costs and sums under this Section 15.2 are
considered additional rent and are collectable upon demand.

      15.3 Tenant shall reimburse Landlord for the cost to Landlord of removal
from the Premises, the Building or the Project, of any refuse and rubbish of
Tenant except normal office trash, and Tenant shall pay all bills therefore as
additional rent when rendered. Tenant shall contract for professional handling
and removal of all medical waste or bio-hazardous materials, if applicable, at
its own cost and expense.

      15.4 It is understood and agreed that Landlord has entered into this Lease
on the express understanding and agreement that Landlord shall not have any
liability to Tenant whatsoever as a result of Landlord's failure or inability to
furnish any of the utilities or services required to be furnished by Landlord
hereunder, whether resulting from breakdown, removal from service for
maintenance or repairs, strikes, scarcity of labor or materials, acts of God,
governmental requirements or from any other cause whatsoever. It is further
agreed that any such failure or inability to furnish the utilities or services
required hereunder shall not be considered an eviction, actual or constructive,
of Tenant from the Premises and shall not entitle Tenant to terminate this
Lease, to an abatement of any rent payable hereunder, or to any other damages.
Landlord agrees to use reasonable efforts to restore any interrupted services or
utilities of which Landlord receives notice so long as the interruption is not
caused by Tenant or its Invitees or Guests.

      15.5 The parties hereto agree to comply with all energy conservation
controls and requirements (whether the controls are mandatory or voluntary)
applicable to office buildings that are imposed, instituted or recommended by
the federal, state, county or local governments, including, without limitation,
controls on the permitted range of temperature settings in office buildings, and
requirements necessitating curtailment of the volume of energy consumption or
the hours of operation of the Building. Any terms or conditions of this Lease
that conflict or interfere with compliance with such controls or requirements
shall be suspended for the duration of such controls or requirements. It is
further agreed that compliance with such controls or requirements shall not be
considered an eviction, actual or constructive, of the Tenant from the Premises
and shall not entitle Tenant to terminate this Lease, to an abatement of any
rent payable hereunder or to any other damages.

                                   ARTICLE XVI
           TENANT'S ACCEPTANCE OF PREMISES AND LANDLORD'S LIABILITIES

      16.1 The taking possession and occupancy of the Premises by Tenant shall
be conclusive evidence, as against Tenant, that Tenant accepts said Premises and
that they are suited for their intended use. Tenant also, by occupying and
taking possession of the Premises, acknowledges that the Building and the
Project are in good and satisfactory condition.

      16.2 Landlord shall not be liable to Tenant, or Tenant's Invitees or
Guests, or to any other person or entity for any damage (including consequential
damage), injury, loss, compensation or claim, including, but not limited to
claims for the interruption of or loss to Tenant's business, based on, arising

                                       17
<PAGE>

out of or resulting from any cause whatsoever (except as otherwise provided in
this Section 16.2), including, but not limited to the following: repairs to any
portion of the Premises; interruption in the use of the Premises or any
equipment therein; any accident or damage resulting from the use or operation
(by Landlord, Tenant or any other person or entity) of elevators, or of the
heating, cooling, electrical, sewerage, or plumbing equipment or apparatus; the
termination of this Lease by reason of the destruction of the Premises or the
Building, or the Project; any breach of security or any fire, robbery, theft,
vandalism, mysterious disappearance and/or any other casualty; the actions of
any other tenants of the Building or of any other person or entity; and any
leakage in any part or portion of the Premises or the Building, or the Project,
or from water, rain, ice or snow that may leak into, of flow from, any part of
the Premises or the Building, or the Project, or from drains, pipes or plumbing
fixtures in the Building. Any goods, property or personal effects stored or
placed by the Tenant or its Invitees or Guests in or about the Premises shall be
at the sole risk of Tenant, and Landlord shall not in any manner be held
responsible therefor. It is understood that if any employee of Landlord receives
any packages or articles delivered to the Building for Tenant, such employee
shall be acting as the agent of Tenant for such purposes and not as the agent of
Landlord. Notwithstanding the foregoing provisions of this Section 16.2,
Landlord shall not be released from liability to Tenant for any physical injury
to any persons or property caused by the willful misconduct or gross negligence
of Landlord to the extent such injury is not covered by insurance that is (i)
carried by Tenant or such person or (ii) required by this Lease to be carried by
Tenant.

      16.3 Landlord shall not be liable in any manner to Tenant, its employees
or invitees for any injury or damage to Tenant, its employees or invitees or
their property caused by the criminal or intentional misconduct of third
parties. All claims against Landlord for any such damage or injury are hereby
expressly waived by Tenant, and Tenant hereby agrees to hold harmless and
indemnify Landlord from all such damages and the expense of defending all claims
made by Tenant's employees or invitees arising out of such acts.

      16.4 Tenant shall indemnify and hold Landlord harmless from and against
all costs, damages, claims, liabilities and expenses (including attorney's fees)
suffered by or claimed against Landlord, directly or indirectly, based on,
arising out of or resulting from (i) Tenant's use and occupancy of the Premises
or the business conducted by Tenant therein, (ii) any act or omission by Tenant
or its Invitees or Guests, or (iii) any breach or default by Tenant in the
performance or observance of its covenants or obligations under this Lease.

      16.5 In the event that, at any time, Landlord shall sell or transfer the
Building, or the Project, the Landlord named herein shall not be liable to
Tenant for any obligations or liabilities based on or arising out of events or
conditions occurring on or after the date of such sale or transfer.

      16.6 In the event that any time during the Lease Term Tenant shall have a
claim against Landlord, Tenant shall not have the right to interpose a
counterclaim or to set off or deduct the amount allegedly owed to Tenant from
any rent or other sums payable to Landlord hereunder, it being understood that
Tenant's sole remedy for recovering upon such claim shall be to institute an
independent action against Landlord.

      16.7 Tenant shall look only and solely to Landlord's Leasehold estate and
interest in and to the Building and the rents and profits therefrom for the
satisfaction of any right of Tenant arising out of this Lease for the collection
of a judgment or other judicial process or arbitration award requiring the
payment of money by Landlord, and no other property or assets of Landlord,
Landlord's agents, incorporators, shareholders, employees, officers, directors,
partners, agents, principal (disclosed or undisclosed), joint venturers, or
affiliates shall be subject to levy, lien execution, attachment, or other
enforcement procedure for the satisfaction of Tenant's rights and remedies under
or with respect to this Lease, the relationship of Landlord and Tenant hereunder
or under law, Tenant's use and occupancy of the Premises, or any other

                                       18
<PAGE>

liability of Landlord to Tenant.

                                  ARTICLE XVII
                              RULES AND REGULATIONS

      17.1 Tenant and its Invitees and Guests shall at all times abide by and
observe the rules and regulations attached hereto as Exhibit D. In addition,
Tenant and its Invitees and Guests shall abide by and observe all other rules or
regulations that Landlord may promulgate from time to time for the operation and
maintenance of the Building or the Land (including but not limited to the
parking areas); provided that notice thereof is given to Tenant and such rules
and regulations are not inconsistent with the provisions of this Lease. In
particular, but without limiting the generality of the preceding sentence,
Landlord may limit access to the parking areas, by mechanical gates or
otherwise, to ensure that only authorized users are admitted to the parking
areas. Nothing contained in this Lease shall be construed as imposing upon
Landlord any duty or obligation to enforce such rules and regulations, or the
terms, conditions or covenants contained in any other duty or obligation to
enforce such rules and regulations, or the terms, conditions or covenants
contained in any other Lease, as against any other tenant, and Landlord shall
not be liable to Tenant for the violation of such rules or regulations by any
other tenant or its Invitees or Guests. If there is any inconsistency between
this Lease and the Rules and Regulations set forth in Exhibit D, this Lease
shall govern.

      17.2 An failure by Landlord to enforce any rules and regulations now or
hereafter in effect, either against Tenant or any other tenant in the Building
or the Project, shall not constitute a waiver of the enforceability of any such
rules and regulations.

                                  ARTICLE XVIII
                  DAMAGE, DESTRUCTION BY FIRE OR OTHER CASUALTY

      18.1 All injury to the Premises and other portions of the Building or the
Project, caused by Tenant, its agents, servants, employees and visitors, will be
repaired by Landlord at the expense of Tenant. Tenant shall reimburse Landlord
for such repairs within ten (10) days of receipt of written notice from Landlord
of the costs. At its election, Landlord may regard the same as additional rent,
in which event, the cost shall become additional rent payable with the
installment of rent next becoming due after notice is received by Tenant from
Landlord. This provision shall be construed as an additional remedy granted to
Landlord and not in limitation of any other rights and remedies which Landlord
has or may have in said circumstances.

      18.2 If, during the Lease Term, the Premises or the Building are totally
or partially damaged from any cause, thereby rendering the Premises totally or
partially inaccessible or unusable, Landlord shall (taking into account the time
necessary to effectuate a satisfactory settlement with any insurance company
involved) diligently restore and repair the Premises and the Building to
substantially the same condition they were in prior to such damage; provided,
however, if the repairs and restoration cannot be completed within ninety (90)
days after the occurrence of such damage (taking into account the time needed
for removal of debris, preparation of plans and issuance of all required
governmental permits), Landlord shall have the right, at its sole option, to
terminate this Lease by giving written notice of termination to Tenant within
forty-five (45) days after the occurrence of such damage; and, provided further
that Landlord shall have no obligation to repair or restore any damage or
destruction caused by Tenant, or any of its Invitees or Guests. In addition,
Landlord shall have the right to terminate this Lease in the event (a)
Landlord's insurance is insufficient to pay the full cost of such repair and
restoration, (b) any Mortgagee fails or refuses to make such insurance proceeds
available for repair and restoration, or (c) zoning or other applicable laws or
regulations do not permit such repair or restoration. If this Lease is

                                       19
<PAGE>

terminated pursuant to this Section 18.2, all rent payable hereunder shall be
apportioned and paid to the date of termination. Provided that such damage was
not caused by the act or omission of Tenant, or any of its Invitees or Guests,
until the repair and restoration of the Premises is completed, or until the date
of termination, Tenant shall be required to pay Base Rent and Additional Rent
pursuant to Articles V and IV only for that part of the Premises that is
tenantable while repairs are being made, based on the ratio that the amount of
tenantable rentable area bears to the total rentable area in the Premises.
Except as provided in Section 18.3, Landlord shall bear the costs and expenses
of repairing and restoring the Premises; provided that if such damage was caused
by the act or omission of Tenant, or any of its Invitees or Guests, then, Tenant
shall pay to Landlord the amount by which such costs and expenses exceed the
insurance proceeds, if any, actually received by Landlord on account of such
damage or destruction.

      18.3 If Landlord repairs and restores the Premises as provided in Section
18.2, Landlord shall not be required to repair or restore any decorations,
alterations or improvements to the Premises made by Tenant prior to the damage
or destruction or any trade fixtures, furnishings, furniture, inventory,
equipment or personal property belonging to Tenant or any of its Invitees or
Guests. It shall be Tenant's sole responsibility to repair and restore all such
items.

      18.4 Notwithstanding anything to the contrary contained herein, if there
is damage to or a destruction of the Building, from any risk, that exceeds
twenty-five percent (25%) of the replacement value of the Building (excluding
the foundation and site improvements), whether or not the Premises are damaged
or destroyed, Landlord shall have the right to terminate this Lease by written
notice to Tenant.

                                   ARTICLE XIX
                                  CONDEMNATION

      19.1 If the whole or a substantial part (as hereinafter defined) of the
Premises, or the use or occupancy of the Premises, shall be taken or condemned
by any governmental or quasi-governmental authority for any public or
quasi-public use or purpose (including a sale thereof under threat of such a
taking or condemnation), then this Lease shall terminate on the date title
thereto vests in such governmental or quasi-governmental authority, and all rent
payable hereunder shall be apportioned as of such date. If less than a
substantial part of the Premises, or if the use or occupancy of less than a
substantial part of the Premises, is taken or condemned by any governmental or
quasi-governmental authority for any public or quasi-public use or purpose
(including a sale thereof under threat of such a taking or condemnation), this
Lease shall continue in full force and effect, as to the Premises not so taken
or condemned, but the Base Rent and Additional Rent thereafter payable pursuant
to Articles IV and VI shall be equitably adjusted (on the basis of the ratio of
the number of square feet of rentable area taken to the total rentable area in
the Premises immediately prior to such taking or condemnation) as of the date
title vests in the governmental or quasi-governmental authority. For purposes of
this Section 19.1, a substantial part of the Premises shall be considered to
have been taken if, in the aggregate, more than one-third (1/3) of the Area of
the Premises is either taken or rendered untenantable as a result of such taking
or condemnation.

      19.2 All awards, damages and other compensation paid by the condemning
authority on account of such taking or condemnation (or sale under threat of
such a taking or condemnation) shall belong to Landlord, and Tenant hereby
assigns Landlord or the condemning authority for any portion of such award or
compensation attributable to damages to the Premises, the value of the unexpired
term of this Lease, the loss of profits or goodwill, leasehold improvements or
severance damages. Nothing contained herein, however, shall prevent Tenant from
pursuing a separate claim against the condemning authority for the value of
furnishings, equipment and trade fixtures installed in the Premises at Tenant's
sole expense and for relocation expenses, provided that such claim shall in no
way diminish the award or compensation payable to or recoverable by Landlord in
connection with such taking or condemnation.

                                       20
<PAGE>

      19.3 Notwithstanding anything to the contrary contained herein, if
twenty-five percent (25%) or more of the Land upon which the Building is to be
(or has been) constructed, or the Building or of the Project is taken,
condemned, or sold under threat of such a taking, Landlord shall have the sole
option to terminate this Lease as of the date title vests in the public or
quasi-public authority.

      19.4 Notwithstanding anything to the contrary contained herein, in the
event of a taking of only the right to possession of all or any part of the
Premises for a fixed period of time or for the duration of any emergency or
other temporary condition, then, at Landlord's option, this Lease shall continue
in full force and effect without any abatement of base rent or additional rent,
but the amounts payable by the condemnor with respect to any period of time
prior to the expiration or earlier termination of this Lease shall be paid by
the condemnor to the Landlord and the condemner shall be considered a subtenant
of Tenant. Landlord hereby approves such subtenant. Landlord shall apply the
amount of condemnation proceeds, or as much thereof as may be necessary for the
purpose, toward the amount of base rent and additional rent or any other sums
due from Tenant for the period, and Tenant shall pay to Landlord any deficiency
between the amount thus paid by the condemnor and the amount due from Tenant.

                                   ARTICLE XX
                                DEFAULT BY TENANT

      20.1 The occurrence of any of the following shall constitute a default by
Tenant under this Lease:

            (a) If Tenant shall fail to pay any payment of Base Rent or
Additional Rent when due. If Tenant shall fail to make, when due, any other
payment required by this Lease and such payment shall not have been made within
five (5) days of written notice to Tenant.

            (b) If Tenant shall violate or fail to perform any other term,
condition, covenant, or any of the rules and regulations now or hereafter
established for the government of the Premises, Building, and the Project, or
agreement to be performed or observed by Tenant under this Lease and such
violation or failure shall not be cured within fifteen (15) days of written
notice to Tenant.

            (c) If Tenant shall abandon the Premises.

            (d) An Event of Bankruptcy as specified in Article XXI, with respect
to Tenant, any guarantor of this Lease, or any general partner of Tenant (if
Tenant is a partnership).

            (e) A dissolution or liquidation of Tenant or, if Tenant is a
natural person, the death or disability of such person.

            (f) Any proceeding provided by the applicable law of the
jurisdiction in which the Project is located in the nature of a bankruptcy or
for the benefit of creditors which is not dismissed within 30 days thereafter.

            (g) If Tenant admits its inability to pay its debts when due.

            (h) If Tenant's leasehold estate is levied on or under execution.

      20.2 If Tenant shall be in default under this Lease, Landlord shall have
the right, at its sole option, to terminate this Lease. In addition, with or
without terminating this Lease, Landlord may re-enter and take possession of the
Premises and the provisions of this Article XX shall operate as a notice to
quit,

                                       21
<PAGE>

any other notice to quit or of Landlord's intention to re-enter the Premises
being hereby expressly waived. Further, unless expressly prohibited by
applicable law, if Tenant shall be in default under this Lease, Landlord shall
have all self-help remedies and shall have the right to cease supplying services
and utilities for the benefit of Tenant and the Premises. If necessary, Landlord
may proceed to recover possession of the Premises under and by virtue of
applicable laws, or by such other proceedings, including re-entry and
possession, as may be applicable. If Landlord elects to terminate this Lease,
everything contained in this Lease on the part of Landlord to be done and
performed shall cease without prejudice, however, to the right of Landlord to
recover from Tenant all rent and other sums accrued up to the time of
termination or recovery of possession by Landlord, whichever is later. Whether
or not this Lease is terminated by reason of Tenant's default, Landlord may
relet the Premises or any part thereof, alone or together with other premises,
for such term(s) (which may be greater or less than the period which otherwise
would have constituted the balance of the Lease Term) and on such terms and
conditions (which may include concessions of free rent and alterations of the
Premises) as Landlord, in its sole discretion, may determine, but Landlord shall
not be liable for, nor shall Tenant's obligations hereunder be diminished by
reason of, any failure by Landlord to relet the Premises or any failure by
Landlord to collect any rent due upon such reletting. Whether or not this Lease
is terminated by reason of Tenant's default, Tenant nevertheless shall remain
liable for any annual Base Rent, Additional Rent and damages which may be due or
sustained prior to such default, all costs, fees and expenses including, but not
limited to, reasonable attorneys' fees, brokerage fees, expenses incurred in
placing the Premises in first-class rentable condition, and other costs and
expenses incurred by Landlord in pursuit of its remedies hereunder, or in
renting the Premises to others from time to time (all such annual Base Rent,
Additional Rent, damages, costs, fees and expenses are hereinafter referred to
as "Termination Damages") and additional damages (hereinafter referred to as
"Liquidated Damages"), which, at the election of Landlord, shall be either:

      (i) an amount equal to the annual Base Rent and Additional Rent which
would have become due during the remainder of the Lease Term, less the amount of
rental, if any, which Landlord shall receive during such period from others to
whom the Premises may be rented (other than any additional rent received by
Landlord as a result of any failure of such other person to perform any of its
obligations to Landlord), in which case such Liquidated Damages shall be
computed and payable in monthly installments, in advance, on the first day of
each calendar month following Tenant's default and continuing until the date on
which the Lease Term would have expired but for Tenant's default; any suit or
action brought to collect any such Liquidated Damages for any month shall not in
any manner prejudice the right of Landlord to collect any Liquidated Damages for
any subsequent month by a similar proceeding; or

      (ii) an amount, as determined by an independent real estate appraiser
named by Landlord, equal to the present value (as of the date of Tenant's
default) of all annual Base Rent and Additional Rent which would have become due
during the remainder of the Lease Term, less the fair market value of Tenant's
leasehold interest, in which case such Liquidated Damages shall be payable to
Landlord in one lump sum on demand. For purpose of this clause (ii), "present
value" shall be computed by discounting at a discount rate equal to one
percentage point above the discount rate then in effect at the Federal Reserve
Bank nearest to the Building.

      In the event Tenant becomes the subject debtor in a case under the
Bankruptcy Code, the provisions of this Section 20.2 may be limited by the
limitations of damage provisions of the Bankruptcy Code. The provisions
contained in this Section shall be in addition to, and shall not prevent the
enforcement of, any claim Landlord may have against Tenant for anticipatory
breach of this Lease.

      20.3 All rights and remedies of Landlord set forth herein are in addition
to all other rights and remedies available to Landlord at law or in equity. All
rights and remedies available to Landlord hereunder or at law or in equity are
expressly declared to be cumulative. The exercise by Landlord of any

                                       22
<PAGE>

such right or remedy shall not prevent the concurrent or subsequent exercise of
any other right or remedy. No delay in the enforcement or exercise of any such
right or remedy shall constitute a waiver of any default by Tenant hereunder or
of any of Landlord's rights or remedies in connection therewith. Landlord shall
not be deemed to have waived any default by Tenant hereunder unless such waiver
expressly is set forth in a written instrument signed by Landlord. If Landlord
waives in writing any default by Tenant, such waiver shall not be construed as a
waiver of any covenant, condition or agreement set forth in this Lease except as
to the specific circumstances described in such written waiver.

      20.4 If Landlord shall institute proceedings against Tenant and a
compromise or settlement thereof shall be made, the same shall not constitute a
waiver of the same or of any other covenant, condition or agreement set forth
herein, nor of any of Landlord's rights hereunder. Neither the payment by Tenant
of a lesser amount than the monthly installment of Base Rent, Additional Rent or
of any sums due hereunder nor any endorsement or statement on any check or
letter accompanying a check for payment of rent or other sums payable hereunder
shall 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
rent or other sums or to pursue any other remedy available to Landlord. No
re-entry by Landlord, and no acceptance by Landlord of keys from Tenant, shall
be considered an acceptance of a surrender of this Lease.

      20.5 If Tenant defaults in the making of any payment or in the doing of
any act herein required to be make or done by Tenant, then Landlord may, but
shall not be required to, make such payment or do such act. If Landlord elects
to make such payment or do such act, all costs and expenses incurred by
Landlord, plus interest thereon at a rate (the "Default Rate") equal to the
greater of 18 percent per annum or the rate per annum which is five (5) whole
percentage points higher than the prime rate announced from time to time by the
Chase Manhattan Bank of New York, from the date incurred by Landlord to the Date
of payment thereof by Tenant, shall constitute Additional Rent due hereunder;
provided however, that nothing contained herein shall be construed as permitting
Landlord to charge or receive interest that is in an amount prohibited by any
applicable usury statute. If the Chase Manhattan Bank of New York, ceases to
announce a "prime rate" or announces more than one prime rate, then, for
purposes of computing the Default Rate hereunder, Landlord shall have the right
to designate a substitute rate which Landlord deems comparable. The taking of
such action by Landlord shall not be considered as a cure of such default by
Tenant or prevent Landlord from pursuing any remedy it is otherwise entitled to
in connection with such default.

      20.6 If Tenant fails to make any payment of Base Rent or of Additional
Rent on or before the date such payment is due and payable, Tenant shall pay to
Landlord a late charge of five percent (5%) of the amount of such payment. In
addition, such payment shall bear interest at the Default Rate, from the date
such payment became due to the date of payment thereof by Tenant; provided,
however, that nothing contained herein shall be construed as permitting Landlord
to charge or receive interest shall constitute Additional Rent due hereunder,
shall constitute agreed liquidated damages and not penalties, and shall be in
addition to, and not in lieu of, all other rights and remedies provided to
Landlord in this Lease, at law, or in equity.

      20.7 Landlord shall have a lien upon, and Tenant hereby grants to Landlord
a security interest in, all personal property of Tenant now or hereafter located
in the Premises, as security for the payment of all Rent and the performance of
all other obligations of Tenant required by this Lease, and Landlord shall have
all rights of distraint available under applicable law.

                                       23
<PAGE>

                                   ARTICLE XXI
                                   BANKRUPTCY

      21.1 Each of the following shall be an Event of Bankruptcy under this
Lease.

            (a) Tenant's (or any guarantor of this Lease) becoming insolvent, as
that term is defined in the United States Bankruptcy Code (herein referred to as
the "Bankruptcy Code," which term shall include subsequent amendments to the
bankruptcy laws of the United States), or under the insolvency laws of any
state, district, commonwealth or territory of the United States (the "Insolvency
Laws").

            (b) The appointment of a receiver or custodian for any or all of
Tenant's (or any guarantor's) property or assets, or the institution of a
foreclosure action upon any of Tenant's real or personal property.

            (c) The filing of a voluntary petition under the provisions of the
Bankruptcy Code or Insolvency Laws with respect to Tenant or any guarantor of
this Lease.

            (d) The filing of any involuntary petition against Tenant or any
guarantor as the subject debtor under the Bankruptcy Code or Insolvency Laws,
which either (i) is not dismissed within thirty (30) days of filing, or (ii)
results in the issuance of an order for relief against the debtor.

            (e) Tenant's (or any guarantor's) making or consenting to an
assignment for the benefit of creditors or a common law composition of
creditors.

      21.2 (a) Upon occurrence of an Event of Bankruptcy, Landlord shall have
all rights and remedies available to Landlord pursuant to Article XX: provided
that while a case in which Tenant is the subject debtor under the Bankruptcy
Code is pending, Landlord shall not exercise its rights and remedies pursuant to
Article XX so long as (i) the Bankruptcy Code prohibits the exercise of such
rights and remedies, and (ii) Tenant or its Trustee in Bankruptcy (hereinafter
referred to as "Trustee") is in compliance with the provisions of Sections
21.2(b) and (c) below.

                  (b) In the event Tenant becomes the subject debtor in a case
pending under the Bankruptcy Code, Landlord's right to terminate this Lease
pursuant to Section 21.2(a) shall be subject to any rights of the Trustee to
assume or assign this Lease pursuant to the Bankruptcy Code. Trustee shall not
have the right to assume or assign this Lease unless the Bankruptcy Code
expressly requires that Landlord permit such assumption or assignment and
Trustee promptly (i) cures all defaults under this Lease, (ii) compensates
Landlord for monetary damages incurred as a result of such defaults, (iii)
provides adequate assurance of future performance (as defined below) on the part
of Tenant as debtor in possession or on the part of the assignee tenant, and
(iv) complies with any other requirements of the Bankruptcy Code. Tenant agrees
in advance that this Lease may be terminated by Landlord in accordance with
Section 21.2(a) above if the foregoing criteria for assignment or assumption are
not satisfied, or if, after such assumption or assignment, there is a default in
Tenant's obligations under this Lease.

                  (c) Landlord and Tenant hereby agree in advance that adequate
assurance of future performance, as used in Section 21.2(b)(iii) above, shall
mean that all of the following minimum criteria must be met: (i) Tenant's gross
receipts arising from the operation it conducts at the Premises in the ordinary
course of business during the thirty (30) day period immediately preceding the
initiation of the case under the Bankruptcy Code must be at least two (2) times
greater than the next monthly

                                       24
<PAGE>

installment of annual Base Rent and Additional Rent due under this Lease; (ii)
both the mean and median of Tenant's monthly gross receipts arising from the
operations it conducts at the Premises in the ordinary course of business during
the six (6) month period immediately preceding the initiation of the case under
the Bankruptcy Code must be at least two (2) times greater than the next monthly
installment of annual Base Rent and Additional Rent due under this Lease; (iii)
Tenant must pay its estimated portion of the cost of all services provided by
Landlord, to the extent Tenant is responsible for such costs pursuant to this
Lease, in advance of the performance or provision of such services; (iv) Trustee
must agree that Tenant's business shall be conducted in a first class manner,
and that no liquidating sales, auctions, or other non-first class business
operations shall be conducted on the Premises; (v) Trustee must agree that the
use of the Premises as stated in this Lease will remain unchanged and that no
prohibited use shall be permitted; (vi) Trustee must agree that the assumption
or assignment of this Lease will not violate or affect the rights of other
tenants in the Building or the Project; (vii) Trustee must pay to Landlord at
the time the next monthly installment of annual Base Rent is due under this
Lease, in addition to such installment of annual Base Rent, an amount equal to
the monthly installments of annual Base Rent and Additional Rent due under this
Lease for the next six months under this Lease, said amount to be held by
Landlord in escrow until either Trustee or Tenant defaults in its payment of
Rent or other obligations under this Lease (whereupon Landlord shall have the
right to draw on such escrowed funds) or until the expiration of this Lease
(whereupon the funds shall be returned to Trustee or Tenant except to the extent
the funds have been drawn and not replaced); and (viii) Tenant or Trustee must
agree to pay to Landlord, at any time Landlord is authorized to and does draw on
the escrow account, the amount necessary to restore such escrow account to the
original level required by clause (vii).

                                  ARTICLE XXII
                     SUBORDINATION, ATTORNMENT AND ESTOPPEL

      22.1 This Lease is subject and subordinate to the lien of any and all
Mortgages which may now or hereafter encumber the Building or the Project, to
all funds and all indebtedness intended to be secured by such Mortgages, and to
all and any renewal, extensions, modifications, recastings or refinancings
thereof. The holder of any Mortgage to which this Lease is subordinate shall
have the right at any time to declare this Lease to be superior to the lien of
such Mortgage and Tenant agrees to execute all documents required by such holder
in confirmation thereof.

      22.2 In confirmation of the foregoing subordination, Tenant shall, at
Landlord's request from time to time, promptly execute any requisite or
appropriate certificate or other document. Tenant hereby irrevocably constitutes
and appoints Landlord as Tenant's attorney-in-fact to execute any such
certificate or other document for or on behalf of Tenant. Tenant agrees that in
the event of sale of Landlord's interest in the Building or the Project to a
purchaser, or in the event any proceeding is brought for the foreclosure or
other enforcement of any Mortgage encumbering the Building or the Project, if
this Lease is not extinguished upon such foreclosure or enforcement, then Tenant
shall attorn to the purchaser at such foreclosure or trustee's sale, if
requested to do so by such purchaser, and shall recognize such purchaser as the
Landlord under this Lease, and Tenant waives the provisions of any statute or
rule of law, now or hereafter in effect, which may give or purport to give
Tenant any right to terminate or otherwise adversely affect this Lease and the
obligations of Tenant hereunder in the event any such foreclosure or other
proceeding is prosecuted or completed. For purposes of this Section, all
references to a purchaser shall be deemed to include a party who enters into a
purchase/sale agreement with the Landlord, such party's successor and assigns, a
purchaser at any foreclosure or trustee's sale, and such purchaser's successors
and assigns at any foreclosure or trustee's sale shall be deemed to include such
purchaser's successors and assigns. Tenant agrees that upon such attornment,
such purchaser shall not be (a) bound by any payment of annual Base Rent or
Additional Rent for more than one (1) month in advance, except prepayments in
the nature of security for the performance by Tenant of its obligations under
this Lease to the extent such prepayments have been delivered to such purchaser,
(b) bound by any

                                       25
<PAGE>

amendment of this Lease made without the consent of the Mortgagee whose Mortgage
was enforced at such sale, (c) liable for damages for any act or omission of any
prior landlord, or (d) subject to any offsets or defenses which Tenant might
have against any prior landlord, provided, however, that after succeeding to
Landlord's interest under this Lease, such purchaser shall perform in accordance
with the terms of this Lease all obligations of Landlord arising after the date
such purchaser acquires title to the Building or the Project. Upon request by
such purchaser, Tenant shall execute and deliver an instrument or instruments
confirming its attornment.

      22.3 In the event that any Mortgagee or prospective Mortgagee requires, as
a condition of such financing or refinancing, that modifications to this Lease
be obtained, and provided that such modifications (i) are reasonable; (ii) do
not adversely affect in a material manner Tenant's use of the Premises as herein
permitted; and (iii) do not increase the Rent and other sums to be paid by
Tenant hereunder, Landlord may submit to Tenant a written amendment to this
Lease incorporating such required modifications, and Tenant hereby covenants and
agrees to execute, acknowledge and deliver such amendment to Landlord within
five (5) days of Tenant's receipt thereof.

      22.4 Landlord agrees to submit this Lease to any Mortgagee (or prospective
Mortgagee) whose approval is required pursuant to the provisions of its Mortgage
(or prospective Mortgage) and in good faith to attempt to obtain such approval.
Notwithstanding any other provision of this Lease, Landlord may, at its option,
terminate this Lease by written notice to Tenant if such approval has not been
obtained within sixty (60) days after the full execution of this Lease.

      22.5 Tenant agrees, at any time and from time to time, upon not less than
ten (10) days, prior written notice by Landlord, to execute, acknowledge before
a Notary Public, and deliver to Landlord a statement in writing (i) certifying
that this Lease is unmodified and in full force and effect (or if there have
been modifications, that the Lease is in full force and effect as modified and
stating the modifications); (ii) stating the dates to which the rent and any
other charges hereunder have been paid by Tenant; (iii) stating whether or not,
to the best knowledge of Tenant, Landlord is in default in the performance of
any covenant, agreement or condition contained in this Lease, and if so,
specifying the nature of such default; (iv) stating the address to which notices
to Tenant are to be sent; (v) stating that this Lease is subject and subordinate
to all Mortgages encumbering the Building; (vi) stating that Tenant has accepted
the Premises and that all work thereto has been completed by Landlord (or, if
not, specifying the incomplete work); and (vii) containing such other
certifications as Landlord may reasonable request. Any such statement delivered
by Tenant may be relied upon by any owner of the Building or the Project, any
prospective purchaser of the Building or the Project, any Mortgagee or
prospective Mortgagee of the Building or the Project or of Landlord's interest
therein, or any prospective assignee of any such Mortgagee or any other person
or entity. Tenants acknowledges that time is of the essence to the delivery of
such statements by Tenant to Landlord, and that such statements are materially
necessary by Landlord in obtaining financing or refinancing secured by the
Building or the Project. Tenant shall be liable for such damages suffered by
Landlord. These damages include, but are not limited to, out-of-pocket expenses
related to obtaining another mortgage, attorney's cost associated with
enforcement of this provision, economic losses associated with loss of
opportunity.

      22.6 Failure to deliver the Estoppel Certificate within the said ten (10)
days shall be conclusive upon Tenant for the benefit of Landlord and any
successor to Landlord that this Lease is in full force and effect and has not
been modified except as may be represented by the party requesting the
certificate. If Tenant fails to deliver the Certificate within the said ten (10)
days, Tenant by such failure irrevocably constitutes and appoints Landlord as
its special attorney-in-fact to execute and deliver the Estoppel Certificate to
any third party.

                                       26
<PAGE>

                                  ARTICLE XXIII
                                  HOLDING OVER

      23.1 Tenant acknowledges that it is extremely important that Landlord have
substantial advance notice of the date on which Tenant will vacate the Premises,
both because Landlord will require an extensive period to locate a replacement
tenant and because Landlord will plan its entire leasing and renovation program
for the Building in reliance on its lease expiration dates. Tenant also
acknowledges that if Tenant fails to surrender the Premises at the expiration or
termination of the Lease Term, it will be conclusively presumed that the value
to Tenant of remaining in possession, and the loss that will be suffered by
Landlord as a result thereof, far exceed the amount of Annual rent and
Additional Rent that would have been payable had the Lease Term continued during
such holdover period. Therefore, in the event that Tenant shall not immediately
surrender the Premises on the date of the expiration or termination of the Lease
Term, the rent payable by Tenant hereunder shall be increased to equal the
greater of (i) fair market rent for the Premises or (ii) double the base rent,
Additional Rent, and other sums that would have been payable pursuant to the
terms of this Lease if the Lease Term had continued during such holdover period.
Such greater amount shall be computed by Landlord on a monthly basis in
Landlord's discretion and shall be payable by Tenant on the first day of each
month, from such expiration, or termination, until the Premises have been
vacated by Tenant. Landlord's acceptance of such amounts from Tenant shall not
in any manner impair or adversely affect Landlord's other rights and remedies
hereunder, including, but not limited to, (i) its right to evict Tenant from the
Premises, and (ii) Landlord's right to recover damages pursuant to this Lease
and such other damages as are available to Landlord at law or in equity.

                                  ARTICLE XXIV
                              COVENANTS OF LANDLORD

      24.1 Landlord covenants that it has the right to make this Lease for the
term aforesaid, and that if Tenant shall pay all Rent when due and punctually
perform and satisfy all the covenants, terms, conditions and agreements of this
Lease to be performed or satisfied by Tenant, Tenant shall, during the term
hereby created, freely, peaceably, and quietly occupy and enjoy the full
possession of the Premises without molestation or hindrance by Landlord or any
party lawfully claiming through or under Landlord subject, however, to the
provisions of this Lease, including but not limited to the Rules and Regulations
and the provision of Section 24.2 hereof.

      24.2 Landlord hereby reserves to itself and its successors and assigns the
following rights (all of which are hereby consented to by Tenant): (i) to change
the street address and/or name of the Building or the Project and/or the
arrangement and/or location of entrances, passageways, doors, doorways,
corridors, elevators, stairs, toilets, or other public or common parts of the he
Building or the Project; (ii) to erect, use and maintain pipes and conduits in
and through the Project and the Building, including the Premises; (iii) to grant
to anyone the exclusive right to conduct any particular business or undertaking
in the Building or the Project not inconsistent with Tenant's permitted use of
the Premises; (iv) the exclusive right to use and/or lease the roof and the
sidewalks, parking areas (except as otherwise provided herein) and other
exterior areas; (v) the right to resubdivide any Land on which the Building is
located or to combine such Land with other Lands; and (vi) the right, in
connection with any future construction, to relocate or alter any parking areas
that may be designated for Tenant's use. Landlord may exercise any or all of the
foregoing rights without being deemed to be guilty of an eviction, actual or
constructive, or a disturbance or interruption of the business of Tenant or of
Tenant's use or occupancy of the Premises.

                                       27
<PAGE>

      24.3 Tenant acknowledges and agrees that all rights of Tenant to use and
occupy the Premises and all rights, terms and conditions of this Lease are in
respects subject to all applicable zoning and land use restrictions, and to all
covenants, conditions, and restrictions of record. Landlord hereby expressly
reserves the right to subject the Land to industrial or office park covenants,
conditions and restrictions which are intended to ensure the harmonious and
orderly development and use of the Project and to provide for the maintenance
and upkeep of common areas within the complex, and this Lease shall be subject
and subordinate to all such covenants and conditions now or hereafter imposed.
Tenant agrees to observe and be bound by each and every covenant and restriction
to which the Project is now subject or is hereinafter subjected, insofar as any
such covenant or restriction affects the Premises or Tenant's use thereof.

                                   ARTICLE XXV
                               GENERAL PROVISIONS

      25.1 Tenant acknowledges that neither Landlord nor any broker, agent or
employee of Landlord has made any representations or promises with respect to
the Premises, the Building, or the Project, except as herein expressly set
forth, and no rights, privileges, easements or licenses are being acquired by
Tenant except as herein expressly set forth.

      25.2 Nothing contained in this Lease shall be construed as creating a
partnership or joint venture of or between Landlord and Tenant, or to create any
other relationship between the parties hereto other than that of Landlord and
Tenant.

      25.3 Landlord and Tenant each represents and warrants to the other that
neither of them has employed or dealt with any broker, agent or finder in
carrying on the negotiations relating to this Lease except for the broker named
in Section 1.13 hereof. Tenant shall indemnify and hold Landlord harmless from
and against any claim or claims for brokerage or other commissions asserted by
any broker, agent or finder engaged by Tenant or with whom Tenant has dealt,
other than the broker(s) named in the first sentence of this Section.

      25.4 Landlord and Tenant each hereby waives trial by jury in any action,
proceeding, claim or counterclaim brought by either of them against the other in
connection with any matter arising out of or in any way connected with this
Lease, the relationship of Landlord and Tenant hereunder, Tenant's use or
occupancy of the Premises, and/or any claim of injury or damage.

      25.5 All notices or other communications required hereunder shall be in
writing and shall be deemed duly given if delivered in person (with receipt
therefore), or if sent by overnight courier, telegram, or by certified or
registered mail, return receipt requested, postage prepaid, to the following
addresses:

      (i)   if to Landlord:   c/o Ronald Cohen Management Company
                              6500 Rock Spring Drive, Suite 302
                              Bethesda, Maryland  20817

      (ii)   if to Tenant:    Social and Health Services Ltd.
                              11426-11428 Rockville Pike, Suite 100
                              Rockville. MD 20852

Either party may change its address for the giving of notices by written notice
given in accordance with this Section.

                                       28
<PAGE>

      25.6 If any provision of this Lease or the application thereof to any
persons or circumstances shall to any extent be invalid or unenforceable, then,
at Landlord's option, the remainder of this Lease, or the application of such
provision to persons or circumstances other than those as to which it is invalid
or unenforceable, shall not be affected thereby, and each provision of this
Lease shall be valid and enforced to the fullest extent permitted by law, except
that if Tenant's obligation to pay rent hereunder is ever severed from this
Lease, this Lease shall immediately cease and terminate.

      25.7 Feminine or neuter pronouns shall be substituted for those of the
masculine form, and the plural shall be substituted for the singular number, in
any place or places herein in which the context may require such substitution.

      25.8 The provisions of this Lease shall be binding upon, and shall inure
to the benefit of, the parties hereto and each of their respective
representatives, successors and assigns, subject to the provisions hereof
restricting assignment or subletting by Tenant.

      25.9 This Lease contains the entire agreement of the parties hereto and
supersedes all prior agreements, negotiations and discussions between the
parties hereto. Any representation, inducement or agreement that is not
contained in this Lease shall not be of any force or effect. This Lease may not
be modified or changed in whole or in part in any manner other than by an
instrument in writing duly signed by both parties hereto.

      25.10 This Lease shall be governed by and construed in accordance with the
laws of the jurisdiction in which the Building is located.

      25.11 Article and section headings are used herein for the convenience of
references only and shall not be considered when construing or interpreting this
Lease.

      25.12 The submission of any unsigned copy of this document to Tenant for
Tenant's consideration does not constitute an offer to lease the Premises or an
option to or for the Premises. This document shall become effective and binding
only upon the execution and delivery of this Lease by both Landlord and Tenant.

      25.13 Time is of the essence of each provision of this Lease.

      25.14 This Lease is being executed in multiple counterparts, each of which
shall be deemed an original and all of which together shall constitute one and
the same document.

      25.15 This Lease shall not be recorded except that upon the request of
either party hereto, the other party agrees to execute, in recordable form, a
short-form memorandum of this Lease, provided that such memorandum shall not
contain any of the specific rental terms set forth herein. Such memorandum may
be recorded, at Tenant's expense, in the land records of the city or county in
which the Building is located.

      25.16 Landlord reserves the right, without the consent of Tenant, to make
reasonable changes and modifications to the plans and specifications for the
Building or the Project, provided that such changes or modifications do not
materially change the character of the Building.

      25.17 Except as otherwise provided in Section 6.3(a), any additional rent
owed by tenant to Landlord, and any cost, expense, damage or liability incurred
by Landlord for which Tenant is liable to Landlord, shall be paid by Tenant to
Landlord no later than the later of (a) ten (10) days after the date Landlord
notifies Tenant of the amount of such Additional Rent or such cost, expense,
damage or

                                       29
<PAGE>

liability, or (b) the day the next monthly installment of Base Rent is
due. If any payment hereunder is due after the expiration or termination of the
Lease Term, such Additional Rent or such cost, expense, damage or liability
shall be paid by tenant to Landlord not later than ten (10) days after Landlord
notifies Tenant of the amount of such Additional Rent or such cost, expense,
damage or liability.

      25.18 All of Tenant's duties and obligations hereunder, including but not
limited to Tenant's duties and obligations to pay Base Rent, Additional Rent and
the costs, expenses, damages and liabilities incurred by Landlord for which
Tenant is liable, shall survive the expiration or termination of this Lease for
any reason whatsoever.

      25.19 In the event Landlord is in any way delayed, interrupted or
prevented from performing any of its obligations under this Lease, and such
delay, interruption or prevention is due to fire, act of God, governmental act
or failure to act, strike, labor dispute, inability to procure materials, or any
other cause beyond Landlord's reasonable control (whether similar or dissimilar
to the foregoing causes), then the time for performance of the affected
obligation(s) by Landlord shall be excused for the period of the delay and
extended for a period equivalent to the period of such delay, interruption or
prevention.

      25.20 Notwithstanding any provision in this Lease to the contrary, if the
term of this Lease has not commenced within three (3) years after the date of
this Lease, this Lease shall automatically terminate on the third (3rd)
anniversary of the date hereof. The sole purpose of this provision is to avoid
any possible interpretation that this Lease violates the Rule Against
Perpetuities or other rule of law against restraints on alienation.

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

      Subject to the approval of the government contracts offices, if necessary

WITNESS:                             LANDLORD:  NORTH BETHESDA ASSOCIATES
                                                LIMITED PARTNERSHIP

/s/ Jeff Pollock                    By:   /s/ Ronald J. Cohen             (Seal)
----------------------------              --------------------------------
                                          Ronald J. Cohen, General Partner

ATTEST:  (Corporate Seal)           TENANT:  SOCIAL AND HEALTH SERVICES LIMITED

/s/ Ramona E.F. Arnett              By:  /s/ Lewis D. Eigen               (Seal)
----------------------------              --------------------------------
             , Secretary                   Lewis Eigen, President

                                       30
<PAGE>

                                 LEASE ADDENDUM

      The foregoing attached Lease dated February 24, 1995; by and between NORTH
BETHESDA ASSOCIATES LIMITED PARTNERSHIP ("Landlord"), and SOCIAL AND HEALTH
SERVICES LIMITED ("Tenant"), is modified, amended, and/or supplemented as
hereinafter set forth and any language of or provision in said Lease
inconsistent or in conflict with the following, and not herein expressly
referred to, shall be deemed appropriately amended or modified:

1.    Superseded Leases  Landlord and Tenant agree that upon the execution and
      delivery of this Lease, Lease Addendum, and attached Exhibits, the three
      (3) prior leases between Landlord and Tenant dated June 7, 1993, January
      15, 1991, and January 15, 1991, as amended, extended, and otherwise
      modified, which prior leases relate to the original demise of the Premises
      referred to in Exhibit B of this Lease, shall be deemed superseded and of
      no further force or effect. Tenant acknowledges that all of the Premises
      occupied by Tenant at the date of this Lease are accepted by Tenant in
      their "as-is" condition.

2.    Future Expansion  Landlord and Tenant agree that, during the term of this
      Lease, if Landlord and Tenant reach agreement as to the leasing by Tenant
      of additional space in the North Bethesda Office Park (the "Expansion
      Space"), the following provisions shall apply: (a) Tenant shall accept
      such Expansion Space in its "as-is" condition, however, except for
      Expansion Space leased during the last year of the term of this Lease,
      Landlord shall paint and carpet the Expansion Space, using building
      standard materials and selection; (b) the per square foot Base Rent then
      in effect at the time of leasing the Expansion Space shall apply with
      respect to the Expansion Space; (c) the lease term for the Expansion Space
      shall be co-terminous with this Lease, currently set to expire December
      31, 1998; (d) such leasing shall be documented by a letter agreement to be
      signed by Landlord and Tenant, incorporating this Lease by reference, and
      specifying the space to be leased, (e) Landlord and Tenant shall execute a
      revised Exhibit B indicating all of the premises controlled by this Lease,
      and a revised Exhibit C indicating the Base Rent Schedule for such
      Premises; and (f) the Lease Commencement Date for the Expansion Premises
      shall be the earlier of the date which is thirty (30) days after delivery
      of the Expansion Premises to Tenant, or the date on which Tenant commences
      business
<PAGE>

      activities in the Expansion Premises.

3.    Letter of Credit  Modifying the provisions of Section 1.10 of this Lease,
      with respect to any security deposit letter of credit held by Landlord in
      the future, Tenant shall have the right to substitute a certificate of
      deposit or other bank credit instrument for such letter of credit,
      provided that the new instrument to be held by Landlord is subject to
      approval by Landlord's counsel

4.    Tenant Signage  Notwithstanding any provision of this Lease to the
      contrary:

      (a) Landlord agrees that Tenant shall have the right to install, at
      Tenant's sole expense, one (1) sign on 11426-28 Rockville Pike, and one
      (1) sign on 5640 Nicholson Lane, identifying Tenant's Premises and visible
      from the parking lot in front of the Premises. Said signs shall be of the
      specifications attached hereto as Addendum Exhibit 1, and shall be located
      as shown on the photographs attached hereto as Addendum Exhibit 2, subject
      to compliance with all applicable governmental code provisions.

      (b) With respect to any changes to the Building(s) lobby sign directory,
      Tenant shall pay to Landlord the reasonable, competitive cost of such
      changes, with no more than a 10% administrative charge by Landlord.

      (c) Tenant shall be entitled to install for its Premises in 5640 Nicholson
      Lane, at its sole cost, professionally made suite identification signs of
      the specifications attached hereto as Addendum Exhibit 3.

5.    Tenant's Partial Termination Options  Modifying the provisions of section
      1.5 of this Lease, if at any time during the Lease Term the Underlying
      Contract for a particular suite(s) of the Premises (as defined and
      identified on Exhibit B attached hereto and made a part hereof) shall have
      its funds for the continuation of said Underlying Contract's operation
      become unavailable, or if the said Underlying Contract ends and is not
      renewed, or if the said Underlying Contract is terminated in whole or
      substantial part, for cause or for the convenience of the United States
      Government, Tenant shall have the right to partially terminate this Lease
      with respect only to the suite(s) of the Premises designated on Exhibit B
      as having that particular Underlying Contract. In order to exercise such
      termination right, Tenant shall do so by: (a) providing to Landlord ninety
      (90) days prior written notice, and, (b) with respect only to Expansion
      Spaces leased subsequent to the date of this Lease, paying to Landlord a
      sum equal to the unamortized

                                       2
<PAGE>

      costs incurred by Landlord in connection with the leasing of the
      terminated suite(s) of Expansion Space to Tenant and the improvements by
      Landlord to such terminated suite(s); such amortization shall be
      calculated on a monthly, straight line basis over the initial term of the
      Lease for the terminated suites, incorporating an interest rate of two
      percent (2%) above the stated prime rate of interest as publicly announced
      by Nations Bank at the time of termination. In the event of any such
      partial termination by Tenant of this Lease, this Lease shall continue
      uninterrupted and in full force and effect with respect to the balance of
      the Premises.

6.    Late Payment Fee Notwithstanding any provision in the Lease to the
      contrary, in the event Tenant fails to make any payment of Rent or
      Additional Rent within five (5) days of when said payment is due, Tenant
      shall pay a late charge equal to One Hundred Dollars ($100.00) and, at
      Landlord's sole option, said late payment of Rent or Additional Rent shall
      bear interest at the rate of one percent (1%) above the floating prime
      rate of interest as publicly announced from time to time by Nations Bank
      from the due date until paid.

7.    Transfer of Security Deposit  In the event of a sale of the Building and,
      unless Landlord shall have a claim against the Security Deposit, Landlord
      shall transfer any then existing security Deposit to the purchaser for the
      benefit of Tenant, at which time Landlord shall be released by Tenant from
      all liability for the return of the Security Deposit to Tenant.

8     Termination Upon Bankruptcy  In addition to any other rights available to
      Landlord or Tenant under this Lease, Landlord or Tenant, as the case may
      be, may terminate this Lease upon written notice to the other party in the
      event (a) the other party becomes insolvent, as defined in Title 11 of the
      United States Bankruptcy Code, 11 U.S.C. Section 101 et. seq., as amended,
      or any successor statute, or under the insolvency laws of any state,
      district, commonwealth or territory of the United States of America, (b) a
      receiver or custodian is appointed for any or all of the other party's
      property or assets, (c) the other party files a voluntary petition under
      the Bankruptcy Code or any insolvency laws, or (d) there is filed an
      involuntary petition against the other party as the subject debtor under
      the Bankruptcy Code or any insolvency laws, which petition is not stayed
      or dismissed within thirty (30) days of filing or results in issuance of
      an order for relief against the

                                       3
<PAGE>

      debtor.

9.    Underlying Contracts  For purposes of this Lease Agreement: (a) the
      "NCADI" Contract is defined to mean and refer to Tenant's existing
      contract with the Federal office of Substance Abuse Prevention to provide
      certain services and supplies with respect to the National Clearinghouse
      for Alcohol and Drug Information, the term of which contract runs with
      options through 6-29-98; (b) the "MDMS" Contract is defined to mean and
      refer to Tenant's existing contract with the Center for Substance Abuse
      Prevention to provide certain services and supplies with respect to the
      Materials Development and Marketing Support Program, the term of which
      contract runs through 12-15-95; (c) the "NACOA" Contract is defined to
      mean and refer to Tenant's existing contract with National Assoc. of
      Children of Alcoholics to provide certain services and supplies with
      respect to the Support & Administrative Services, the term of which
      contract runs through no term; (d) the "Youth" Contract is defined to mean
      and refer to Tenant's existing contract with Foundation for The Future of
      Youth to provide certain services and supplies with respect to the
      Services & Administrative Support, the term of which contract runs through
      no term; and (e) the "ODPHP" Contract is defined to mean and refer to
      Tenant's existing contract with Office of Disease Prevention & Health
      Promotion to provide certain services and supplies with respect to the
      National Health Information Clearinghouse, the term of which contract runs
      through 11-15-95. (f) the "Cosmos" contract is defined to mean and refer
      to Tenant's existing contract with Cosmos Corporation to provide certain
      services and supplies with respect to the promotion of research findings,
      the term of which contract runs with options through 6-16-98; and (g) the
      "URC" contract is defined to mean and refer to Tenant's existing contract
      with University Research Corporation to provide certain services and
      supplies with respect to training and training materials development, the
      term of which contract runs through 9-29-96.

10.   Hours of Operation  Modifying the provisions of section 15.1 of this
      Lease, Tenant's business hours shall be from 9:00 a. m. (EST) to 6:00 p.m.
      (EST), Monday through Friday; and from 9:00 a.m. (EST) to 1:00 p.m. (EST)
      on Saturday. All heating, ventilating and air-conditioning systems serving
      the Premises, including elevator service and access through the front
      doors of the building shall remain in operation during these

                                       4
<PAGE>

      hours, provided that the front doors of the building may be subject to
      reasonable security systems as long as Tenant's employees shall have
      access to such systems. If Tenant requires building services for overtime
      operation, Landlord shall provide them at Landlord's cost therefor. Tenant
      shall provide Landlord with at least twenty-four (24) hours' prior written
      notice of the need for such services.

11.   Assignment and Subletting  Modifying the provisions of Section 8.1 of this
      Lease, Landlord agrees that Tenant shall have the right to sublet or
      assign a portion of the Leased Premises to Tenant's subcontractors,
      subsidiaries or affiliated companies, provided that Tenant shall, inform
      Landlord of the identity of such sublessee, and provided that at all
      times, remain fully liable for the payment of all rent and additional rent
      and the performance of all of "Tenant's" obligations on this Lease.

12.   Replacement of Light Bulbs  Modifying the provisions of Section 9.1 of
      this Lease, Landlord agrees that it shall replace, at Landlord's expense,
      all light bulbs in Building Standard fixtures in the Premises as may be
      necessary from time to time.

13.   Early Access to Premises  Modifying the provisions of section 11.2 of this
      Lease, in the event of any expansion by Tenant, Landlord agrees that
      Tenant may have access to the Expansion Space prior to the delivery of the
      Expansion Space for purposes of preparing its layout and space planning.
      Landlord shall have the right to have a representative present at such
      time as Tenant is in the Premises for such purpose and Tenant shall have
      public liability insurance in effect at any time it is in the Premises.

14.   Limitation on Operating Charges Pass-Throughs  Landlord agrees that any
      increase in Operating charges pass-throughs, billed to Tenant under
      Article VI of this Lease, shall not exceed five percent (5%) of the
      previous lease year's Operating Charges, exclusive of utility costs and
      snow removal.

15.   Landlord's Response  Landlord agrees that it shall respond to Tenant's
      request for assistance under the terms of this Lease within a reasonable
      period of time following Tenant making such requests of Landlord.

16.   Audit of Expenses  Tenant shall have the right, at the end of each Lease
      Year, to audit Landlord's records with respect to Landlord's Operating
      Charges, insurance and real estate taxes, in order to verify the accuracy
      thereof. Tenant shall give Landlord at least thirty (30) days prior
      written notice of its intention to conduct such audit, which shall be

                                       5
<PAGE>

      at Tenant's sole expense, and which shall be conducted not more often than
      once per year. In the event such audit proves that Tenant has overpaid its
      correct pro rata share of its obligations, such overpayment shall be
      applied against Tenant's Operating Charges obligations next coming due
      under the Lease. In the event such audit proves that Tenant has underpaid
      its correct pro rata share of its obligations, such underpayment shall be
      paid to Landlord within thirty (30) days.

17.   HVAC Capability  Landlord agrees that thermostats shall be set to maintain
      temperatures not less than 65 degrees Fahrenheit during the heating season
      and not greater than 80 degrees Fahrenheit during the cooling season.
      Subject to conditions outside Landlord's control, these temperatures will
      be maintained throughout the Leased Premises and service areas, regardless
      of outside temperatures, during the hours of operation specified in the
      Lease.

18.   Tenant Alterations  Tenant shall not make any alterations, improvements or
      changes (collectively the "Alterations") of any kind to the Premises
      without obtaining the prior written consent of the Landlord in accordance
      with the requirements outlined below, which consent Landlord shall not
      withhold unreasonably as long as Tenant complies with each of the
      conditions and provisions of said requirements; provided, however, that
      Landlord's consent shall not be required for any Alterations costing less
      than Two Thousand Dollars ($2,000.00) and for which a building permit is
      not required. All Alterations shall be completed in a prompt and
      workmanlike manner without materially altering or impairing the character
      or use of the Building. In making any permitted Alterations, Tenant shall,
      at its sole expense, fully comply with all applicable federal, state, and
      local laws, ordinances, and regulations, including the acquisition of
      permits and the payment of fees, as well as any requirements imposed by
      Landlord's insurer. Tenant shall immediately discharge or bond off any
      liens arising from any Alterations.

19.   Construction Indemnity  Notwithstanding any provision in this Lease to the
      contrary, Tenant shall be obligated to reimburse Landlord on demand for
      the cost of any repairs to the Premises, Building or Building grounds
      necessitated by the negligence of Tenant, its agents, servants, employees,
      1icensees, or guests but shall have no obligation to reimburse Landlord
      for repairs or any damage caused to the Premises by any negligent act or
      omission of Landlord.

                                       6
<PAGE>

20.   Assumption of Lease; Novation  Notwithstanding anything to the contrary in
      Article VIII of this Lease, Tenant may, without having to obtain
      Landlord's consent or approval, assign or sublease the Premises to a new
      provider of services under any of the Tenant's Underlying Contracts,
      whether pursuant to a novation agreed to by the United States of America
      (the "Government") or other manner consistent with proper Government
      contracting procedures, provided: (a) Unless specifically provided to the
      contrary in Tenant's novation agreement, or other instrument of conveyance
      acceptable to the Government, Tenant shall remain fully liable as
      principal and not as guarantor or surety for the payment of all Rent and
      Additional Rent, and for the performance of all conditions and covenants
      of this Lease to be performed by Tenant for the full Lease Term, even if
      Landlord accepts Rent from the assignee or subtenant, or in any other
      manner deals with same, (b) The assignee or subtenant agrees in writing to
      assume and be bound by all of Tenant's covenants, obligations,
      responsibilities and liabilities hereunder, and (c) Tenant shall give to
      Landlord advance written notice of such assignment or subletting,
      identifying the sublessee or assignee and the principals thereof. Any
      document evidencing such novation or other manner of assignment or
      subletting shall be of a form acceptable to the Government.

21.   Partial Casualty to Premises  In the event the a suite of the Premises are
      injured or damaged or access thereto shall be inhibited by any casualty so
      as to render them only partially untenantable for Tenant's intended uses
      in the reasonable opinion of the Landlord, Landlord shall restore said
      suite of the Premises to the extent insurance proceeds are available
      therefor, except for Tenant's property and Alterations to the premises, as
      speedily as possible. Landlord shall notify Tenant of its schedule for
      restoration within thirty (30) days of the casualty. In the event (a)
      Landlord does not complete the restoration work within sixty (60) days of
      the casualty, (b) Tenant is unable to operate its business in that portion
      of the suite of the Premises unaffected by the casualty in substantially
      the same manner and at substantially the same level of activity as prior
      to the casualty, and (c) Landlord, upon the request of Tenant, is unable
      to provide Tenant with additional space (equal to the space rendered
      untenantable for Tenant's intended uses by the casualty) within the
      Building or other buildings owned by Landlord adjacent to the Building,
      then until Landlord completes the restoration work, Rent shall

                                       7
<PAGE>

      abate in the same proportion as the square footage of that portion of the
      Premises rendered untenantable for Tenant's intended uses by the casualty
      bears to the total square footage of the Premises hereby leased.

22.   Total Casualty to Premises  If a suite of the Premises are injured or
      damaged or access thereto shall be inhibited by any casualty, to such an
      extent as to render them wholly untenantable for Tenant's intended uses in
      the reasonable opinion of Landlord, then, at the election of either party,
      this Lease shall cease with respect to such suite, and all liability of
      Tenant shall terminate upon surrender of the suite of the Premises to
      Landlord and payment of all Rent due and payable to the date of the damage
      or destruction, provided that if neither party so elects to partially
      terminate this Lease within sixty (60) days following the casualty, then
      this Lease shall continue. In the Event this Lease so continues, Landlord
      shall notify Tenant of Landlord's schedule for restoration within thirty
      (30) days of the earlier to occur of (a) the expiration of said sixty (60)
      day termination period, or (b) the date on which Landlord and Tenant agree
      in writing that each party waives its right to partially terminate this
      Lease pursuant to this paragraph, and Landlord shall restore the suite of
      the Premises as speedily as possible to the extent insurance proceeds are
      available therefor, except for Tenant's property and Alterations to the
      Premises.

23.   Landlord's Default  In the event Landlord shall violate or fail to perform
      any term, covenant or condition of this Lease, which violation or failure
      is not cured within a reasonable period of time after written notice to
      Landlord of same, Tenant shall have all rights and remedies available to
      it under applicable laws.

24.   Unit Cost Adjustments  Landlord agrees that during the term of this Lease,
      the cost to Tenant for repairs or work in the Premises by Landlord shall
      not exceed the costs specified in the Unit Cost Adjustment schedule listed
      below:

                  Unit Cost Adjustments for Improvements and
                        Additions to the Premises

o     The cost per linear foot of office subdividing
      ceiling-high partitioning (including finishing and paint).         $ 33.35

o     The cost per wall mounted fourplex (double duplex)
      120v electrical outlet.                                              94.30

                                       8
<PAGE>

o     The cost per dedicated (separate circuit control)
      electrical fourplex 120v receptacle.                                184.00

o     The cost per dedicated 240v (separate circuit
      control) electrical outlet.                                         287.50

o     The cost per interior door (hung and mounted)
      with finish and paint.                                              253.00

o     The cost per suite entry door (double door)
      installed with finish and paint.                                    632.50

o     The cost per square foot of painting (two coats
      plus primer).                                                          .52

o     The cost per square yard of carpet (replace
      existing carpet grade and color).                                    17.25

o     All phone and computer wiring and installation
      will be the responsibility of the tenant.                        By Tenant

      All the above prices include labor and materials (assume a minimum request
      of five "units"), and must be performed within a reasonable time period.
      There will be a five percent (5%) cap on increases to this chart, which
      increases shall occur no more frequently than once per five (5) year
      period.

25.   Storage Space Landlord and Tenant acknowledge that Tenant is entitled to
      continue its use of storage space at 11426/28 Rockville Pike, on a month
      to month basis, for a payment of One Hundred sixty six and 66/100 Dollars
      ($166.66) per month.

                                       9
<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have executed and sealed this
Lease on or as of the day and year first above written.

WITNESS:                           LANDLORD:

                                   NORTH BETHESDA ASSOCIATES LIMITED PARTNERSHIP

/s/ Jeff Pollock                   By: /s/ Ronald J. Cohen       (SEAL)
--------------------------            ---------------------------
                                      Ronald J. Cohen,
                                      General Partner

ATTEST:  (CORPORATE SEAL)          TENANT:

                                   SOCIAL AND HEALTH SERVICES LIMITED

/s/ Ramona E.F. Arnett             By: /s/ Lewis D. Eigen
--------------------------            ---------------------------
            ,  Secretary              Lewis Eigen, President

                                       10

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