Document:

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                                                                   EXHIBIT 10.11

                                 170 TRACER LANE
                             WALTHAM, MASSACHUSETTS

                          LEASE DATED December 20, 2002

      THIS INSTRUMENT IS AN INDENTURE OF LEASE in which the Landlord and the
Tenant are the parties hereinafter named, and which relates to space in a
certain building (the "Building") known as, and with an address at, 170 Tracer
Lane, Waltham, Massachusetts.

      The parties to this Indenture of Lease hereby agree with each other as
follows:

                                    ARTICLE I

                                 REFERENCE DATA

1.1   SUBJECTS REFERRED TO:

      Each reference in this Lease to any of the following subjects shall be
      construed to incorporate the data stated for that subject in this Article:

      LANDLORD:                             Mortimer B. Zuckerman and Edward H.
                                            Linde, Trustees of Tracer Lane Trust
                                            II under Declaration of Trust dated
                                            May 30, 2000, recorded with the
                                            Middlesex South District Registry of
                                            Deeds in Book 31451, Page 498, but
                                            not individually

      LANDLORD'S ORIGINAL                   c/o Boston Properties Limited
      ADDRESS:                              Partnership
                                            111 Huntington Avenue, Suite 300
                                            Boston, Massachusetts 02199-7610

      LANDLORD'S CONSTRUCTION               Mark Denman
      REPRESENTATIVE:

      TENANT:                               Unica Corporation, a Massachusetts
                                            corporation.

      TENANT'S ORIGINAL                     55 Old Bedford Road
      ADDRESS:                              Lincoln, Massachusetts 01773

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      TENANT'S CONSTRUCTION                 Richard Darer
      REPRESENTATIVE:

      SCHEDULED TERM                        May 1, 2003
      COMMENCEMENT DATE:

      COMMENCEMENT DATE:                    As defined in Sections 2.4 and 3.2

      RENT COMMENCEMENT DATE:               The sixty-first (61st) day
                                            immediately following the
                                            Commencement Date subject, however,
                                            to the provisions of the third
                                            paragraph of Section 2.5 hereof.

      OUTSIDE COMPLETION DATE:              July 1, 2003

      TERM (SOMETIMES CALLED                Sixty (60) calendar months (plus
      THE ORIGINAL TERM):                   the partial month, if any,
                                            immediately following the
                                            Commencement Date), unless extended
                                            or sooner terminated as provided in
                                            this Lease.

      EXTENSION OPTION:                     One (1) period of one (1) year as
                                            provided in and on the terms set
                                            forth in Section 2.4.1 hereof.

      THE SITE:                             That certain parcel of land known as
                                            and numbered 170 Tracer Lane,
                                            Waltham, Middlesex County,
                                            Massachusetts, being more
                                            particularly described in Exhibit A
                                            attached hereto.

      THE BUILDING:                         The three (3) story Building located
                                            on the Site known as and numbered
                                            170 Tracer Lane, Waltham,
                                            Massachusetts. The Building is
                                            appropriately labeled on Exhibit A-1
                                            attached hereto and hereby made a
                                            part hereof.

      THE COMPLEX:                          The Building together with all
                                            parking areas, the Site and all
                                            improvements (including landscaping)
                                            thereon and thereto.

      TENANT'S SPACE:                       The entire second (2nd) floor of the
                                            Building containing 26,460 square
                                            feet of rentable floor area in
                                            accordance with the floor plan

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                                            attached hereto as Exhibit E and
                                            incorporated herein by reference.

      NUMBER OF PARKING                     Ninety-three (93) subject to and
      SPACES:                               upon the terms set forth in Section
                                            2.2.1 hereof.

      ANNUAL FIXED RENT:                    (a) During the Original Term of this
                                            Lease at the annual rate of
                                            $575,505.00 (being the product of
                                            (i) $21.75 and (ii) the "Rentable
                                            Floor Area of Tenant's Space"
                                            (hereinafter defined in this Section
                                            1.1), provided, however, that Annual
                                            Fixed Rent shall not commence until
                                            the Rent Commencement Date
                                            (hereinabove defined in this Section
                                            1.1).

                                            (b) During the extension option
                                            period (if exercised), as determined
                                            pursuant to Section 2.4.1.

      OPERATING EXPENSES:                   As provided in Section 2.6 hereof.

      REAL ESTATE TAXES:                    As provided in Section 2.7 hereof.

      TENANT ELECTRICITY:                   Initially as provided in Section 2.5
                                            subject to adjustment as provided in
                                            Section 2.8 hereof.

      ADDITIONAL RENT:                      All charges and other sums payable
                                            by Tenant as set forth in this
                                            Lease, in addition to Annual Fixed
                                            Rent.

      RENTABLE FLOOR AREA                   26,460 square feet.
      OF TENANT'S SPACE
      (SOMETIMES ALSO
      CALLED RENTABLE FLOOR
      AREA OF THE PREMISES):

      TOTAL RENTABLE FLOOR                  73,258 square feet.
      AREA OF THE BUILDING:

      PERMITTED USE:                        General office purposes.

      INITIAL MINIMUM                       $5,000,000.00 combined single
      LIMITS OF TENANT'S                    limit per occurrence on a per

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      COMMERCIAL GENERAL                    location basis.
      LIABILITY INSURANCE:

      RECOGNIZED BROKERS:                   Insignia ESG
                                            111 Huntington Avenue
                                            Boston, Massachusetts 02199
                                                    and
                                            Cushman & Wakefield
                                            15th Floor
                                            125 Summer Street
                                            Boston, Massachusetts 02110

      SECURITY DEPOSIT:                     $ 287,753.00 subject to and in
                                            accordance with Section 8.20 hereof.

1.2   EXHIBITS. There are incorporated as part of this Lease:

      EXHIBIT A          Description of Site

      EXHIBIT A-1        Site Plan

      EXHIBIT B          Plan of Outside Signage

      EXHIBIT C          Landlord's Schematic Work Plan and Specifications

      EXHIBIT D          Landlord's Services

      EXHIBIT E          Floor Plan

      EXHIBIT E-1        Floor Plan of Allegiance Space

      EXHIBIT E-2        Floor Plan of Authentica Space

      EXHIBIT F          Form of Commencement Date Agreement

      EXHIBIT G          Broker Determination

      EXHIBIT H          Furniture List

1.3   TABLE OF ARTICLES AND SECTIONS

      ARTICLE I-REFERENCE DATA

      1.1   Subjects Referred to

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      1.2    Exhibits

      1.3    Table of Articles and Sections

      ARTICLE II-BUILDING, PREMISES, TERM AND RENT

      2.1    The Premises

      2.1.1. Tenant's Right of First Offer

      2.2    Rights To Use Common Facilities

      2.2.1  Tenant's Parking

      2.2.2. Furniture

      2.3    Landlord's Reservations

      2.4    Original Term

      2.4.1  Extension Option

      2.5    Fixed Rent Payments

      2.6    Operating Expenses

      2.7    Real Estate Taxes

      2.8    Tenant Electricity

      ARTICLE III-CONDITION OF PREMISES; ALTERATIONS

      3.1    Substantial Completion

      3.2    Outside Completion Date

      3.3    General Provisions Applicable to Construction

      3.4    Data Center Work By Tenant and Landlord's Allowance

      3.5    Intentionally Omitted

      3.6    Alterations

      ARTICLE IV-LANDLORD'S COVENANTS; INTERRUPTIONS AND DELAYS

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      4.1   Landlord's Covenants

      4.1.1 Services Furnished by Landlord

      4.1.2 Additional Services Available to Tenant

      4.1.3 Roof, Exterior Wall, Floor Slab and Common Facility Repairs

      4.1.4 Door Signs

      4.1.5 Monument Sign

      4.1.6 Lobby Directory and Tenant's Logo

      4.1.7 Landlord's Insurance

      4.2   Interruptions and Delays in Services and Repairs, etc.

      ARTICLE V-TENANT'S COVENANTS

      5.1   Payments

      5.2   Repair and Yield Up

      5.3   Use

      5.4   Obstructions; Items Visible From Exterior; Rules and Regulations

      5.5   Safety Appliances; Licenses

      5.6   Assignment; Sublease

      5.7   Tenant's Indemnity and Insurance

      5.7.1 Landlord's Indemnity

      5.8   Personal Property at Tenant's Risk

      5.9   Right of Entry

      5.10  Floor Load; Prevention of Vibration and Noise

      5.11  Personal Property Taxes

      5.12  Compliance with Laws

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      5.13  Payment of Litigation Expenses

      ARTICLE VI-CASUALTY AND TAKING

      6.1   Damage Resulting from Casualty

      6.2   Uninsured Casualty

      6.3   Rights of Termination for Taking

      6.4   Award

      ARTICLE VII-DEFAULT

      7.1   Tenant's Default

      7.2   Landlord's Default

      ARTICLE VIII-MISCELLANEOUS PROVISIONS

      8.1   Extra Hazardous Use

      8.2   Waiver

      8.3   Cumulative Remedies

      8.4   Quiet Enjoyment

      8.5   Notice To Mortgagee and Ground Lessor

      8.6   Assignment of Rents

      8.7   Surrender

      8.8   Brokerage

      8.9   Invalidity of Particular Provisions

      8.10  Provisions Binding, Etc.

      8.11  Recording

      8.12  Notices

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      8.13  When Lease Becomes Binding

      8.14  Section Headings

      8.15  Rights of Mortgagee

      8.16  Status Reports and Financial Statements

      8.17  Self-Help

      8.18  Holding Over

      8.19  Non-Subrogation

      8.20  Security Deposit

      8.21  Food Service

      8.22  Late Payment

      8.23  Tenant's Payments

      8.24  Waiver of Trial by Jury

      8.25  Governing Law

                                   ARTICLE II

                        BUILDING, PREMISES, TERM AND RENT

2.1   THE PREMISES. Landlord hereby demises and leases to Tenant, and Tenant
      hereby hires and accepts from Landlord, Tenant's Space in the Building
      excluding exterior faces of exterior walls, the common stairways and
      stairwells, elevators and elevator wells, fan rooms, electric and
      telephone closets, janitor closets, and pipes, ducts, conduits, wires and
      appurtenant fixtures serving exclusively, or in common, other parts of the
      Building, and if Tenant's Space includes less than the entire rentable
      area of any floor, excluding the common corridors, elevator lobbies and
      toilets located on such floor.

      Tenant's Space with such exclusions is hereinafter referred to as the
      "Premises". The term "Building" means the Building identified on the first
      page, and which is the subject of this Lease; the term "Site" means all,
      and also any part of the Land described in Exhibit A, plus any additions
      or reductions thereto resulting from the change of any abutting street
      line and all parking areas and structures. The term "Property" means the
      Building and the Site.

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      2.1.1. Tenant's Right of First Offer. (A) As of the date hereof, (i)the
      entire third floor space in the Building as shown on Exhibit E-1 (the
      "Allegiance Space") is leased to Allegiance Telecom Company Worldwide
      ("Allegiance") and (ii) the portion of the first floor space in the
      Building as shown on Exhibit E-2 (the "Authentica Space") is leased to
      Authentica, Inc.,("Authentica"). The Allegiance Space and the Authentica
      Space are hereinafter sometimes collectively called the "Offering Space."
      The existing lease to Allegiance and the terms thereof including, but not
      limited to, the original term thereof, options to extend the term thereof,
      rights of the first offer, rights of the first refusal, and any other
      types of expansion options and rights and any amendments thereto is
      hereinafter called the "Allegiance Lease." The existing lease to
      Authentica and the terms thereof including, but not limited to, the
      original term thereof, options to extend the term thereof, rights of first
      offer, rights of first refusal, any other types of expansion options and
      rights and amendments thereto is hereinafter called the "Authentica
      Lease." Each of Allegiance (and its successors and assigns) and Authentica
      (and its successors and assigns) is hereinafter individually referred to
      as an "Existing Tenant" as the context admits and Allegiance and
      Authentica and their successors and assigns are hereinafter collectively
      sometimes called the "Existing Tenants." The Allegiance Lease is sometimes
      called an "Existing Lease" and the Authentica Lease is sometimes called an
      Existing Lease and the Authentica Lease is sometimes called an Existing
      Lease and the Allegiance Lease and the Authentica Lease are hereinafter
      collectively sometimes called the "Existing Leases." The rights of Tenant
      under this Section 2.1.1. are hereby made subject and subordinate to the
      Existing Leases and the rights of the Existing Tenants thereunder, which
      rights are prior to the rights of Tenant under this Section
      notwithstanding that amendments to the Existing Leases may be executed
      subsequent to the date of this Lease.

      (B) Subject to the provisions of Section 2.1.1 (A) above and to Conditions
      1 through 5 set forth in subsection (C) below, Tenant shall have the right
      of first offer to lease the Offering Space when the Offering Space shall
      be deemed "Available for Lease" (hereinafter defined). The applicable
      Offering Space shall be deemed Available for Lease when Landlord has
      determined that the applicable Existing Tenant therefor will not extend or
      renew the term of the applicable Existing Leases. Within a reasonable time
      after Landlord has determined that a particular Offering Space is
      Available for Lease (but prior to leasing such particular Offering Space
      to a third party), Landlord shall advise Tenant in writing (the "Advice")
      of the particular Offering Space (and the rentable square footage thereof
      that is so Available for Lease and the business terms (including, but not
      limited to, the annual fixed rent, operating cost base, real estate tax
      base, electricity provision, parking rights, and security deposit) under
      which Landlord is prepared to lease such particular Offering Space to
      Tenant for the remainder of the Lease Term (as it may be extended), which
      terms shall reflect and include the "Annual Market Rent" (hereinafter
      defined) as solely determined by Landlord. The Annual Market Rent shall be
      the annual fair market rent for such particular Offering Space as solely
      determined by Landlord as of the date when the same becomes so Available
      for Lease based on the use of such particular Offering Space as first
      class office space utilizing properties of a similar

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      character within the Boston West Suburban market.

            If Tenant wishes to exercise Tenant's right of first offer as to the
      particular Offering Space which is the subject of Landlord's Advice,
      Tenant shall do so, if at all, by giving Landlord written notice
      ("Tenant's Election Notice") of Tenant's desire to lease the entire amount
      of such particular Offering Space (it being agreed that Tenant has no
      right to lease less than the entire amount of such particular Offering
      Space which is so Available for Lease) on the terms provided herein within
      fifteen (15) days after receipt of Landlord's Advice to Tenant, time being
      of the essence (the "Acceptance Period"). If Tenant shall timely give a
      Tenant's Election Notice, the same shall constitute an agreement to enter
      into an instrument in writing to lease such particular Offering Space upon
      all of the same terms and conditions in this Lease except for (i) the
      provisions of this Section and (ii) the Annual Fixed Rent, operating cost
      base, the real estate tax base, electricity provision, parking rights, the
      security deposit and other business terms which shall be equal to or be,
      as the case may be, those quoted by Landlord in Landlord's Advice to
      Tenant but shall include those which are set forth in subsection (D)
      below. If within the Acceptance Period Tenant shall not so exercise such
      right as to the particular Offering Space which is the subject of
      Landlord's Advice, Tenant shall have no further right of first offer
      hereunder as to (or any other right to lease) such particular Offering
      Space and Landlord shall be free to enter into a lease or leases of such
      particular Offering Space or portions thereof with any other prospective
      Tenant or Tenants upon terms and conditions as Landlord shall determine,
      in its sole discretion, which terms may include rights or options to
      extend the lease term(s) or to expand the size of the premises under such
      lease or leases.

      (C) Notwithstanding any other provision of this Section 2.1.1., Tenant
      shall have no right of first offer under this Section 2.1.1 (or any other
      right to lease such particular Offering Space) and Landlord need not
      provide Tenant with an Advice if:

            1. Tenant is in default under this Lease at the time Landlord would
            otherwise deliver the Advice; or

            2. the Premises, or any portion thereof, is sublet (except for
            subleases of not more than 5,000 square feet of rentable floor area
            in the aggregate under all such subleases and except in connection
            with a sublease under Section 5.6.1. hereof) at the time Landlord
            would otherwise deliver the Advice;

            3. this Lease has been assigned (except in connection with an
            assignment under Section 5.6.1 hereof) prior to the date Landlord
            would otherwise deliver the Advice; or

            4. the Offering Space is not intended for the exclusive use of
            Tenant during the Lease Term; or

            5. the Existing Tenant in the Offering Space is interested in
            extending or

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            renewing its lease for the Offering Space or entering into a new
            lease for such Offering Space.

      (D) The applicable Offering Space (including existing improvements, if
      any) shall be accepted by Tenant in its condition and as-built
      configuration existing on the earlier of (i) the date Tenant takes
      possession of the applicable Offering Space or (ii) as of the date the
      term for such applicable Offering Space commences. Further, the provisions
      of this Section 2.1.1 or Sections 2.2.2, 3.1, 3.2 and 3.4 shall not be
      applicable to any Offering Space. Tenant acknowledges and agrees that
      Landlord shall have no obligation to make any improvements or perform any
      work in the applicable Offering Space. In addition, the term for the
      applicable Offering Space shall commence on the commencement date stated
      in the Landlord's Advice to Tenant and such Offering Space shall be
      considered a part of the Premises under this Lease provided that all of
      the terms stated in Landlord's Advice shall govern Tenant's leasing of the
      applicable Offering Space and only to the extent that they do not conflict
      with Landlord's Advice or the provisions of this subsection (D), the terms
      and conditions of this Lease shall apply to the applicable Offering Space.

            If Tenant shall exercise any such right of first offer and if,
      thereafter, the then occupant of the premises with respect to which Tenant
      shall have so exercised such right wrongfully fails to deliver possession
      of such premises at the time when its tenancy is scheduled to expire,
      commencement of the term of Tenant's occupancy and lease of such
      additional space shall, in the event of such holding over by such
      occupant, be deferred until possession of additional space is delivered to
      Tenant; provided, however, that if Landlord shall not deliver such
      premises within two hundred and ten (210) days following the execution by
      Landlord and Tenant of the lease amendment memorializing the addition of
      the applicable Offering Space, Tenant shall have the right by written
      notice given to Landlord within ten (10) days thereafter to terminate its
      leasing of the applicable Offering Space ("Tenant's Termination Notice").
      Time is of the essence with respect to the giving of a Tenant's
      Termination Notice. The failure of the then occupant of such premises to
      so vacate and/or Tenant giving a Tenant's Termination Notice shall not
      constitute or default or breach by Landlord and shall not give Tenant any
      right to terminate this Lease or to deduct from, offset against or
      withhold Annual Fixed Rent or any Additional Rent (or any portions
      thereof).

      (E) Notwithstanding any other provision set forth in this Section 2.1.1,
      in no event shall Tenant have any rights under this Section 2.1.1 on or
      after the date twelve (12) months prior to the expiration of the original
      term of the Lease and Landlord shall have no obligation to give any
      Landlord's Advice to Tenant on or after the date twelve (12) months prior
      to the expiration of the original term of this Lease.

2.2   RIGHTS TO USE COMMON FACILITIES. Subject to Landlord's right to change or
      alter any of the following in Landlord's discretion as herein provided,
      Tenant shall have, as appurtenant to the Premises, the non- exclusive
      right to use in common with others, subject to reasonable rules of general
      applicability to tenants of the Building from time to

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      time made by Landlord of which Tenant is given notice (a) the common
      lobbies, corridors, stairways, elevators and loading area of the Building,
      and the pipes, ducts, conduits, wires and appurtenant meters and equipment
      serving the Premises in common with others, (b) common walkways and
      driveways necessary for access to the Building, and (c) if the Premises
      include less than the entire rentable floor area of any floor, the common
      toilets, corridors and elevator lobby of such floor. Notwithstanding
      anything to the contrary herein, Landlord has no obligation to allow any
      particular telecommunication service provider to have access to the
      Building or to the Premises except as may be required by applicable law.
      If Landlord permits such access, Landlord may condition such access upon
      the payment to Landlord by the service provider of fees assessed by
      Landlord in its sole discretion.

2.2.1 TENANT'S PARKING. In addition, Tenant shall have the right to use in the
      parking area the Number of Parking Spaces (referred to in Section 1.1) for
      the parking of automobiles, in common with use by other tenants from time
      to time of the Complex, provided, Landlord shall not be obligated to
      furnish stalls or spaces in the parking area specifically designated for
      Tenant's use. Tenant covenants and agrees that it and all persons claiming
      by, through and under it, shall at all times abide by all reasonable rules
      and regulations promulgated by Landlord with respect to the use of the
      parking areas on the Site. The parking privileges granted herein are
      nontransferable except to a permitted assignee or subtenant as provided in
      Section 5.6 through Section 5.6.6. Further, Landlord assumes no
      responsibility whatsoever for loss or damage due to fire, theft or
      otherwise to any automobile(s) parked on the Site or to any personal
      property therein, however caused, and Tenant covenants and agrees, upon
      request from Landlord from time to time, to notify its officers,
      employees, agents and invitees of such limitation of liability. Tenant
      acknowledges and agrees that a license only is hereby granted, and no
      bailment is intended or shall be created.

2.2.2 FURNITURE. Landlord and Tenant acknowledge that as of the date of this
      Lease, the furniture listed on Exhibit G attached hereto is in the
      Premises (the "Furniture"). In consideration for the terms set forth in
      this Lease, Landlord agrees to allow Tenant to utilize such Furniture
      during the Lease Term and Tenant agrees to maintain the same in good order
      and condition reasonable wear and tear expected and Tenant, at its sole
      cost and expense, shall insure the Furniture against all risks. Landlord
      makes no representation as to the fitness or suitability of such Furniture
      for Tenant's purposes. Landlord shall have no obligation for the
      maintenance, repair, or replacement of any such Furniture. Upon the
      expiration of earlier termination of the Lease Term, Tenant shall yield
      such Furniture to Landlord in the condition required herein.

2.3   LANDLORD'S RESERVATIONS. Landlord reserves the right from time to time,
      without unreasonable interference with Tenant's use: (a) to install, use,
      maintain, repair, replace and relocate for service to the Premises and
      other parts of the Building, or either, pipes, ducts, conduits, wires and
      appurtenant fixtures, wherever located in the Premises or Building, and
      (b) to alter or relocate any other common facility, provided that
      substitutions are substantially equivalent or better. Installations,
      replacements and

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      relocations referred to in clause (a) above shall be located so far as
      practicable in the central core area of the Building, above ceiling
      surfaces, below floor surfaces or within perimeter walls of the Premises.

2.4   HABENDUM. Tenant shall have and hold the Premises for a period commencing
      on the earlier of (a) that date on which the Premises are ready for
      occupancy as in Section 3.1 provided, but in no event prior to the
      Scheduled Term Commencement Date, or (b) that date on which Tenant
      commences occupancy of any portion of the Premises for the Permitted Uses
      whether before or after the Scheduled Term Commencement Date, and
      continuing for the Term unless sooner terminated as provided in Article VI
      or Article VII or unless extended as provided in Section 2.4.1.

      As soon as may be convenient after the date has been determined on which
      the Term commences as aforesaid, Landlord and Tenant agree to join with
      each other in the execution of a written Declaration, in the form of
      Exhibit F, in which the date on which the Term commences as aforesaid and
      the Term of this Lease shall be stated. If Tenant shall fail to execute
      such Declaration, the Commencement Date and Lease Term shall be as
      reasonably determined by Landlord in accordance with the terms of this
      Lease.

2.4.1 EXTENSION OPTION (A) On the conditions (which conditions Landlord may
      waive by written notice to Tenant) that at the time of exercise of the
      option to extend and at the commencement date of the extension option
      period (i) there exists no Event of Default (defined in Section 7.1), (ii)
      this Lease is still in full force and effect and (iii) Tenant has neither
      assigned this Lease nor sublet the Premises (except for an assignment or
      subletting permitted without Landlord's consent under Section 5.6.1 hereof
      and except for other subleases of not more than 5,000 square feet of
      rentable floor area in the aggregate under all such subleases), Tenant
      shall have the right to extend the Term hereof upon all the same terms,
      conditions, covenants and agreements herein contained (except for the
      Annual Fixed Rent which shall be adjusted during the option period as
      hereinbelow set forth) for one (1) period of one (1) year as hereinafter
      set forth. The option period is sometimes herein referred to as the
      "Extended Term". Notwithstanding any implication to the contrary Landlord
      has no obligation to make any additional payment to Tenant in respect of
      any construction allowance or the like or to perform any work to the
      Premises as a result of the exercise by Tenant of any such option.

      (B) If Tenant desires to exercise the option to extend the Term, then
      Tenant shall give notice (the "Exercise Notice") to Landlord, not earlier
      than twelve (12) months nor later than ten (10) months prior to the
      expiration of the Original Term exercising such option to extend. Promptly
      after Landlord's receipt of the Exercise Notice Landlord shall provide
      Landlord's quotation of a proposed Annual Fixed Rent which shall represent
      a rate that is equal to the fair market rent for the entire Premises for
      the Extended Term ("Landlord's Rent Quotation"). If at the expiration of
      thirty (30) days after the date when Landlord provides such quotation to
      Tenant (the "Negotiation Period"), Landlord and Tenant have not reached
      agreement on a determination of an Annual Fixed Rent for the Extended Term
      and executed a written instrument memorializing the extension of the

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      Term of the Lease pursuant to such agreement on the Annual Fixed Rent for
      the Extended Term, then Landlord and Tenant agree that the determination
      of the Prevailing Market Rent shall be made a Broker Determination (as
      defined in Exhibit G) for the entire Premises for the Extended Term, which
      Broker Determination shall be made in the manner set forth in Exhibit G.

      (C) If Landlord and Tenant have not reached agreement at the expiration of
      the Negotiation Period on a determination of the Annual Fixed Rent for the
      Extended Term, then the Annual Fixed Rent for the entire Premises for the
      Extended Term shall be the greater of (i) the Prevailing Market Rent as
      determined by the Broker Determination and (ii) product of (a) the
      Rentable Floor Area of the Premises on the commencement of the Extended
      Term of (b) the $21.75 annual fixed rent rate.

      (D) Upon the giving of the Exercise Notice by Tenant to Landlord
      exercising Tenant's option to extend the Lease Term for the Extended Term
      in accordance with the provisions of subsection (B) above, this Lease and
      the Lease Term hereof shall be extended, for the Extended Term, without
      the necessity for the execution of any additional documents, except that
      Landlord and Tenant agree to enter into an instrument in writing setting
      forth the Annual Fixed Rent for the Extended Term but the failure to so
      enter into such a written instrument shall not negate the exercise of the
      option to extend. Notwithstanding anything herein contained to the
      contrary, in no event shall the Lease Term hereof be extended for more
      than one (1) year after the expiration of the Original Term hereof.

2.5   FIXED RENT PAYMENTS. Tenant agrees to pay to Landlord, or as directed by
      Landlord, at Landlord's Original Address specified in Section 1.1 hereof,
      or at such other place as Landlord shall from time to time designate by
      notice, (1) (a) on the Rent Commencement Date (defined in Section 1.1
      hereof) and thereafter monthly, in advance, on the first day of each and
      every calendar month during the Original Term, a sum equal to one twelfth
      (1/12th) of the Annual Fixed Rent (sometimes hereinafter referred to as
      "fixed rent") and (1) (b) on the Commencement Date and thereafter monthly,
      in advance, on the first day of each and every calendar month during the
      Original Term, a sum equal to one twelfth (1/12th) of $1.90 per annum for
      each square foot of Rentable Floor Area of Tenant's Space for electricity
      provided in, and subject to increase pursuant to Section 2.8 and (2) on
      the first day of each and every calendar month during the extension option
      period (if exercised), a sum equal to (a) one twelfth (1/12th) of the
      annual fixed rent as determined in Section 2.4.1 for the extension option
      period plus (b) then applicable monthly electricity charges (subject to
      increase for electricity as provided in Section 2.8 hereof). Until notice
      of some other designation is given, fixed rent and all other charges for
      which provision is herein made shall be paid by remittance to or for the
      order of Boston Properties Limited Partnership, Agents at P.O. Box 3557,
      Boston, Massachusetts 02241-3557, and all remittances received by Boston
      Properties Limited Partnership, as Agents as aforesaid, or by any
      subsequently designated recipient, shall be treated as payment to
      Landlord.

                                     - 14 -
<PAGE>

      Annual Fixed Rent for any partial month shall be paid by Tenant to
      Landlord at such rate on a pro rata basis, and, if the Rent Commencement
      Date is a day other than the first day of a calendar month, the first
      payment of Annual Fixed Rent which Tenant shall make to Landlord shall be
      a payment equal to a proportionate part of such monthly Annual Fixed Rent
      for the partial month from the Rent Commencement Date to the first day of
      the succeeding calendar month.

      In the event that Tenant commences occupancy of any portion of the
      Premises for the Permitted Uses prior to the Scheduled Term Commencement
      Date ("Tenant's Occupancy Commencement Date"), the Rent Commencement Date
      shall be the sixty first (61st) day immediately following the Tenant's
      Occupancy Commencement Date. In addition, beginning on the Rent
      Commencement Date determined as provided in the preceding sentence and
      continuing for the number of days equal to the number of days between the
      Tenant's Occupancy Commencement Date and the Scheduled Term Commencement
      (the "Applicable Number of Days"), as to fixed rent only, Tenant shall
      only be obligated to pay fixed rent at the rate of one half (1/2) of the
      contract fixed rent calculated on a daily basis for the Applicable Number
      of Days.

      Additional Rent payable by Tenant on a monthly basis, as hereinafter
      provided, likewise shall be prorated, and the first payment on account
      thereof shall be determined in similar fashion but shall commence on the
      Commencement Date; and other provisions of this Lease calling for monthly
      payments shall be read as incorporating this undertaking by Tenant.

      Notwithstanding that the payment of Annual Fixed Rent payable by Tenant to
      Landlord shall not commence until the Rent Commencement Date, Tenant shall
      be subject to, and shall comply with, all other provisions of this Lease
      as and at the times provided in this Lease.

      The Annual Fixed Rent and all other charges for which provision is herein
      made shall be paid by Tenant to Landlord, without offset, deduction or
      abatement except as otherwise specifically set forth in this Lease.

2.6   OPERATING EXPENSES. "Landlord's Operating Expenses" means the cost of
      operation of the Building and the Site which shall exclude costs of
      special services rendered to tenants (including Tenant) for which a
      separate charge is made, but shall include, without limitation, the
      following: premiums for insurance carried with respect to the Building and
      the Site (including, without limitation, liability insurance, insurance
      against loss in case of fire or casualty and insurance of monthly
      installments of fixed rent and any Additional Rent which may be due under
      this Lease and other leases of space in the Building for not more than 12
      months in the case of both fixed rent and Additional Rent and if there be
      any first mortgage of the Property, including such insurance as may be
      required by the holder of such first mortgage); compensation and all
      fringe benefits, worker's compensation insurance premiums and payroll
      taxes paid to, for or with respect to all persons engaged in the
      operating, maintaining or cleaning of the Building or Site,

                                     - 15 -
<PAGE>

      water, sewer, gas, oil and telephone charges (excluding utility charges
      separately chargeable to tenants for additional or special services); cost
      of building and cleaning supplies and equipment; cost of maintenance,
      cleaning and repairs (other than repairs not properly chargeable against
      income or reimbursed from contractors under guarantees); cost of snow
      removal and care of landscaping; payments under service contracts with
      independent contractors; management fees at reasonable rates consistent
      with the type of occupancy and the service rendered; and all other
      reasonable and necessary expenses paid in connection with the operation,
      cleaning and maintenance of the Building and the Site and properly
      chargeable against income, provided, however, there shall be included (a)
      depreciation for capital expenditures made by Landlord (i) to reduce
      Landlord's Operating Expenses if Landlord shall have reasonably determined
      that the annual reduction in Landlord's Operating Expenses shall exceed
      depreciation therefor or (ii) to comply with applicable laws, rules,
      regulations, requirements, statutes, ordinances, by-laws and court
      decisions of all public authorities which are now or hereafter in force;
      plus (b) in the case of both (i) and (ii) an interest factor, reasonably
      determined by Landlord, as being the interest rate then charged for long
      term mortgages by institutional lenders on like properties within the
      locality in which the Building is located; depreciation in the case of
      both (i) and (ii) shall be determined by dividing the original cost of
      such capital expenditure by the number of years of useful life of the
      capital item acquired and the useful life shall be reasonably determined
      by Landlord in accordance with generally accepted accounting principles
      and practices in effect at the time of acquisition of the capital item.

      Notwithstanding the foregoing, the following shall be excluded from
      Landlord's Operating Expenses:

      (1)   All capital expenditures and depreciation, except as otherwise
            explicitly provided above;

      (2)   Leasing fees or commissions, advertising and promotional expenses,
            legal fees, the cost of tenant improvements, build out allowances,
            moving expenses, assumption of rent under existing leases and other
            concessions incurred in connection with leasing space in the
            Building;

      (3)   Interest or indebtedness, debt amortization, ground rent, and
            refinancing costs for any mortgage or ground lease of the Building
            or the Site;

      (4)   Legal, auditing, consulting and professional fees and other cost,
            (other than those legal, auditing, consulting and professional fees
            and other costs incurred in connection with the normal and routine
            maintenance and operation of the Building and/or the Site) paid or
            incurred in connection with financings, refinancings, or sales of
            any of Landlord's interest in the Building or the Site;

      (5)   Real estate taxes, provided that real estate taxes shall be payable
            as provided in Section 2.7;

                                     - 16 -
<PAGE>

      (6)   The cost of any item or service to the extent to which Landlord is
            actually reimbursed or compensated by insurance, any tenant, or any
            third party;

      (7)   The cost of the repairs or replacements incurred by reason of fire
            or other casualty or condemnation other than costs not in excess of
            the deductible on any insurance maintained by Landlord which
            provides a recovery for such repair or replacement;

      (8)   Any advertising, promotional or marketing expenses for the Building;

      (9)   The cost of any service or materials provided by any party related
            to Landlord, to the extent such costs exceed the reasonable cost for
            such service or materials absent such relationship in buildings
            similar to the Building in the vicinity of the Building;

      (10)  Penalties and interest for late payment of any obligations of
            Landlord, including without limitation, taxes, insurance, equipment
            leases and other past due amounts;

      (11)  Contributions to charitable organizations

      (12)  Salaries or other compensation paid to employees above the grade of
            Building Manager;

      (13)  The cost of testing, remediation or removal of Hazardous Materials"
            (as defined in Section 5.3) in the Building or on the Site required
            by "Hazardous Materials Laws" (as defined in Section 5.3) unless
            caused by Tenant or its contractors, subcontractors, agents,
            employees, or invitees;

      (14)  Legal fees or other expenses incurred in connection with negotiating
            and enforcing leases with tenants in the Building;

      (15)  Depreciation except as specifically otherwise expressly provided in
            this Lease.

      "Operating Expenses Allocable to the Premises" shall mean the same
      proportion of Landlord's Operating Expenses for and pertaining to the
      Building and the Site as the Rentable Floor Area of Tenant's Space bears
      to the Total Rentable Floor Area of the Building.

      "Base Operating Expenses" means Landlord's Operating Expenses (as
      hereinabove defined) for calendar year 2002 (being the period from January
      1, 2002 through December 31, 2002). Base Operating Expenses shall not
      include market-wide cost increases due to extraordinary circumstances,
      including but not limited to Force Majeure (as defined in Section 6.1),
      conservation surcharges, boycotts, strikes, embargoes or shortages.

                                     - 17 -
<PAGE>

      "Base Operating Expenses Allocable to the Premises" means the same
      proportion of Base Operating Expenses for and pertaining to the Building
      and the Site as the Rentable Floor area of Tenant's Space bears to the
      Rentable Floor Area of the Building.

      If with respect to any calendar year falling within the Term, or fraction
      of a calendar year falling within the Term at the beginning or end
      thereof, the Operating Expenses Allocable to the Premises for a full
      calendar year exceed Base Operating Expenses Allocable to the Premises or
      for any such fraction of a calendar year exceed the corresponding fraction
      of Base Operating Expenses Allocable to the Premises then, Tenant shall
      pay to Landlord, as Additional Rent, the amount of such excess. Such
      payments shall be made at the times and in the manner hereinafter provided
      in this Section 2.6.

      Not later than one hundred and twenty (120) days after the end of the
      first calendar year or fraction thereof ending December 31 and of each
      succeeding calendar year during the Term or fraction thereof at the end of
      the Term, Landlord shall render Tenant a statement in reasonable detail
      and according to usual accounting practices certified by a representative
      of Landlord, showing for the preceding calendar year or fraction thereof,
      as the case may be, Base Operating Expenses, Landlord's Operating Expenses
      and Operating Expenses Allocable to the Premises. Said statement to be
      rendered to Tenant shall also show for the preceding year or fraction
      thereof as the case may be the amounts of operating expenses already paid
      by Tenant as Additional Rent, and the amount of operating expenses
      remaining due from, or overpaid by, Tenant for the year or other period
      covered by the statement. Within thirty (30) days after the date of
      delivery of such statement, Tenant shall pay to Landlord the balance of
      the amounts, if any, required to be paid pursuant to the above provisions
      of this Section 2.6 with respect to the preceding year or fraction
      thereof, or Landlord shall credit any amounts due from it to Tenant
      pursuant to the above provisions of this Section 2.6 against (i) monthly
      installments of fixed rent next thereafter coming due or (ii) any sums
      then due from Tenant to Landlord under this Lease (or refund such portion
      of the overpayment as aforesaid if the Term has ended and Tenant has no
      further obligation to Landlord).

      In addition, Tenant shall make payments monthly on account of Tenant's
      share of increases in Landlord's Operating Expenses anticipated for the
      then current year at the time and in the fashion herein provided for the
      payment of fixed rent. The amount to be paid to Landlord shall be an
      amount reasonably estimated annually by Landlord to be sufficient to
      cover, in the aggregate, a sum equal to Tenant's share of such increases
      in operating expenses for each calendar year during the Term.

      Notwithstanding the foregoing provisions, no decrease in Landlord's
      Operating Expenses shall result in a reduction of the amount otherwise
      payable by Tenant if and to the extent said decrease is attributable to
      vacancies in the Building rather than to any other causes.

      In the event that on the average less than ninety-five percent (95%) of
      the Rentable Floor Area of the Building is leased during any calendar year
      during the Lease Term (including, without limitation, calendar year 2002
      for purposes of calculating Base Operating

                                     - 18 -
<PAGE>

      Expenses), Landlord's Operating Expenses for such calendar year shall be
      determined by Landlord to be an amount equal to the Landlord's Operating
      Expenses which would normally be expected to have been charged had
      ninety-five percent (95%) of the Rentable Floor Area of the Building been
      leased during such calendar year

      Upon no less than ten (10) business days prior notice to Landlord, Tenant,
      at Tenant's expense, may examine Landlord's books and records regarding
      such statement at any reasonable time specified by Landlord during
      Landlord's business hours at a place designated by Landlord, but Landlord
      need not retain such books or records for more than three (3) years after
      the close of the applicable calendar year. Tenant shall hold such books
      and records in confidence and not disclose the same to any other party,
      including, without limitation, any other tenant in the Building. Landlord
      shall cooperate with any such examination and shall promptly make such
      records available to Tenant and Tenant's accountant. Such audit right must
      be exercised within 60 days following Tenant's receipt of Landlord's
      annual reconciliation or other statement showing Landlord's determination
      of the Operating Expenses. Any such review or audit shall be limited to
      the year reflected in such statement and the Base Year, and for comparison
      purposes only, Tenant shall have the right to compare the Operating
      Statements for the year in question with the Operating Expenses for the
      immediately preceding three (3) calendar years. In the event the audit
      shows an over-payment, or mischarged amount, then Landlord shall grant
      Tenant a rent credit in the amount previously paid by Tenant or if this
      Lease has expired or terminated Landlord shall pay to Tenant such amount
      (less any monies owned to Landlord under this Lease), which obligation
      shall survive such termination or expiration. All costs for any such audit
      shall be paid by Tenant, unless the amount of the discrepancy is
      identified to be more than ten percent (10%) in which event Landlord shall
      pay for the costs of the audit. In no event shall Tenant employ or
      otherwise use or engage the services of any person, firm, consultant,
      accountant, advisor, agent or other representative to perform such audit
      whose fee or compensation is based in whole or in part on a percentage of
      the amount disputed or on a percentage of overpayment or savings or on any
      contingent basis.

2.7   REAL ESTATE TAXES. If with respect to any full Tax Year or fraction of a
      Tax Year falling within the Term, Landlord's Tax Expenses Allocable to the
      Premises as hereinafter defined for a full Tax Year exceed Base Taxes
      Allocable to the Premises then, on or before the thirtieth (30th) day
      following receipt by Tenant of the certified statement referred to below
      in this Section 2.7, then Tenant shall pay to Landlord, as Additional
      Rent, the amount of such excess. Not later than ninety (90) days after
      Landlord's Tax Expenses Allocable to the Premises are determined for the
      first such Tax Year or fraction thereof and for each succeeding Tax Year
      or fraction thereof during the Term, Landlord shall render Tenant a
      statement in reasonable detail certified by a representative of Landlord
      showing for the preceding year or fraction thereof, as the case may be,
      real estate taxes on the Building and the Site and abatements and refunds
      of any taxes and assessments. Expenditures for legal fees and for other
      expenses incurred in obtaining the tax refund or abatement may be charged
      against the tax refund or abatement before the adjustments are made for
      the Tax Year. Said statement to be rendered to Tenant shall also

                                     - 19 -
<PAGE>

      show for the preceding year or fraction thereof as the case may be the
      amounts of real estate taxes already paid by Tenant as Additional Rent,
      and the amount of real estate taxes remaining due from, or overpaid by,
      Tenant for the year or other period covered by the statement. Within
      thirty (30) days after the date of delivery of the foregoing statement,
      Tenant shall pay to Landlord the balance of the amounts, if any, required
      to be paid pursuant to the above provisions of this Section 2.7 with
      respect to the preceding year or fraction thereof, or Landlord shall
      credit any amounts due from it to Tenant pursuant to the provisions of
      this Section 2.7 against (i) monthly installments of fixed rent next
      thereafter coming due or (ii) any sums then due from Tenant to Landlord
      under this Lease (or refund such portion of the over-payment as aforesaid
      if the Term has ended and Tenant has no further obligation to Landlord).

      In addition, payments by Tenant on account of increases in real estate
      taxes anticipated for the then current year shall be made monthly at the
      time and in the fashion herein provided for the payment of fixed rent. The
      amount so to be paid to Landlord shall be an amount reasonably estimated
      by Landlord to be sufficient to provide Landlord, in the aggregate, a sum
      equal to Tenant's share of such increases, at least ten (10) days before
      the day on which such payments by Landlord would become delinquent.

      To the extent that real estate taxes shall be payable to the taxing
      authority in installments with respect to periods less than a Tax Year,
      the foregoing statement shall be rendered and payments made on account of
      such installments. Notwithstanding the foregoing provisions, no decrease
      in Landlord's Tax Expenses with respect to any Tax Year shall result in a
      reduction of the amount otherwise payable by Tenant if and to the extent
      said decrease is attributable to vacancies in the Building or partial
      completion of the Building rather than to any other causes.

      Terms used herein are defined as follows:

            (i)   "Tax Year" means the twelve-month period beginning July 1 each
                  year during the Term or if the appropriate governmental tax
                  fiscal period shall begin on any date other than July 1, such
                  other date.

            (ii)  "Landlord's Tax Expenses Allocable to the Premises" shall mean
                  the same proportion of Landlord's Tax Expenses for and
                  pertaining to the Building and the Site as the Rentable Floor
                  Area of Tenant's Space bears to the Total Rentable Floor Area
                  of the Building.

            (iii) "Landlord's Tax Expenses" with respect to any Tax Year means
                  the aggregate real estate taxes on the Building and Site with
                  respect to that tax Year, reduced by any abatement receipts
                  with respect to that Tax Year.

            (iv)  "Base Taxes" means Landlord's Tax Expenses (as hereinabove
                  defined) for fiscal year 2002 (being the period from July 1,
                  2001 through June 30, 2002).

                                     - 20 -
<PAGE>

            (v)   "Base Taxes Allocable to the Premises" means the same
                  proportion of Base Taxes for and pertaining to the Building
                  and the Site as the Rentable Floor Area of Tenant's Space
                  bears to the Total Rentable Floor Area of the Building.

            (vi)  "Real estate taxes" means all taxes and special assessments of
                  every kind and nature and user fees and other like fees
                  assessed by any governmental authority on the Building or Site
                  which the Landlord shall become obligated to pay because of or
                  in connection with the ownership, leasing and operation of the
                  Site, the Building and the Property and reasonable expenses of
                  any formal or informal proceedings for negotiation or
                  abatement of taxes. The amount of special taxes or special
                  assessments to be included shall be limited to the amount of
                  the installment (plus any interest, other than penalty
                  interest, payable thereon) of such special tax or special
                  assessment required to be paid during the year in respect of
                  which such taxes are being determined. There shall be excluded
                  from such taxes all income, estate, succession, inheritance
                  and transfer taxes; provided, however, that if at any time
                  during the Term the present system of ad valorem taxation of
                  real property shall be changed so that in lieu of the whole or
                  any part of the ad valorem tax on real property there shall be
                  assessed on Landlord a capital levy or other tax on the gross
                  rents received with respect to the Site or Building or
                  Property, or a federal, state, county, municipal, or other
                  local income, franchise, excise or similar tax, assessment,
                  levy or charge (distinct from any now in effect in the
                  jurisdiction in which the Property is located) measured by or
                  based, in whole or in part, upon any such gross rents, then
                  any and all of such taxes, assessments, levies or charges, to
                  the extent so measured or based, shall be deemed to be
                  included within the term "real estate taxes" but only to the
                  extent that the same would be payable if the Site and Building
                  were the only property of Landlord.

            (vii) If during the Lease Term the Tax Year is changed by applicable
                  law to less than a full 12-month period, the Base Taxes and
                  Base Taxes Allocable to the Premises shall each be
                  proportionately reduced.

2.8   TENANT ELECTRICITY. Tenant shall pay to Landlord, as Additional Rent,
      Tenant's Proportionate Share (hereinafter defined) of the cost incurred by
      the Landlord in furnishing electricity and heating, ventilating, and air
      conditioning ("HVAC") to the Building and the Site, including common areas
      and facilities and space occupied by tenants, (but expressly excluding
      utility charges separately chargeable to tenants for additional or special
      services and except as provided in the last sentence of this paragraph),
      and Tenant shall pay on account thereof, at the time that monthly
      installments of Annual Fixed Rent are due and payable, as Additional Rent,
      an amount equal to 1/12th (prorated for any partial month) of the amount
      estimated by Landlord from time to time

                                     - 21 -
<PAGE>

      as the Tenant's Proportionate Share of the annual cost thereof. If with
      respect to any calendar year falling within the Term or fraction of a
      calendar year falling within the Term at the beginning or end thereof, the
      Tenant's Proportionate Share of the cost of furnishing electricity and
      HVAC to the Building and the Site exceeds the amounts payable on account
      thereof, then Tenant shall pay to Landlord, as Additional Rent, on or
      before the thirtieth (30th) day following receipt by Tenant of the
      statement referred to below in this Section 2.8, Tenant's Proportionate
      Share of the amount of such excess. For and with respect to the
      electricity and HVAC of the Building, the Tenant's Proportionate Share
      shall be a fraction, the numerator of which is the Rentable Floor Area of
      Tenant's Space and denominator of which is the Total Rentable Floor Area
      of the Building, and for and with respect to the electricity for the Site
      the Tenant's Proportionate Share shall be a fraction, the numerator of
      which is the Rentable Floor Area of Tenant's Space and denominator of
      which is the Total Rentable Floor Area of the Building. Notwithstanding
      anything contained in Section 2.5 and in this Section 2.8 or elsewhere in
      this Lease, in the event that Tenant installs and or uses any special,
      supplemental or additional HVAC equipment or has any above normal building
      hours requirements for HVAC, Tenant shall pay the entire cost of
      electricity therefor on terms specified by Landlord.

      Not later than one hundred twenty (120) days after the end of the first
      calendar year or fraction thereof ending December 31 and of each
      succeeding calendar year during the Term or fraction thereof at the end of
      the Term, Landlord shall render Tenant a reasonably detailed accounting
      certified by a representative of Landlord showing for the preceding
      calendar year, or fraction thereof, as the case may be, the costs of
      furnishing electricity and HVAC to the Building and the Site. Said
      statement to be rendered to Tenant also shall show for the preceding year
      or fraction thereof, as the case may be, the amount already paid by Tenant
      on account of electricity and HVAC, and the amount remaining due from, or
      overpaid by, Tenant for the year or other period covered by the statement.

                                   ARTICLE III

                       CONDITION OF PREMISES; ALTERATIONS

3.1   SUBSTANTIAL COMPLETION.

      (A) Attached hereto as Exhibit C is a schematic work plan (the "Plan") and
      accompanying specification (the "Specifications") showing in schematic
      fashion and also describing the detail pursuant to which the Premises will
      be built out and improved for Tenant's occupancy. The Plan and
      Specifications are collectively called the "Plans." Tenant hereby approves
      the Plans and acknowledges that they show in schematic fashion the work.
      Landlord and Tenant hereby agree that upon the terms and conditions herein
      set forth, Landlord shall build out and improve the Premises consistent
      with the scope of work shown on the Plan and set forth in the
      Specifications using materials and construction methods as determined by
      Landlord ("Landlord's Work"). In no event shall

                                     - 22 -
<PAGE>

      Landlord's Work exceed the scope shown on the Plan and set forth in the
      Specifications. Without limiting the generality of the foregoing sentence,
      in no event shall Landlord have any responsibility for the installation or
      connection of Tenant's computer, telephone, other communication equipment,
      systems or wiring. Based on the aforesaid Plans, Landlord will prepare or
      cause to be prepared construction plans and accompanying specifications
      (if needed) for Landlord's Work consistent with the Plans. Said
      construction plans and specifications will be submitted by Landlord to
      Tenant and Tenant shall have the limited right to approve same for
      consistency with the Plans, such approval not to be unreasonably withheld,
      delayed, or conditioned. If Tenant does not respond to Landlord within
      three (3) business days after receipt of the construction plans and
      specifications from Landlord, Tenant shall be deemed to have approved
      same.

      (B) Subject to delays due to Force Majeure, as defined in Section 6.1,
      Landlord shall use reasonable speed and diligence in the performance of
      Landlord's Work, but Tenant shall have no claim against Landlord for
      failure so to complete construction of Landlord's Work in the Premises,
      except for the right to terminate this Lease, without further liability to
      either party, in accordance with the provisions hereinafter specified in
      Section 3.2.

      The Premises shall be treated as having been substantially completed and
      be deemed ready for Tenant's occupancy on the later of:

      (a)   The date on which Landlord's Work, together with common facilities
            for access and services to the Premises, has been completed (or
            would have been completed except for Tenant Delay) except for items
            of work and adjustment of equipment and fixtures which can be
            completed after occupancy has been taken without causing substantial
            interference with Tenant's use of the Premises (i.e. so-called
            "punch list" items) and items of work for which there is a long lead
            time in obtaining the materials therefor or which are specially or
            specifically manufactured, produced or milled for the work in or to
            the Premises and require additional time for receipt or installation
            ("long lead" items), or

      (b)   The date when permission has been obtained from the applicable
            governmental authority, to the extent required by law, for occupancy
            by Tenant of the Premises for the Permitted Use.

                                     - 23 -
<PAGE>

      Landlord shall complete as soon as conditions practically permit all items
      and work excepted by Section 3.1(B)(a) above, and Tenant shall cooperate
      with Landlord in providing access as may be required to complete such work
      in a normal manner. Landlord shall permit Tenant access for installing
      Tenant's trade fixtures in portions of the Premises and for wiring its
      computer system prior to substantial completion when all of the same can
      be done without material interference with remaining work or with the
      maintenance of harmonious labor relations. In the event of any dispute as
      to the date on which Landlord's Work has been completed as described in
      subsection 3.1(B)(a) above, the reasonable determination of Landlord's
      architect as to such date shall be deemed conclusive and binding on both
      Landlord and Tenant.

      Tenant agrees that no delay by it, or anyone employed by it, in performing
      work to prepare the Premises for occupancy (including, without limitation,
      the work in installing Tenant's trade fixtures) (collectively a "Tenant
      Delay") shall delay commencement of the Term or the obligation to pay
      rent, regardless of the reason for such delay or whether or not it is
      within the control of Tenant or any such employee, and Landlord's Work
      shall be deemed completed as of the date when the same would have been
      substantially completed except for Tenant Delay, as determined by Landlord
      in the exercise of its good faith business judgment. Nothing contained in
      this paragraph shall limit or qualify or prejudice any other covenants,
      agreements, terms, provisions and conditions contained in this Lease.

3.2   OUTSIDE COMPLETION DATE.

      If Landlord shall have failed substantially to complete Landlord's Work in
      the Premises described in the Plans on or before the Outside Completion
      Date as defined in Section 1.1 hereof (which date shall be extended
      automatically for such periods of time as Landlord is prevented from
      proceeding with or completing the same by reason of Force Majeure as
      defined in Section 6.1) Tenant shall have the right to terminate this
      Lease by giving notice to Landlord of Tenant's desire to do so before such
      completion and within the time period from the Outside Completion Date (as
      so extended) until the date which is thirty (30) days subsequent to the
      Outside Completion Date (as so extended); and, upon the giving of such
      notice, the term of this Lease shall cease and come to an end without
      further liability or obligation on the part of either party unless, within
      thirty (30) days after receipt of such notice, Landlord substantially
      completes Landlord's Work; and such right of termination shall be Tenant's
      sole and exclusive remedy for Landlord's failure so to complete Landlord's
      Work within such time. Each day of Tenant Delay shall be deemed
      conclusively to cause an equivalent day of delay by Landlord in
      substantially completing Landlord's Work pursuant to Section 3.1, and
      thereby automatically extend for each such equivalent day of delay the
      date of the Outside Completion Date.

3.3   GENERAL PROVISIONS APPLICABLE TO CONSTRUCTION.

      All construction work required or permitted by this Lease shall be done in
      a good and workmanlike manner and in compliance with all applicable laws,
      ordinances, rules,

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<PAGE>

      regulations, statutes, by-laws, court decisions, and orders and
      requirements of all public authorities ("Legal Requirements") and all
      requirements of insurers of the Building ("Insurance Requirements"). All
      of Tenant's work shall be coordinated with any work being performed by or
      for Landlord and in such manner as to maintain harmonious labor relations.
      Each party may inspect the work of the other at reasonable times and shall
      promptly give notice of observed defects. Each party authorizes the other
      to rely in connection with design and construction upon approval and other
      actions on the party's behalf by any Construction Representative of the
      party named in Section 1.1 or any person hereafter designated in
      substitution or addition by notice to the party relying. Except as
      otherwise provided in Article IV, any work required of Landlord pursuant
      to this Article III shall be deemed approved by Tenant when Tenant
      commences occupancy of the Premises for the Permitted Use, except for
      items which are then uncompleted (including punch list items and long lead
      items) and as to which Tenant shall have given Landlord notice prior to
      such date.

3.4   DATA CENTER WORK AND LANDLORD'S ALLOWANCE.

      Provided that Tenant is not in default under this Lease, Tenant shall have
      the right, at its sole cost and expense and in accordance with plans and
      specifications first approved by Landlord in accordance with Section 3.6
      hereof, to perform work in Tenant's data center within the Premises
      reducing the size thereof ("Tenant's Data Center Work"). Within ten (10)
      business days after Landlord's receipt of a request by Tenant, Landlord
      shall deliver a set of the plans of the Tenant's Data Center then
      available to Landlord. Tenant's Data Center Work shall be performed in a
      good and workmanlike manner and in compliance with the requirements of
      this lease including, without limitation, the requirements set forth in
      Sections 3.3 and 3.6 hereof. Landlord shall provide to Tenant a special
      allowance respecting Tenant's Data Center Work in the amount not to exceed
      $25,000.00 (the "Data Center Work Allowance"). The Tenant Data Center Work
      Allowance shall be used and applied by Tenant solely on account of the
      cost of Tenant's Work and not more than $5,000.00 in third party design
      fees actually incurred by Tenant in connection with the Tenant's Data
      Center Work (the "Applicable Design Fees"). Provided that the Tenant (i)
      has opened for business in the Premises, (ii) has completed all of the
      Tenant's Data Center Work in accordance with the terms of this Lease, has
      paid for all of the Tenant's Data Center Work in full and has delivered to
      Landlord lien waivers from all persons who might have a lien as a result
      of such work, in recordable form, (iii) has executed the Commencement Date
      Agreement in the form annexed hereto as Exhibit E, (iv) has delivered to
      Landlord its certificate as to the cost of such Tenant's Data Center Work
      together with evidence thereof in the form of paid invoices, receipts and
      the like, (v) has satisfied the requirements of (i) through (iv) above and
      made request for such payment not earlier than the first day of the
      twenty-fifth (25th) full calendar month of the Lease Term and not later
      than the last day of the thirty-sixth (36th) full calendar month of the
      Lease Term, (vi) is not otherwise in default under this Lease, and (vii)
      there are no liens (unless bonded to the reasonable satisfaction of
      Landlord) against Tenant's interest in the Lease or against the Building
      or the Site arising out of Tenant's Data Center Work and no litigation
      affecting or otherwise relating to the Premises in which Tenant is a
      party, then within thirty (30) days after the satisfaction of the
      foregoing conditions, the Landlord shall pay to the

                                     - 25 -
<PAGE>

      Tenant the lesser of the amount of such costs so certified or the amount
      of the Data Center Work Allowance. For the purposes hereof, the cost to be
      so reimbursed by Landlord shall include the cost of leasehold improvements
      but not the cost of any of Tenant's personal property, trade fixtures or
      trade equipment or any so-called soft costs (except, however, for the
      Applicable Design Fees). Notwithstanding the foregoing, Landlord shall be
      under no obligation to apply any portion of the Data Center Work Allowance
      for any purposes other than as provided in this Section 3.4, nor shall
      Landlord be deemed to have assumed any obligations, in whole or in part,
      of Tenant to any contractors, subcontractors, suppliers, workmen or
      materialmen. Further, except for the Applicable Design Fees, in no event
      shall Landlord be required to make application of any portion of the Data
      Center Work Allowance on account of any architectural, engineering, space
      planning and/or supervisory fees, overhead, management fees or other
      payments to Tenant, or any partner or affiliate of Tenant. In the event
      that such cost of Tenant's Data Center Work is less than the Tenant Data
      Center Work Allowance, Tenant shall not be entitled to any payment or
      credit nor shall there be any application of the same toward Annual Fixed
      Rent or Additional Rent owed by Tenant under this Lease. Landlord shall be
      entitled to deduct from the Tenant Data Center Work Allowance an amount
      equal to the third party expenses incurred by Landlord not to exceed
      $1,000.00 to review Tenant's plans for the proposed Tenant's Data Center
      Work and to review the actual Tenant's Work.

3.5   INTENTIONALLY OMITTED.

3.6   ALTERATIONS. Tenant shall not make alterations and additions to Tenant's
      space except in accordance with plans and specifications therefor first
      approved by Landlord, which approval shall not be unreasonably withheld.
      However, Landlord's determination of matters relating to aesthetic issues
      relating to alterations, additions or improvements which are visible
      outside the Premises shall be in Landlord's sole discretion. Without
      limiting such standard Landlord shall not be deemed unreasonable for
      withholding approval of any alterations or additions (including, without
      limitation, any alterations or additions to be performed by Tenant under
      Section 3.1) which (a) in Landlord's opinion might adversely affect any
      structural or exterior element of the Building, any area or element
      outside of the Premises, or any facility serving any area of the Building
      outside of the Premises, or (b) involve or affect the exterior design,
      size, height, or other exterior dimensions of the Building or (c) will
      require unusual expense to readapt the Premises to normal office use on
      Lease termination or expiration or increase the cost of construction or of
      insurance or taxes on the Building or of the services called for by
      Section 4.1 unless Tenant first gives assurance acceptable to Landlord for
      payment of such increased cost and that such readaptation will be made
      prior to such termination or expiration without expense to Landlord, (d)
      enlarge the Rentable Floor Area of the Premises, or (e) are inconsistent,
      in Landlord's judgment, with alterations satisfying Landlord's standards
      for new alterations in the Building. Landlord's review and approval of any
      such plans and specifications and consent to perform work described
      therein shall not be deemed an agreement by Landlord that such plans,
      specifications and work conform with applicable Legal Requirements and
      Insurance Requirements nor deemed a waiver of Tenant's

                                     - 26 -
<PAGE>

      obligations under this Lease with respect to applicable Legal Requirements
      and Insurance Requirements nor impose any liability or obligation upon
      Landlord with respect to the completeness, design sufficiency or
      compliance of such plans, specifications and work with applicable Legal
      Requirements and Insurance Requirements. Within thirty (30) days after
      receipt of an invoice from Landlord, Tenant shall reimburse Landlord for
      the third party costs and expenses incurred by Landlord to review Tenant's
      plans and Tenant's work but in no event more than $1,000.00 for each
      alteration project proposed by Tenant. All alterations and additions shall
      be part of the Building unless and until Landlord shall specify the same
      for removal pursuant to Section 5.2 except for any additions, alterations,
      or other improvements which Tenant requests to remain in the Premises in
      Tenant's notice seeking Landlord's consent (which notice shall
      specifically refer to this Section 3.6) and for which Landlord
      specifically agrees in writing may remain in the Premises. All of Tenant's
      alterations and additions and installation of furnishings shall be
      coordinated with any work being performed by Landlord and in such manner
      as to maintain harmonious labor relations and not to damage the Buildings
      or Site or interfere with construction or operation of the Buildings and
      other improvements to the Site and, except for installation of
      furnishings, shall be performed by Landlord's general contractor or by
      contractors or workers first approved by Landlord. Except for work by
      Landlord's general contractor, Tenant, before its work is started, shall
      secure all licenses and permits necessary therefor; deliver to Landlord a
      statement of the names of all its contractors and subcontractors and the
      estimated cost of all labor and material to be furnished by them and
      security satisfactory to Landlord protecting Landlord against liens
      arising out of the furnishing of such labor and material; and cause each
      contractor to carry workmen's compensation insurance in statutory amounts
      covering all the contractor's and subcontractor's employees and commercial
      general liability insurance or comprehensive general liability insurance
      with a broad form comprehensive liability endorsement with such limits as
      Landlord may reasonably require, but in no event less than $2,000,000.00
      combined single limit per occurrence on a per location basis (all such
      insurance to be written in companies approved by Landlord and naming and
      insuring Landlord and Landlord's managing agent as additional insureds and
      insuring Tenant as well as the contractors), and to deliver to Landlord
      certificates of all such insurance. Tenant agrees to pay promptly when due
      the entire cost of any work done on the Premises by Tenant, its agents,
      employees, or independent contractors, and not to cause or permit any
      liens for labor or materials performed or furnished in connection
      therewith to attach to the Premises or the Buildings or the Site and
      immediately to discharge any such liens which may so attach. Tenant shall
      pay, as Additional Rent, 100% of any real estate taxes on the Complex
      which shall, at any time after commencement of the Term, result from any
      alteration, addition or improvement to the Premises made by Tenant.

3.6.1 Notwithstanding the terms of Section 3.6, Tenant shall have the right,
      without obtaining the prior consent of Landlord, to make alterations,
      additions or improvements to the Premises where:

            (i)   the same are within the interior of the Premises within the
                  Building, and do not affect the exterior of the Premises and
                  the Building (including no

                                     - 27 -
<PAGE>

                  signs on the window);

            (ii)  the same do not affect the roof, walls, any structural element
                  of the Building, the mechanical, electrical, plumbing,
                  heating, ventilating, air-conditioning and fire protection
                  systems of the Building;

            (iii) the cost of any individual alteration, addition, or
                  improvement shall not exceed $2,500.00 and the aggregate cost
                  of said alterations, additions or improvements made by Tenant
                  during the Lease Term shall not exceed $10,000.00 in cost; and

            (iv)  Tenant shall comply with the provisions of this Lease and if
                  such work increases the cost of insurance or taxes or of
                  services, Tenant shall pay for any such increase in cost;

provided, however, that Tenant shall, within fifteen (15) days after the making
of such changes, send to Landlord plans and specifications describing the same
in reasonable detail and provided further that Landlord, by notice to Tenant
given at least twenty (20) days prior to the expiration or earlier termination
of the Lease Term, may require Tenant to restore the Premises to its condition
prior to such alteration, addition or improvement at the expiration or earlier
termination of the Lease Term.

                                   ARTICLE IV

                 LANDLORD'S COVENANTS; INTERRUPTIONS AND DELAYS

4.1   LANDLORD COVENANTS:

4.1.1 SERVICES FURNISHED BY LANDLORD. To furnish services, utilities, facilities
      and supplies set forth in Exhibit D equal to those customarily provided by
      landlords in high quality buildings in the Boston West Suburban Market
      subject to escalation reimbursement in accordance with Section 2.6.

4.1.2 ADDITIONAL SERVICES AVAILABLE TO TENANT. To furnish, at Tenant's expense,
      reasonable additional Building operation services which are usual and
      customary in similar office buildings in the Boston West Suburban Market
      upon reasonable advance request of Tenant at reasonable and equitable
      rates from time to time established by Landlord. Tenant agrees to pay to
      Landlord, as Additional Rent, the cost of any such additional Building
      services requested by Tenant and for the cost of any additions,
      alterations, improvements or other work performed by Landlord in the
      Premises at the request of Tenant within thirty (30) days after being
      billed therefor.

4.1.3 ROOF, EXTERIOR WALL, FLOOR SLAB AND COMMON FACILITY REPAIRS.

                                     - 28 -
<PAGE>

      Except for (a) normal and reasonable wear and use and (b) damage caused by
      fire and casualty and by eminent domain, and except as otherwise provided
      in Article VI and subject to the escalation provisions of Section 2.6, (i)
      to make such repairs to the roof, exterior walls, floor slabs and common
      areas and facilities as may be necessary to keep them in serviceable
      condition and (ii) to maintain the Building (exclusive of Tenant's
      responsibilities under this Lease) in a first class manner comparable to
      the maintenance of similar properties in the Boston West Suburban Market.

4.1.4 DOOR SIGNS. To provide and install, at Landlord's expense, letters or
      numerals on the entrance doors to the Premises to identify Tenant's
      official name and Building address; all such letters and numerals shall be
      in the building standard graphics and no others shall be used or permitted
      on the Premises.

4.1.5 EXTERIOR SIGNAGE. Subject to Landlord obtaining all requisite governmental
      approvals therefor, Landlord, at its sole cost and expense, shall
      construct the signage substantially in the location and substantially as
      shown on Exhibit B attached hereto. Subsequent to the initial construction
      thereof, Landlord shall have the right to change the signs including
      without limitation the graphics and identification on, and the location
      of, the signs. The sign shown as number 7 on Exhibit B shall contain the
      name of Tenant and may contain the names of other tenants and occupants
      from time to time of the Building.

4.1.6 LOBBY DIRECTORY; TENANT'S VESTIBULE SIGN; AND TENANT'S SECOND FLOOR SIGN.

      (A) Landlord, at its sole cost and expense, shall provide a Building
      Directory sign in the main lobby of the Building which shall be of a size,
      design and in a location selected by Landlord. Such directory shall be for
      all tenants of the Building and Tenant shall have the right to one (1)
      slot or line identifying Tenant's location in the Building. In addition,
      Landlord, at Landlord's sole cost and expense, shall install one (1) sign
      identifying Tenant at the end of the vestibule within the main lobby of
      the Building. The location, size, style and all other design features
      shall be as determined by Landlord in its sole discretion. The foregoing
      vestibule signage shall only be available to Tenant but shall be in common
      with rights of other tenants from time to time in the Building to have
      signage in that area.

      (B) Further, Tenant shall have the non-exclusive right, at its sole cost
      and expense, to install one (1) wall-mounted sign on the second floor of
      the Building. The location, size, style and other design features of such
      sign shall be as mutually agreed to by Landlord and Tenant.
      Notwithstanding the first sentence of this Section 4.1.6(B), if Tenant
      shall timely deliver signage information to Landlord prior to Landlord
      commencing Landlord's Work under Section 3.1 and if Landlord and Tenant
      shall mutually agree to the matters set forth in the preceding sentence,
      Landlord shall initially install such sign at Landlord's cost. Such sign
      shall be maintained by Tenant, at its sole cost and expense; shall be
      removed at the expiration or earlier termination of this Lease; and shall
      only be for the use and benefit of Tenant.

                                     - 29 -
<PAGE>

4.1.7 LANDLORD'S INSURANCE Landlord shall carry at all times during the Term of
      this Lease (i) commercial general liability insurance with respect to the
      Building in an amount as determined by Landlord from time to time, (ii)
      insurance against loss or damage with respect to the Buildings covered by
      the so-called "all risk" type insurance coverage in an amount equal to at
      least the replacement value of the Building. Landlord may also maintain
      such other insurance as may from time to time be required by a mortgagee
      holding a mortgage lien on the Building. Further, Landlord may also
      maintain such insurance against loss of annual fixed rent and additional
      rent and such other risks and perils as Landlord deems proper. Any and all
      such insurance (i) may be maintained under a blanket policy affecting
      other properties of Landlord and/or its affiliated business organizations,
      (ii) may be written with deductibles as determined by Landlord and (iii)
      shall be subject to escalation reimbursement in accordance with Section
      2.6.

4.2   INTERRUPTIONS AND DELAYS IN SERVICES AND REPAIRS, ETC. (A) Landlord shall
      not be liable to Tenant for any compensation or reduction of rent by
      reason of inconvenience or annoyance or for loss of business arising from
      the necessity of Landlord or its agents entering the Premises for any of
      the purposes in this Lease authorized, or for repairing the Premises or
      any portion of the Building however the necessity may occur. In case
      Landlord is prevented or delayed from making any repairs, alterations or
      improvements, or furnishing any services or performing any other covenant
      or duty to be performed on Landlord's part, by reason of any cause
      reasonably beyond Landlord's control, including without limitation the
      causes set forth in Section 3.2 hereof as being reasonably beyond
      Landlord's control, Landlord shall not be liable to Tenant therefor, nor,
      except as expressly otherwise provided in Article VI, shall Tenant be
      entitled to any abatement or reduction of rent by reason thereof, nor
      shall the same give rise to a claim in Tenant's favor that such failure
      constitutes actual or constructive, total or partial, eviction from the
      Premises.

      (B) Tenant acknowledges that (i) any one or more of the "Essential
      Services And Systems" (hereinafter defined) may be interrupted or
      suspended by reason of accident, repair, alterations or improvements
      necessary to be made or by other causes, and (ii) except as hereinafter
      specifically set forth, Landlord shall not be liable therefor. In the
      event that any of the Essential Services And Systems are interrupted or
      suspended as aforesaid, (a) Landlord shall use reasonable efforts to
      "Restore" (as hereinafter defined) such of the Essential Services And
      Systems as were so interrupted or suspended as soon as reasonably
      possible, and (b) if the Essential Services And Systems as were so
      interrupted is (are) not so Restored within five (5) consecutive days
      after the date of such interruption or suspension, then to the extent that
      Tenant cannot reasonably use all or part of the Premises, Annual Fixed
      Rent and other charges payable under this Lease shall equitably abate (but
      only to the extent of and equal to an amount not greater than the
      "Insurance Amount" (hereinafter defined in subsection (C) below)) as to
      such part effective on the sixth (6th) day after the date of such
      interruption or suspension and shall continue abated until such Essential
      Service And System is so Restored.

                                     - 30 -
<PAGE>

      The "Essential Services And Systems" consist of the following:

            (i)   The use of all passenger elevators which service the Premises
                  (the "Applicable Passenger Elevators"); and

            (ii)  The base building heating, ventilating and air-conditioning
                  system of the Building serving the Premises but excluding any
                  separate or supplemental heating, ventilating and/or
                  air-conditioning systems or equipment installed by or for
                  Tenant (herein called the "Applicable HVAC Service And
                  Equipment")' and

            (iii) The base building portion of the electrical system of the
                  Building owned by Landlord and excluding any supplemental
                  electrical equipment owned by or installed for Tenant (the
                  "Electrical Service And Equipment of Landlord").

      In the event the Applicable Passenger Elevators are rendered inoperable
      and, therefore, all passenger elevator service to the Premises is
      interrupted or suspended, the term "Restored" shall mean that at least one
      (1) of the Applicable Passenger Elevators is rendered operable for service
      to the Premises. In the event the Applicable HVAC Service And Equipment is
      rendered inoperable, the term "Restored" shall mean the rendering of the
      Applicable HVAC Service And Equipment operable to serve the Premises. In
      the event the Electrical Service And Equipment of Landlord is rendered
      inoperable, the term "Restored" shall mean rendering the Electrical
      Service And Equipment of Landlord operable to serve the Premises.

      The provisions of this subparagraph (B) shall not apply in the case of
      damage caused by any fire or other casualty or damage caused as a result
      of any taking under the power of eminent domain, Tenant acknowledging and
      agreeing that the provisions of Article VI of this Lease shall exclusively
      control and govern in the case of fire, other casualty or taking under the
      power of eminent domain. Landlord agrees to maintain insurance of monthly
      installments of fixed rent and additional rent for not more than twelve
      (12) months.

      (C) The "Insurance Amount" shall be an amount equal to the payment
      actually received by Landlord (but only allocable to and on account of the
      Premises) for such shut down of electricity service to the Premises from
      Landlord's insurance carrier providing such loss of rents insurance less
      the amount of any deductive contained in such loss of rents insurance
      coverage. Notwithstanding anything herein contained to the contrary, in no
      event shall any of the events referred to in this Section give rise to a
      claim in Tenant's favor that such failure constitutes actual or
      constructive, total or partial, eviction form the Premises.

      (D) Landlord reserves the right to stop any service or utility system,
      when necessary by reason of accident or emergency, or until necessary
      repairs have been completed; provided, however, that in each instance of
      stoppage, Landlord shall exercise reasonable

                                     - 31 -
<PAGE>

      diligence to eliminate the cause thereof. Except in case of emergency
      repairs, Landlord will give Tenant reasonable advance notice of any
      contemplated stoppage and will use reasonable efforts to avoid unnecessary
      inconvenience to Tenant by reason thereof.

                                    ARTICLE V

                               TENANT'S COVENANTS

      Tenant covenants during the term and such further time as Tenant occupies
      any part of the Premises:

5.1   PAYMENTS. To pay when due all fixed rent and Additional Rent and all
      charges for utility services rendered to the Premises (except as otherwise
      provided in Exhibit D) and, further, as Additional Rent, all charges for
      additional services rendered pursuant to Section 4.1.2.

5.2   REPAIR AND YIELD UP. Except as otherwise provided in Article VI and
      Section 4.1.3, to keep the Premises in good order, repair and condition,
      reasonable wear and tear only excepted, and all glass in windows (except
      glass in exterior walls unless the damage thereto is attributable to
      Tenant's negligence or misuse) and doors of the Premises whole and in good
      condition with glass of the same type and quality as that injured or
      broken, damage by fire or taking under the power of eminent domain only
      excepted, and at the expiration or termination of this Lease peaceably to
      yield up the Premises all construction, work, improvements, and all
      alterations and additions thereto in good order, repair and condition,
      reasonable wear and tear only excepted, first removing all goods and
      effects of Tenant and, to the extent specified by Landlord by notice to
      Tenant given at least twenty (20) days before such expiration or
      termination (unless otherwise specified by Landlord as set forth in
      Section 3.6 hereof) the wiring for Tenant's computer, telephone and other
      communication systems and equipment and all alterations and additions made
      by Tenant and all partitions, and repairing any damage caused by such
      removal and restoring the Premises and leaving them clean and neat. Tenant
      shall not permit or commit any waste, and Tenant shall be responsible for
      the cost of repairs which may be made necessary by reason of damage to
      common areas in the Building or to the Site caused by Tenant, Tenant's
      agents, contractors, employees, sublessees, licensees, concessionaires or
      invitees.

5.3   USE. Continuously from the commencement of the Term, to use and occupy the
      Premises for the Permitted Use only, and not to injure or deface the
      Premises, Building, the Site or any other part of the Complex nor to
      permit in the Premises or on the Site any auction sale, vending machine,
      or inflammable fluids or chemicals, or nuisance, or the emission from the
      Premises of any objectionable noise or odor, and not to use or devote the
      Premises or any part thereof for any purpose other than the Permitted
      Uses, nor for any use thereof which is inconsistent with maintaining the
      Building as a first class office building in the quality of its
      maintenance, use and occupancy, or which is improper,

                                     - 32 -
<PAGE>

      offensive, contrary to law or ordinance or liable to render necessary any
      alteration or addition to the Building. Further, (i) Tenant shall not, nor
      shall Tenant permit its employees, invitees, agents, independent
      contractors, contractors, assignees or subtenants to, keep, maintain,
      store or dispose of (into the sewage or waste disposal system or
      otherwise) or engage in any activity which might produce or generate any
      substance which is or may hereafter be classified as a hazardous material,
      waste or substance (collectively "Hazardous Materials"), under federal,
      state or local laws, rules and regulations, including, without limitation,
      42 U.S.C. Section 6901 et seq., 42 U.S.C. Section 9601 et seq., 42 U.S.C.
      Section 2601 et seq., 49 U.S.C. Section 1802 et seq. and Massachusetts
      General Laws, Chapter 21E and the rules and regulations promulgated under
      any of the foregoing, as such laws, rules and regulations may be amended
      from time to time (collectively "Hazardous Materials Laws"), (ii) Tenant
      shall immediately notify Landlord of any incident in, on or about the
      Premises, the Building or the Site that would require the filing of a
      notice under any Hazardous Materials Laws, (iii) Tenant shall comply and
      shall cause its employees, invitees, agents, independent contractors,
      contractors, assignees and subtenants to comply with each of the foregoing
      and (iv) Landlord shall have the right to make such inspections (including
      testing) as Landlord shall elect from time to time to determine that
      Tenant is complying with the foregoing. However, Tenant shall have the
      right to store and use reasonable quantities of copy machine toner and
      other products normally associated with office use so long as Tenant
      complies with all applicable Legal Requirements (including all applicable
      Hazardous Materials Laws) and all other requirements of this Section 5.3.)

5.4   OBSTRUCTIONS; ITEMS VISIBLE FROM EXTERIOR; RULES AND REGULATIONS. Not to
      obstruct in any manner any portion of the Building not hereby leased or
      any portion thereof or of the Site used by Tenant in common with others;
      not without prior consent of Landlord to permit the painting or placing of
      any signs, curtains, blinds, shades, awnings, aerials or flagpoles, or the
      like, visible from outside the Premises; and to comply with all reasonable
      Rules and Regulations now or hereafter made by Landlord, of which Tenant
      has been given notice, for the care and use of the Building and Site and
      their facilities and approaches; Landlord shall not be liable to Tenant
      for the failure of other occupants of the Building to conform to such
      Rules and Regulations.

5.5   SAFETY APPLIANCES. To keep the Premises equipped with all safety
      appliances required by any public authority because of any use made by
      Tenant other than normal office use, and to procure all licenses and
      permits so required because of such use and, if requested by Landlord, to
      do any work so required because of such use, it being understood that the
      foregoing provisions shall not be construed to broaden in any way Tenant's
      Permitted Use.

5.6   ASSIGNMENT; SUBLEASE. Except as otherwise expressly provided herein,
      Tenant covenants and agrees that it shall not assign, mortgage, pledge,
      hypothecate or otherwise transfer this Lease and/or Tenant's interest in
      this Lease or sublet (which term, without limitation, shall include
      granting of concessions, licenses or the like) the whole or any part of
      the Premises. Any assignment, mortgage, pledge, hypothecation, transfer or

                                     - 33 -
<PAGE>

      subletting not expressly permitted in or consented to by Landlord under
      Sections 5.6.1-5.6.6 shall be void, ab initio; shall be of no force and
      effect; and shall confer no rights on or in favor of third parties. In
      addition, Landlord shall be entitled to seek specific performance of or
      other equitable relief with respect to the provisions hereof.

5.6.1 Notwithstanding the provisions of Section 5.6 above and the provisions of
      Section 5.6.2, 5.6.3 and 5.6.5 below, Tenant shall have the right to
      assign this Lease or to sublet the Premises (in whole or in part) to any
      parent or subsidiary corporation of Tenant or to any corporation into
      which Tenant may be converted or with which it may merge or to any entity
      which acquires all or substantially all of the assets of Tenant and the
      operations of Tenant as a going business concern, provided that the entity
      to which this Lease is so assigned or which so sublets the Premises has a
      credit worthiness and net worth (e.g. assets on a pro forma basis using
      generally accepted accounting principles consistently applied and using
      the most recent financial statements) which is the same or better than the
      Tenant as of the date of this Lease. If any parent or subsidiary
      corporation of Tenant to which this Lease is assigned or the Premises
      sublet (in whole or in part) shall cease to be such a parent or subsidiary
      corporation, such cessation shall be considered an assignment or
      subletting requiring Landlord's consent. Any such assignment or subletting
      shall be subject to the provisions of Section 5.6.4 and Section 5.6.6
      below.

5.6.2 Notwithstanding the provisions of Section 5.6 above, in the event Tenant
      desires to assign this Lease or to sublet the Premises in whole but not in
      part (no partial subletting being permitted other than as provided in
      Section 5.6.1), Tenant shall notify Landlord thereof in writing and
      Landlord shall have the right at its sole option, to be exercised within
      thirty (30) days after receipt of Tenant's notice, to terminate this Lease
      as of a date specified in a notice to Tenant, which date shall not be
      earlier than sixty (60) days nor later than one hundred and twenty (120)
      days after Landlord's notice to Tenant; provided, however, that upon the
      termination date as set forth in Landlord's notice, all obligations
      relating to the period after such termination date (but not those relating
      to the period before such termination date) shall cease and promptly upon
      being billed therefor by Landlord, Tenant shall make final payment of all
      Annual Fixed Rent and Additional Rent due from Tenant through the
      termination date. In the event that Landlord shall not exercise its
      termination rights as aforesaid, or shall fail to give any or timely
      notice, the provisions of Sections 5.6.3-5.6.6 shall be applicable. This
      Section 5.6.2 shall not be applicable to an assignment or sublease
      pursuant to Section 5.6.1.

5.6.3 Notwithstanding the provisions of Section 5.6 above, but subject to the
      provisions of this Section 5.6.3 and the provisions of Sections 5.6.4,
      5.6.5 and 5.6.6 below, in the event that Landlord shall not have exercised
      the termination right as set forth in Section 5.6.2, then for a period of
      one hundred twenty (120) days after the receipt of Tenant's notice
      referred to in Section 5.6.2, Tenant shall have the right to assign this
      Lease or sublet the whole (but not part) of the Premises in accordance
      with Tenant's notice to Landlord given as provided in Section 5.6.4
      provided that, in each instance, Tenant first obtains the express prior
      written consent of Landlord, which consent shall not be unreasonably
      withheld or

                                     - 34 -
<PAGE>

      delayed. Without limiting the foregoing standard, Landlord shall not be
      deemed to be unreasonably withholding its consent to such a proposed
      assignment or subleasing if:

            (a)   the proposed assignee or subtenant is a tenant in the Building
                  or elsewhere on the Site or is in active negotiation with
                  Landlord for premises in the Building or elsewhere on the Site
                  or is not of a character consistent with the operation of a
                  first class office building (by way of example Landlord shall
                  not be deemed to be unreasonably withholding its consent to an
                  assignment or subleasing to any governmental or
                  quasi-governmental agency), or

            (b)   the proposed assignee or subtenant is not of good character
                  and reputation, or

            (c)   the proposed assignee or subtenant does not possess adequate
                  financial capability to perform the Tenant obligations as and
                  when due or required, or

            (d)   the assignee or subtenant proposes to use the Premises (or
                  part thereof) for a purpose other than the purpose for which
                  the Premises may be used as stated in Section 1.1 hereof, or

            (e)   the character of the business to be conducted or the proposed
                  use of the Premises by the proposed subtenant or assignee
                  shall (i) be likely to increase Landlord's Operating Expenses
                  beyond that which Landlord now incurs for use by Tenant; (ii)
                  be likely to increase the burden on elevators or other
                  Building systems or equipment over the burden prior to such
                  proposed subletting or assignment; or (iii) violate or be
                  likely to violate any provisions or restrictions contained
                  herein relating to the use or occupancy of the Premises, or

            (f)   there shall be existing an Event of Default (defined in
                  Section 7.1), or

            (g)   the proposed rent and other charges to be payable by the
                  proposed assignee or subtenant are less than the then current
                  market rent and other charges at the time of the proposed
                  assignment or sublease for first class office space for
                  properties of a similar character in the Boston West Suburban
                  market, or

            (h)   any part of the rent payable under the proposed assignment or
                  sublease shall be based in whole or in part on the income or
                  profits derived from the Premises or if any proposed
                  assignment or sublease shall potentially have any adverse
                  effect on the real estate investment trust qualification
                  requirements applicable to Landlord and its affiliates, or

                                     - 35 -
<PAGE>

            (i)   the holder of any mortgage or ground lease on property which
                  includes the Premises does not approve of the proposed
                  assignment or sublease. If Landlord shall otherwise approve
                  the proposed assignment or subletting, Landlord shall submit a
                  request to such holder setting forth Tenant's request if the
                  mortgage documents require same to be submitted.

5.6.4 Tenant shall give Landlord notice of any proposed sublease or assignment,
      and said notice shall specify the provisions of the proposed assignment or
      subletting, including (a) the name and address of the proposed assignee or
      subtenant, (b) in the case of a proposed assignment or subletting pursuant
      to Section 5.6.2, such information as to the proposed assignee's or
      proposed subtenant's net worth and financial capability and standing as
      may reasonably be required for Landlord to make the determination referred
      to in Section 5.6.3 above (provided, however, that Landlord shall hold
      such information confidential having the right to release same to its
      officers, accountants, attorneys and mortgage lenders on a confidential
      basis), (c) all of the terms and provisions upon which the proposed
      assignment or subletting is to be made, (d) in the case of a proposed
      assignment or subletting pursuant to Section 5.6.2, all other information
      necessary to make the determination referred to in Section 5.6.3 above and
      (e) in the case of a proposed assignment or subletting pursuant to Section
      5.6.1 above, such information as may be reasonably required by Landlord to
      determine that such proposed assignment or subletting complies with the
      requirements of said Section 5.6.1. No partial subletting shall be
      permitted except as provided in Section 5.6.1.

      If Landlord shall consent to the proposed assignment or subletting, as the
      case may be, then, in such event, Tenant may thereafter sublease (the
      whole but not part of the Premises) or assign pursuant to Tenant's notice,
      as given hereunder; provided, however, that if such assignment or sublease
      shall not be executed and delivered to Landlord within ninety (90) days
      after the date of Landlord's consent, the consent shall be deemed null and
      void and the provisions of Section 5.6.2 shall be applicable.

5.6.5 In addition, in the case of any assignment or subleasing as to which
      Landlord may consent (other than an assignment or subletting permitted
      under Section 5.6.1 hereof) such consent shall be upon the express and
      further condition, covenant and agreement, and Tenant hereby covenants and
      agrees that, in addition to the Annual Fixed Rent, Additional Rent and
      other charges to be paid pursuant to this Lease, fifty percent (50%) of
      the "Assignment/Sublease Profits" (hereinafter defined), if any, shall be
      paid to Landlord.

      The "Assignment/Sublease Profits" shall be the excess, if any, of (a) the
      "Assignment/Sublease Net Revenues" as hereinafter defined over (b) the
      Annual Fixed Rent and Additional Rent and other charges provided in this
      Lease. The "Assignment/Sublease Net Revenues" shall be the fixed rent,
      Additional Rent and all other charges and sums payable either initially or
      over the term of the sublease or assignment plus all other profits and
      increases to be derived by Tenant as a result of such subletting or
      assignment, less the reasonable costs of Tenant incurred in such
      subleasing

                                     - 36 -
<PAGE>

      or assignment (the definition of which shall include but not necessarily
      be limited to rent concessions, brokerage commissions and alteration
      allowances), as set forth in a statement certified by an appropriate
      officer of Tenant and delivered to Landlord within thirty (30) days of the
      full execution of the sublease or assignment document, amortized over the
      term of the sublease or assignment.

      All payments of the Assignment/Sublease Profits due Landlord shall be made
      within ten (10) days of receipt of same by Tenant.

5.6.6 (A) It shall be a condition of the validity of any assignment or
      subletting of right under Section 5.6.1 above, or consented to under
      Section 5.6.3 above, that both Tenant and the assignee or sublessee enter
      into a separate written instrument directly with Landlord in a form and
      containing terms and provisions reasonably required by Landlord,
      including, without limitation, the agreement of the assignee or sublessee
      to be bound directly to Landlord for all the obligations of the Tenant
      hereunder, including, without limitation, the obligation (a) to pay the
      rent and other amounts provided for under this Lease (but in the case of a
      partial subletting pursuant to Section 5.6.1, such subtenant shall agree
      on a pro rata basis to be so bound) and (b) to comply with the provisions
      of Sections 5.6 through 5.6.6 hereof. Such assignment or subletting shall
      not relieve the Tenant named herein of any of the obligations of the
      Tenant hereunder and Tenant shall remain fully and primarily liable
      therefor and the liability of Tenant and such assignee (or subtenant, as
      the case may be) shall be joint and several. Further, and notwithstanding
      the foregoing, the provisions hereof shall not constitute a recognition of
      the assignment or the assignee thereunder or the sublease or the subtenant
      thereunder, as the case may be, and at Landlord's option, upon the
      termination or expiration of the Lease, (whether such termination is based
      upon a cause beyond Tenant's control, a default of Tenant, the agreement
      of Tenant and Landlord or any other reason), the assignment or sublease
      shall be terminated.

      (B) As Additional Rent, Tenant shall reimburse Landlord promptly for
      reasonable out of pocket legal and other expenses incurred by Landlord
      (but not in excess of $1,000.00 per request) in connection with each
      request by Tenant for consent to assignment or subletting.

      (C) If this Lease be assigned, or if the Premises or any part thereof be
      sublet or occupied by anyone other than Tenant, Landlord may upon prior
      notice to Tenant, at any time and from time to time, collect rent and
      other charges from the assignee, sublessee or occupant and apply the net
      amount collected to the rent and other charges herein reserved, but no
      such assignment, subletting, occupancy or collection shall be deemed a
      waiver of this covenant, or a waiver of the provisions of Sections 5.6
      through 5.6.6 hereof, or the acceptance of the assignee, sublessee or
      occupant as a tenant or a release of Tenant from the further performance
      by Tenant of covenants on the part of Tenant herein contained, the Tenant
      herein named to remain primarily liable under this Lease.

                                     - 37 -
<PAGE>

      (D) The consent by Landlord to an assignment or subletting under any of
      the provisions of Sections 5.6.1 or 5.6.3 shall in no way be construed to
      relieve Tenant from obtaining the express consent in writing of Landlord
      to any further assignment or subletting.

      (E) On or after the occurrence of an "Event of Default" (defined in
      Section 7.1), Landlord shall be entitled to one hundred percent (100%) of
      any Assignment/Sublease Profits.

      (F) Without limiting Tenant's obligations under Section 3.6, Tenant shall
      be responsible, at Tenant's sole cost and expense, for performing all work
      necessary to comply with Legal Requirements and Insurance Requirements in
      connection with any assignment or subletting hereunder including, without
      limitation, any work in connection with such assignment or subletting.

5.7   INDEMNITY; INSURANCE. (A) To defend with counsel first approved by
      Landlord (which approval shall not be unreasonably withheld or delayed),
      save harmless, and indemnify Landlord from any liability for injury, loss,
      accident or damage to any person or property, and from any claims,
      actions, proceedings and expenses and costs in connection therewith
      (including without limitation reasonable counsel fees) (i) arising from or
      claimed to have arisen from (a) the omission, fault, willful act,
      negligence or other misconduct of Tenant or Tenant's contractors,
      licensees, invitees, agents, servants, independent contractors or
      employees or (b) any use made or thing done or occurring on the Premises
      not due to the omission, fault, willful act, negligence or other
      misconduct of Landlord, or (ii) resulting from the failure of Tenant to
      perform and discharge its covenants and obligations under this Lease. (B)
      To maintain commercial general liability insurance or comprehensive
      general liability insurance written on an occurrence basis with a broad
      form comprehensive liability endorsement covering the Premises insuring
      Landlord and Landlord's managing agent (and such persons as are in privity
      of estate with Landlord and Landlord's managing agent as may be set out in
      notice from time to time) as additional insureds as well as Tenant with
      limits which shall, at the commencement of the Term, be at least equal to
      those stated in Section 1.1 and from time to time during the Term shall be
      for such higher limits, if any, as are customarily carried in Greater
      Boston with respect to similar properties or which may reasonably be
      required by Landlord, and worker's compensation insurance with statutory
      limits covering all of Tenant's employees working in the Premises, and to
      deposit with Landlord on or before the Commencement Date and concurrent
      with all renewals thereof, certificates for such insurance bearing the
      endorsement that the policies will not be canceled until after thirty (30)
      days' written notice to Landlord. All insurance required to be maintained
      by Tenant pursuant to this Lease shall be maintained with responsible
      companies qualified to do business, and in good standing, in the
      Commonwealth of Massachusetts and which have a rating of at least "A-" and
      are within a financial size category of not less than "Class VIII" in the
      most current Best's Key Rating Guide or such similar rating as may be
      reasonably selected by Landlord if such Guide is no longer published.

                                     - 38 -
<PAGE>

5.7.1 LANDLORD'S INDEMNITY. Subject to the limitations of Section 8.4 hereof, to
      the maximum extent this agreement is effective according to law and to the
      extent not resulting from any act, omission, fault, negligence or
      misconduct of Tenant or its contractors, agents, licensees, invitees,
      servants or employees, Landlord agrees to indemnify and save harmless
      Tenant from and against any claim arising from any injury to any person
      occurring in the Premises, in the Building or on the Site after the date
      that possession of the Premises is first delivered to Tenant and until the
      expiration or earlier termination of the Lease Term, to the extent such
      injury results from the negligence of Landlord or Landlord's employees
      provided, however that in no event shall the aforesaid indemnity render
      Landlord responsible or liable for any loss or damage to fixtures or
      personal property of Tenant and Landlord shall in no event be liable for
      any indirect or consequential damages; and provided, further, that the
      provisions of this Section shall not be applicable (i) to the holder of
      any mortgage now or hereafter on the Site or the Building (whether or not
      such holder shall be a mortgagee in possession or shall have exercised any
      rights under a conditional, collateral or other assignments of leases
      and/or rents respecting, the Site and/or Building) or (ii) any person
      acquiring title as a result of , or subsequent to, a foreclosure of any
      such mortgage or a deed in lieu of foreclosure, except to the extent of
      liability insurance maintained by the foregoing.

5.8   PERSONAL PROPERTY AT TENANT'S RISK. That all of the furnishings, fixtures,
      equipment, effects and property of every kind, nature and description of
      Tenant and of all persons claiming by, through or under Tenant which,
      during the continuance of this Lease or any occupancy of the Premises by
      Tenant or anyone claiming under Tenant, may be on the Premises or
      elsewhere in the Building or on the Site, shall be at the sole risk and
      hazard of Tenant, and if the whole or any part thereof shall be destroyed
      or damaged by fire, water or otherwise, or by the leakage or bursting of
      water pipes, or other pipes, by theft or from any other cause, no part of
      said loss or damage is to be charged to or be borne by Landlord, except
      that Landlord shall in no event be indemnified or held harmless or
      exonerated from any liability to Tenant or to any other person, for any
      injury, loss, damage or liability to the extent such indemnity, hold
      harmless or exoneration is prohibited by law. Further, Tenant, at Tenant's
      expense, shall maintain at all times during the Term of this Lease
      insurance against loss or damage covered by so-called "all risk" type
      insurance coverage with respect to Tenant's fixtures, equipment, goods,
      wares and merchandise, tenant improvements made by or paid for by Tenant,
      and other property of Tenant (collectively "Tenant's Property"). Such
      insurance shall be in an amount at least equal to the full replacement
      cost of Tenant's Property. Tenant shall maintain all of its equipment,
      furniture and furnishings in good order and repair.

5.9   RIGHT OF ENTRY. To permit Landlord and its agents to examine the Premises
      at reasonable times and, if Landlord shall so elect, to make any repairs
      or replacements Landlord may deem necessary; to remove, at Tenant's
      expense, any alterations, addition, signs, curtains, blinds, shades,
      awnings, aerials, flagpoles, or the like not consented to in writing; and
      to show the Premises to prospective tenants during the nine (9) months

                                     - 39 -
<PAGE>

      preceding expiration of the Term and to prospective purchasers and
      mortgagees at all reasonable times.

5.10  FLOOR LOAD; PREVENTION OF VIBRATION AND NOISE. Not to place a load upon
      the Premises exceeding a load for which the Premises or any floor, portion
      or component thereof was designed and not to move any safe, vault or other
      heavy equipment in, about or out of the Premises except in such manner and
      at such time as Landlord shall in each instance authorize; Tenant's
      business machines and mechanical equipment which cause vibration or noise
      that may be transmitted to the Building structure or to any other space in
      the Building shall be so installed, maintained and used by Tenant so as to
      eliminate such vibration or noise.

5.11  PERSONAL PROPERTY TAXES. To pay promptly when due all taxes which may be
      imposed upon Tenant's Property in the Premises to whomever assessed.

5.12  COMPLIANCE WITH LAWS. To comply with all applicable Legal Requirements now
      or hereafter in force which shall impose a duty on Landlord or Tenant
      relating to or as a result of the use or occupancy of the Premises;
      provided that Tenant shall not be required to make any alterations or
      additions to the elevators, mechanical systems, bathrooms, or security
      systems, building entrance doors, or to the structure, roof, exterior and
      load bearing walls, foundation, structural floor slabs and other
      structural elements of the Building or outside of the Premises unless the
      same are required by such Legal Requirements (i) as a result of or in
      connection with Tenant's use or occupancy of the Premises beyond normal
      use of space of this kind or (ii) as a result of additions, alterations or
      either improvements made by Tenant in the Premises or (iii) as a result of
      or due to, in whole or in part, the negligence or breach of this Lease.
      Tenant shall promptly pay all fines, penalties and damages that may arise
      out of or be imposed because of its failure to comply with the provisions
      of this Section 5.12.

5.13  PAYMENT OF LITIGATION EXPENSES. The non-prevailing party shall pay all
      reasonable costs, counsel and other fees incurred by the prevailing party
      in connection with the successful enforcement by the prevailing party of
      any obligations of the non-prevailing party under this Lease. If such
      amounts are payable to Landlord, they shall be deemed to be and treated as
      Additional Rent. Further, as Additional Rent, Tenant shall pay to Landlord
      all reasonable costs, counsel and other fees incurred by Landlord in
      connection with any bankruptcy case involving Tenant or any guarantor.

                                   ARTICLE VI

                               CASUALTY AND TAKING

6.1   DAMAGE RESULTING FROM CASUALTY. In case during the Lease Term the Building
      are damaged by fire or casualty and such fire or casualty damage cannot,
      in the ordinary course, reasonably be expected to be repaired within one
      hundred fifty (150)

                                     - 40 -
<PAGE>

      days from the time that repair work would commence, Landlord may, at its
      election, terminate this Lease by notice given to Tenant within sixty (60)
      days after the date of such fire or other casualty, specifying the
      effective date of termination. The effective date of termination specified
      by Landlord shall not be less than thirty (30) days nor more than
      forty-five (45) days after the date of notice of such termination.

      In case during the last year of the Lease Term, the Premises are damaged
      by fire or casualty and such fire or casualty damage cannot, in the
      ordinary course, reasonably be expected to be repaired within one hundred
      fifty (150) days (and/or as to special work or work which requires long
      lead time then if such work cannot reasonably be expected to be repaired
      within such additional time as is reasonable under the circumstances given
      the nature of the work) from the time that repair work would commence,
      Tenant may, at its election, terminate this Lease by notice given to
      Landlord within sixty (60) days after the date of such fire or other
      casualty, specifying the effective date of termination. The effective date
      of termination specified by Tenant shall be not less than thirty (30) days
      nor more than forty-five (45) days after the date of notice of such
      termination.

      Unless terminated pursuant to the foregoing provisions, this Lease shall
      remain in full force and effect following any such damage subject,
      however, to the following provisions.

      If the Building or the Site or any part thereof are damaged by fire or
      other casualty and this Lease is not so terminated, or Landlord or Tenant
      have no right to terminate this Lease, and in any such case the holder of
      any mortgage which includes the Building as a part of the mortgaged
      premises or any ground lessor of any ground lease which includes the Site
      as part of the demised premises allows the net insurance proceeds to be
      applied to the restoration of the Building (and/or the Site), Landlord
      shall, promptly after such damage and the determination of the net amount
      of insurance proceeds available, use due diligence to restore the Premises
      and the Building in the event of damage thereto (excluding Tenant's
      Property) into proper condition for use and occupation and a just
      proportion of the Annual Fixed Rent, Tenant's share of Operating Costs and
      Tenant's share of real estate taxes shall be abated according to the
      nature and extent of the injury to the Premises, until the Premises shall
      have been restored by Landlord substantially into such condition except
      for punch list items and long lead items. Notwithstanding anything herein
      contained to the contrary, Landlord shall not be obligated to expend for
      such repair and restoration any amount in excess of the net insurance
      proceeds and the amount of Landlord's deductible allocable to the
      Building.

      If such restoration is not completed within one (1) year from the date of
      the fire or casualty, such period to be subject, however, to extension
      where the delay in completion of such work is due to Force Majeure, as
      defined hereinbelow, (but in no event beyond sixteen (16) months from the
      date of the fire or casualty), Tenant, as its sole and exclusive remedy,
      shall have the right to terminate this Lease at any time after the
      expiration of such one-year period (as extended), which right shall
      continue until the restoration is substantially completed. Such
      termination shall be effective as of the thirtieth (30th) day

                                     - 41 -
<PAGE>

      after the date of receipt by Landlord of Tenant's notice, with the same
      force and effect as if such date were the date originally established as
      the expiration date hereof unless, within thirty (30) days after
      Landlord's receipt of Tenant's notice, such restoration is substantially
      completed, in which case Tenant's notice of termination shall be of no
      force and effect and this Lease and the Lease Term shall continue in full
      force and effect. When used herein, "Force Majeure" shall mean any
      prevention, delay or stoppage due to governmental regulation, strikes,
      lockouts, acts of God, acts of war, terrorists acts, civil commotions,
      unusual scarcity of or inability to obtain labor or materials, labor
      difficulties, casualty or other causes reasonably beyond Landlord's
      control or attributable to Tenant's action or inaction.

6.2   UNINSURED CASUALTY. Notwithstanding anything to the contrary contained in
      this Lease, if the Building or the Premises shall be substantially damaged
      by fire or casualty as the result of a risk not covered by the forms of
      casualty insurance at the time maintained by Landlord and such fire or
      casualty damage cannot, in the ordinary course, reasonably be expected to
      be repaired within ninety (90) days from the time that repair work would
      commence, Landlord may, at its election, terminate the Term of this Lease
      by notice to the Tenant given within sixty (60) days after such loss. If
      Landlord shall give such notice, then this Lease shall terminate as of the
      date of such notice with the same force and effect as if such date were
      the date originally established as the expiration date hereof.

6.3   RIGHTS OF TERMINATION FOR TAKING. If the entire Building, or such portion
      of the Premises as to render the balance (if reconstructed to the maximum
      extent practicable in the circumstances) unsuitable for Tenant's purposes,
      shall be taken by condemnation or right of eminent domain, Landlord or
      Tenant shall have the right to terminate this Lease by notice to the other
      of its desire to do so, provided that such notice is given not later than
      thirty (30) days after Tenant has been deprived of possession. If either
      party shall give such notice, then this Lease shall terminate as of the
      date of such notice with the same force and effect as if such date were
      the date originally established as the expiration date hereof.

      Further, if so much of the Building shall be so taken that continued
      operation of the Building would be uneconomic as a result of the taking,
      Landlord shall have the right to terminate this Lease by giving notice to
      Tenant of Landlord's desire to do so not later than thirty (30) days after
      Tenant has been deprived of possession of the Premises (or such portion
      thereof as may be taken). If Landlord shall give such notice, then this
      Lease shall terminate as of the date of such notice with the same force
      and effect as if such date were the date originally established as the
      expiration date hereof.

      Should any part of the Premises be so taken or condemned during the Lease
      Term hereof, and should this Lease not be terminated in accordance with
      the foregoing provisions, and the holder of any mortgage which includes
      the Premises as part of the mortgaged premises or any ground lessor of any
      ground lease which includes the Site as part of the demised premises
      allows the net condemnation proceeds to be applied to the restoration

                                     - 42 -
<PAGE>

      of the Building, Landlord agrees, after the determination of the net
      amount of condemnation proceeds available to Landlord, to use due
      diligence to put what may remain of the Premises into proper condition for
      use and occupation as nearly like the condition of the Premises prior to
      such taking as shall be practicable (excluding Tenant's Property).
      Notwithstanding the foregoing, Landlord shall not be obligated to expend
      for such repair and restoration any amount in excess of the net
      condemnation proceeds made available to it.

      If the Premises shall be affected by any exercise of the power of eminent
      domain, then the Annual Fixed Rent, Tenant's share of operating costs and
      Tenant's share of real estate taxes shall be justly and equitably abated
      and reduced according to the nature and extent of the loss of use thereof
      suffered by Tenant; and in case of a taking which permanently reduces the
      Rentable Floor Area of the Premises, a just proportion of the Annual Fixed
      Rent, Tenant's share of operating costs and Tenant's share of real estate
      taxes shall be abated for the remainder of the Lease Term.

6.4   AWARD. Landlord shall have and hereby reserves to itself any and all
      rights to receive awards made for damages to the Premises, the Building,
      the Complex and the Site and the leasehold hereby created, or any one or
      more of them, accruing by reason of exercise of eminent domain or by
      reason of anything lawfully done in pursuance of public or other
      authority. Tenant hereby grants, releases and assigns to Landlord all
      Tenant's rights to such awards, and covenants to execute and deliver such
      further assignments and assurances thereof as Landlord may from time to
      time request, and if Tenant shall fail to execute and deliver the same
      within fifteen (15) days after notice from Landlord, Tenant hereby
      covenants and agrees that Landlord shall be irrevocably designated and
      appointed as its attorney-in-fact to execute and deliver in Tenant's name
      and behalf all such further assignments thereof which conform with the
      provisions hereof.

      Nothing contained herein shall be construed to prevent Tenant from
      prosecuting in any condemnation proceeding a claim for the value of any of
      Tenant's usual trade fixtures installed in the Premises by Tenant at
      Tenant's expense and for relocation and moving expenses, provided that
      such action and any resulting award shall not affect or diminish the
      amount of compensation otherwise recoverable by Landlord from the taking
      authority.

                                   ARTICLE VII

                                     DEFAULT

7.1   TENANT'S DEFAULT. (a) If at any time subsequent to the date of this Lease
      any one or more of the following events (herein sometimes called an "Event
      of Default") shall occur:

            (i)   Tenant shall fail to pay the fixed rent, Additional Rent or
                  other charges for which provision is made herein on or before
                  the date on which the same

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<PAGE>

                  become due and payable, and the same continues for five (5)
                  days after notice from Landlord thereof; or

            (ii)  Landlord having rightfully given the notice specified in
                  subdivision (a) above twice in any calendar year, Tenant shall
                  thereafter in the same calendar year fail to pay the fixed
                  rent, Additional Rent or other charges on or before the date
                  on which the same become due and payable; or

            (iii) Tenant shall assign its interest in this Lease or sublet any
                  portion of the Premises in violation of the requirements of
                  Section 5.6 through 5.6.5 of this Lease; or

            (iv)  Tenant shall neglect or fail to perform or observe any other
                  covenant herein contained on Tenant's part to be performed or
                  observed and Tenant shall fail to remedy the same within
                  thirty (30) days after notice to Tenant specifying such
                  neglect or failure, or if such failure is of such a nature
                  that Tenant cannot reasonably remedy the same within such
                  thirty (30) day period, Tenant shall fail to commence promptly
                  to remedy the same and to prosecute such remedy to completion
                  with diligence and continuity; or

            (v)   Tenant's leasehold interest in the Premises shall be taken on
                  execution or by other process of law directed against Tenant;
                  or

            (vi)  Tenant shall make an assignment for the benefit of creditors
                  or shall file a voluntary petition in bankruptcy or shall be
                  adjudicated bankrupt or insolvent, or shall file any petition
                  or answer seeking any reorganization, arrangement,
                  composition, readjustment, liquidation, dissolution or similar
                  relief for itself under any present or future Federal, State
                  or other statute, law or regulation for the relief of debtors,
                  or shall seek or consent to or acquiesce in the appointment of
                  any trustee, receiver or liquidator of Tenant or of all or any
                  substantial part of its properties, or shall admit in writing
                  its inability to pay its debts generally as they become due;
                  or

            (vii) A petition shall be filed against Tenant in bankruptcy or
                  under any other law seeking any reorganization, arrangement,
                  composition, readjustment, liquidation, dissolution, or
                  similar relief under any present or future Federal, State or
                  other statute, law or regulation and shall remain undismissed
                  or unstayed for an aggregate of sixty (60) days (whether or
                  not consecutive), or if any debtor in possession (whether or
                  not Tenant) trustee, receiver or liquidator of Tenant or of
                  all or any substantial part of its properties or of the
                  Premises shall be appointed without the consent or
                  acquiescence of Tenant and such appointment shall remain
                  unvacated or unstayed for an aggregate of sixty (60) days
                  (whether or not consecutive) then, and in any of said cases
                  (notwithstanding any license of a former breach of covenant or
                  waiver of the benefit hereof or consent in a former

                                     - 44 -
<PAGE>

                  instance), Landlord lawfully may, immediately or at any time
                  thereafter, and without demand or further notice terminate
                  this Lease by notice to Tenant, specifying a date not less
                  than ten (10) days after the giving of such notice on which
                  this Lease shall terminate, and this Lease shall come to an
                  end on the date specified therein as fully and completely as
                  if such date were the date herein originally fixed for the
                  expiration of the Lease Term (Tenant hereby waiving any rights
                  of redemption), and Tenant will then quit and surrender the
                  Premises to Landlord, but Tenant shall remain liable as
                  hereinafter provided.

      (b) If this Lease shall have been terminated as provided in this Article,
      then Landlord may, without notice, re- enter the Premises, either by
      force, summary proceedings, ejectment or otherwise, and remove and
      dispossess Tenant and all other persons and any and all property from the
      same, as if this Lease had not been made, and Tenant hereby waives the
      service of notice of intention to re-enter or to institute legal
      proceedings to that end.

      (c) In the event that this Lease is terminated under any of the provisions
      contained in Section 7.1 (a) or shall be otherwise terminated by breach of
      any obligation of Tenant, Tenant covenants and agrees forthwith to pay and
      be liable for, on the days originally fixed herein for the payment
      thereof, amounts equal to the several installments of rent and other
      charges reserved as they would, under the terms of this Lease, become due
      if this Lease had not been terminated or if Landlord had not entered or
      re-entered, as aforesaid, and whether the Premises be relet or remain
      vacant, in whole or in part, or relet for a period less than the remainder
      of the Term, and for the whole thereof, but in the event the Premises be
      relet by Landlord, Tenant shall be entitled to a credit in the net amount
      of rent and other charges received by Landlord in reletting, after
      deduction of all expenses incurred in reletting the Premises (including,
      without limitation, remodeling costs, brokerage fees and the like), and in
      collecting the rent in connection therewith, in the following manner:

      Amounts received by Landlord after reletting shall first be applied
      against such Landlord's expenses, until the same are recovered, and until
      such recovery, Tenant shall pay, as of each day when a payment would fall
      due under this Lease, the amount which Tenant is obligated to pay under
      the terms of this Lease (Tenant's liability prior to any such reletting
      and such recovery not in any way to be diminished as a result of the fact
      that such reletting might be for a rent higher than the rent provided for
      in this Lease); when and if such expenses have been completely recovered,
      the amounts received from reletting by Landlord as have not previously
      been applied shall be credited against Tenant's obligations as of each day
      when a payment would fall due under this Lease, and only the net amount
      thereof shall be payable by Tenant. Further, amounts received by Landlord
      from such reletting for any period shall be credited only against
      obligations of Tenant allocable to such period, and shall not be credited
      against obligations of Tenant hereunder accruing subsequent or prior to
      such period; nor shall any credit of any kind be

                                     - 45 -
<PAGE>

      due for any period after the date when the term of this Lease is scheduled
      to expire according to its terms.

      (d)(i) At any time after such termination and whether or not Landlord
      shall have collected any damages as aforesaid, Tenant shall pay to
      Landlord as liquidated final damages and in lieu of all other damages
      beyond the date of notice from Landlord to Tenant, at Landlord's election,
      such a sum as at the time of the giving of such notice represents the
      amount of the excess, if any, of (a) the discounted present value at a
      discount rate of six percent (6%) of the total rent and other benefits
      which would have accrued to Landlord under this Lease from the date of
      such notice for what would be the then unexpired Lease Term if the Lease
      terms had been fully complied with by Tenant over and above (b) the
      discounted present value, at a discount rate of six percent (6%) of the
      then cash rental value (in advance) of the Premises for the balance of the
      Lease Term.

      (d)(ii) For the purposes of this Article, if Landlord elects to require
      Tenant to pay damages in accordance with the immediately preceding
      paragraph, the total rent shall be computed by assuming that Tenant's
      share of excess taxes, Tenant's share of excess operating costs and
      Tenant's share of excess electrical costs would be, for the balance of the
      unexpired Term from the date of such notice, the amount thereof (if any)
      for the immediately preceding annual period payable by Tenant to Landlord.

      (e) In case of any Event of Default, re-entry, dispossession by summary
      proceedings or otherwise, Landlord may (i) re-let the Premises or any part
      or parts thereof, either in the name of Landlord or otherwise, for a term
      or terms which may at Landlord's option be equal to or less than or exceed
      the period which would otherwise have constituted the balance of the Term
      of this Lease and may grant concessions or free rent to the extent that
      Landlord considers advisable or necessary to re-let the same and (ii) may
      make such alterations, repairs and decorations in the Premises as Landlord
      in its sole judgment considers advisable or necessary for the purpose of
      reletting the Premises; and the making of such alterations, repairs and
      decorations shall not operate or be construed to release Tenant from
      liability hereunder as aforesaid. In the event that the Premises are
      re-let, Landlord shall not be liable in any way whatsoever for failure to
      collect the rent under re-letting. Tenant hereby expressly waives any and
      all rights of redemption granted by or under any present or future laws in
      the event of Tenant being evicted or dispossessed, or in the event of
      Landlord obtaining possession of the Premises, by reason of the violation
      by Tenant of any of the covenants and conditions of this Lease.

      Landlord agrees to use reasonable efforts to relet the premises after
      Tenant vacates the premises in the event that the Lease is terminated
      based upon a default by Tenant hereunder. Marketing of Tenant's premises
      in a manner similar to the manner in which Landlord markets other premises
      within Landlord's control in the Building shall be deemed to have
      satisfied Landlord's obligation to use "reasonable efforts." In no event
      shall Landlord be required to (i) solicit or entertain negotiations with
      any other prospective tenants for the premises until Landlord obtains full
      and complete possession of the premises including, without limitation, the
      final and unappealable legal right to re-

                                     - 46 -
<PAGE>

      let the premises free of any claim of Tenant, (ii) lease the Premises to
      a tenant whose proposed use, in Landlord's sole by bona fide judgment,
      will cause an unacceptable mix of uses in the Building, (iii) relet the
      Premises before leasing other vacant space in the Building, (iv) lease the
      Premises for a rental less than the current fair market rental then
      prevailing for similar office space in the Building, or (v) enter into a
      lease with any proposed tenant that does not have, in Landlord's sole
      determination, sufficient financial resources or operating experience to
      operate the Premises in a first-class manner.

      (f) The specified remedies to which Landlord may resort hereunder are not
      intended to be exclusive of any remedies or means of redress to which
      Landlord may at any time be entitled lawfully, and Landlord may invoke any
      remedy (including the remedy of specific performance) allowed at law or in
      equity as if specific remedies were not herein provided for. Further,
      nothing contained in this Lease shall limit or prejudice the right of
      Landlord to prove and obtain in proceedings for bankruptcy or insolvency
      by reason of the termination of this Lease, an amount equal to the maximum
      allowed by any statute or rule of law in effect at the time when, and
      governing the proceedings in which, the damages are to be proved, whether
      or not the amount be greater, equal to, or less than the amount of the
      loss or damages referred to above.

      (g) In lieu of any other damages or indemnity and in lieu of the recovery
      by Landlord of all sums payable under all the foregoing provisions of this
      Section 7.1, Landlord may elect to collect from Tenant, by notice to
      Tenant, at any time after this Lease is terminated under any of the
      provisions contained in this Article VII or otherwise terminated by breach
      of any obligation of Tenant and before full recovery under such foregoing
      provisions, and Tenant shall thereupon pay, as liquidated damages, an
      amount equal to the sum of the Annual Fixed Rent and all Additional Rent
      payable for the twelve (12) months ended next prior to the such
      termination plus the amount of Annual Fixed Rent and Additional Rent of
      any kind accrued and unpaid at the time of such election plus any and all
      expenses which the Landlord may have incurred for and with respect of the
      collection of any of such rent.

7.2   LANDLORD'S DEFAULT. Landlord shall in no event be in default in the
      performance of any of Landlord's obligations hereunder unless and until
      Landlord shall have failed to perform such obligations within thirty (30)
      days, or such additional time as is reasonably required to correct any
      such default, after notice by Tenant to Landlord properly specifying
      wherein Landlord has failed to perform any such obligation.

                                  ARTICLE VIII

8.1   EXTRA HAZARDOUS USE. Tenant covenants and agrees that Tenant will not do
      or permit anything to be done in or upon the Premises, or bring in
      anything or keep anything therein, which shall invalidate or increase the
      rate of insurance on the Premises or on the Building above the standard
      rate applicable to premises being occupied for the use to which Tenant has
      agreed to devote the Premises; and Tenant further agrees that, in the

                                     - 47 -
<PAGE>

      event that Tenant shall do any of the foregoing, Tenant will promptly pay
      to Landlord, on demand, any such increase resulting therefrom, which shall
      be due and payable as Additional Rent thereunder.

8.2   WAIVER. Failure on the part of Landlord or Tenant to complain of any
      action or non-action on the part of the other, no matter how long the same
      may continue, shall never be a waiver by Tenant or Landlord, respectively,
      of any of its rights hereunder. Further, no waiver at any time of any of
      the provisions hereof by Landlord or Tenant shall be construed as a waiver
      of any of the other provisions hereof, and a waiver at any time of any of
      the provisions hereof shall not be construed as a waiver at any subsequent
      time of the same provisions. The consent or approval of Landlord or Tenant
      to or of any action by the other requiring such consent or approval shall
      not be construed to waive or render unnecessary Landlord's or Tenant's
      consent or approval to or of subsequent similar act by the other.

      No payment by Tenant, or acceptance by Landlord, of a lesser amount than
      shall be due from Tenant to Landlord shall be treated otherwise than as a
      payment on account. The acceptance by Landlord of a check for a lesser
      amount with an endorsement or statement thereon, or upon any letter
      accompanying such check, that such lesser amount is payment in full, shall
      be given no effect, and Landlord may accept such check without prejudice
      to any other rights or remedies which Landlord may have against Tenant.

8.3   CUMULATIVE REMEDIES. Except as expressly provided in this Lease, the
      specific remedies to which Landlord may resort under the terms of this
      Lease are cumulative and are not intended to be exclusive of any other
      remedies or means of redress to which such party may be lawfully entitled
      in case of any breach or threatened breach by Tenant of any provisions of
      this Lease. In addition to the other remedies provided in this Lease,
      Landlord shall be entitled to the restraint by injunction of the violation
      or attempted or threatened violation of any of the covenants, conditions
      or provisions of this Lease or to a decree compelling specific performance
      of any such covenants, conditions or provisions.

8.4   QUIET ENJOYMENT. Tenant, subject to the terms and provisions of this Lease
      on payment of the rent and observing, keeping and performing all of the
      terms and provisions of this Lease on Tenant's part to be observed, kept
      and performed, shall lawfully, peaceably and quietly have, hold, occupy
      and enjoy the Premises during the Term, (exclusive of any period during
      which Tenant is holding over after the termination or expiration of this
      Lease without the consent of Landlord), without hindrance or ejection by
      any persons lawfully claiming under Landlord to have title to the Premises
      superior to Tenant; the foregoing covenant of quiet enjoyment is in lieu
      of any other covenant, express or implied; and it is understood and agreed
      that this covenant and any and all other covenants of Landlord contained
      in this Lease shall be binding upon Landlord and Landlord's successors,
      including ground or master lessees, only with respect to breaches
      occurring during Landlord's or Landlord's successors' respective ownership
      of Landlord's interest hereunder, as the case may be.

                                     - 48 -
<PAGE>

      Further, Tenant specifically agrees to look solely to Landlord's then
      equity interest in the Building and Site at the time owned or in which
      Landlord holds an interest as ground lessee), and the net proceeds of any
      sale of the Building and Site and the net proceeds or awards from casualty
      insurance and eminent domain proceedings (subject to Landlord's right to
      use same to restore and any mortgagee's claim thereto) for recovery of any
      judgment from Landlord; it being specifically agreed that neither Landlord
      (original or successor), nor any partner in or of Landlord, nor any
      beneficiary of any trust of which any person holding Landlord's interest
      is trustee, nor any member, manager, partner, director or stockholder, nor
      Landlord's managing agent, shall ever be personally liable for any such
      judgment, or for the payment of any monetary obligation to Tenant. The
      provision contained in the foregoing sentence is not intended to, and
      shall not, limit any right that Tenant might otherwise have to obtain
      injunctive relief against Landlord or Landlord's successors in interest,
      or any action not involving the personal liability of Landlord (original
      or successor), any partner in or of Landlord, any successor trustee to the
      persons named herein as Landlord, or any beneficiary of any trust of which
      any person holding Landlord's interest is trustee, or of any manager,
      member, partner, director or stockholder of Landlord or of Landlord's
      managing agent to respond in monetary damages from Landlord's assets other
      than Landlord's equity interest aforesaid in the Building. In no event
      shall Landlord ever be liable to Tenant for any indirect or consequential
      damages or loss of profits or the like. In the event that Landlord shall
      be determined to have acted unreasonably in withholding any consent or
      approval under this Lease, the sole recourse and remedy of Tenant in
      respect thereof shall be to specifically enforce Landlord's obligation to
      grant such consent or approval, and in no event shall the Landlord be
      responsible for any damages of whatever nature in respect of its failure
      to give such consent or approval nor shall the same otherwise affect the
      obligations of Tenant under this Lease or act as any termination of this
      Lease.

8.5   NOTICE TO MORTGAGEE AND GROUND LESSOR. After receiving notice from any
      person, firm or other entity that it holds a mortgage which includes the
      Premises as part of the mortgaged premises, or that it is the ground
      lessor under a lease with Landlord, as ground lessee, which includes the
      Premises as a part of the demised premises, no notice from Tenant to
      Landlord shall be effective unless and until a copy of the same is given
      to such holder or ground lessor, and the curing of any of Landlord's
      defaults by such holder or ground lessor within a reasonable time
      thereafter (including a reasonable time to obtain possession of the
      premises if the mortgagee or ground lessor elects to do so) shall be
      treated as performance by Landlord. For the purposes of this Section 8.5
      or Section 8.15, the term "mortgage" includes a mortgage on a leasehold
      interest of Landlord (but not one on Tenant's leasehold interest).

8.6   ASSIGNMENT OF RENTS. With reference to any assignment by Landlord or
      Landlord's interest in this Lease, or the rents payable hereunder,
      conditional in nature or otherwise, which assignment is made to the holder
      of a mortgage or ground lease on property which includes the Premises,
      Tenant agrees:

                                     - 49 -
<PAGE>

            (a)   That the execution thereof by Landlord, and the acceptance
                  thereof by the holder of such mortgage or the ground lessor,
                  shall never be treated as an assumption by such holder or
                  ground lessor of any of the obligations of Landlord hereunder,
                  unless such holder, or ground lessor, shall, by notice sent to
                  Tenant, specifically otherwise elect; and

            (b)   That, except as aforesaid, such holder or ground lessor shall
                  be treated as having assumed Landlord's obligations hereunder
                  only upon foreclosure of such holder's mortgage and the taking
                  of possession of the Premises, or, in the case of a ground
                  lessor, the assumption of Landlord's position hereunder by
                  such ground lessor.

                  In no event shall the acquisition of title to the Building and
                  the land on which the same is located by a purchaser which,
                  simultaneously therewith, leases the entire Building or such
                  land back to the seller thereof be treated as an assumption by
                  such purchaser-lessor, by operation of law or otherwise, of
                  Landlord's obligations hereunder, but Tenant shall look solely
                  to such seller-lessee, and its successors from time to time in
                  title, for performance of Landlord's obligations hereunder
                  subject to the provisions of Section 8.4 hereof. In any such
                  event, this Lease shall be subject and subordinate to the
                  lease to such purchaser provided that such purchaser agrees to
                  recognize the right of Tenant to use and occupy the Premises
                  upon the payment of rent and other charges payable by Tenant
                  under this Lease and the performance by Tenant of Tenant's
                  obligations under this Lease and provided that Tenant agrees
                  to attorn to such purchaser. For all purposes, such
                  seller-lessee, and its successors in title, shall be the
                  landlord hereunder unless and until Landlord's position shall
                  have been assumed by such purchaser-lessor.

8.7   SURRENDER. No act or thing done by Landlord during the Lease Term shall be
      deemed an acceptance of a surrender of the Premises, and no agreement to
      accept such surrender shall be valid, unless in writing signed by
      Landlord. No employee of Landlord or of Landlord's agents shall have any
      power to accept the keys of the Premises prior to the termination of this
      Lease. The delivery of keys to any employee of Landlord or of Landlord's
      agents shall not operate as a termination of the Lease or a surrender of
      the Premises.

8.8   BROKERAGE. (A) Tenant warrants and represents that Tenant has not dealt
      with any broker in connection with the consummation of this Lease other
      than the Recognized Brokers designated in Section 1.1 hereof; and in the
      event any claim is made against the Landlord relative to dealings by
      Tenant with brokers other than the Recognized Brokers, designated in
      Section 1.1 hereof, Tenant shall defend the claim against Landlord with
      counsel of Tenant's selection first approved by Landlord (which approval
      will not be unreasonably withheld) and save harmless and indemnify
      Landlord on account of loss, cost or damage which may arise by reason of
      such claim.

                                     - 50 -
<PAGE>

      (B) Landlord warrants and represents that Landlord has not dealt with any
      broker in connection with the consummation of this Lease other than the
      Recognized Brokers, designated in Section 1.1 hereof; and in the event any
      claim is made against the Tenant relative to dealings by Landlord with
      brokers other than the Recognized Brokers designated in Section 1.1
      hereof, Landlord shall defend the claim against Tenant with counsel of
      Landlord's selection and save harmless and indemnify Tenant on account of
      loss, cost or damage which may arise by reason of such claim. Landlord
      agrees that it shall be solely responsible for the payment of brokerage
      commissions to the Recognized Brokers for the Original Term of this Lease,
      if any, designated in Section 1.1 hereof.

8.9   INVALIDITY OF PARTICULAR PROVISIONS. If any term or provision 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 or provision to persons or circumstances
      other than those as to which it is held invalid or unenforceable, shall
      not be affected thereby, and each term and provision of this Lease shall
      be valid and be enforced to the fullest extent permitted by law.

8.10  PROVISIONS BINDING, ETC. The obligations of this Lease shall run with the
      land, and except as herein otherwise provided, the terms hereof shall be
      binding upon and shall inure to the benefit of the successors and assigns,
      respectively, of Landlord and Tenant and, if Tenant shall be an
      individual, upon and to his heirs, executors, administrators, successors
      and assigns. Each term and each provision of this Lease to be performed by
      Tenant shall be construed to be both a covenant and a condition. The
      reference contained to successors and assigns of Tenant is not intended to
      constitute a consent to subletting or assignment by Tenant.

8.11  RECORDING. Tenant agrees not to record the within Lease, but each party
      hereto agrees, on the request of the other, to execute a so-called Notice
      of Lease or short form lease in form recordable and complying with
      applicable law and reasonably satisfactory to both Landlord's and Tenant's
      attorneys. In no event shall such document set forth rent or other charges
      payable by Tenant under this Lease; and any such document shall expressly
      state that it is executed pursuant to the provisions contained in this
      Lease, and is not intended to vary the terms and conditions of this Lease.

8.12  NOTICES. Whenever, by the terms of this Lease, notice shall or may be
      given either to Landlord or to Tenant, such notice shall be in writing and
      shall be sent by registered or certified mail postage prepaid:

      If intended for Landlord, addressed to Landlord at the address set forth
      on the first page of this Lease (or to such other address or addresses as
      may from time to time hereafter be designated by Landlord by like notice)
      with a copy to Landlord, Attention: General Counsel.

                                     - 51 -
<PAGE>

      If intended for Tenant, addressed to Tenant at the address set forth on
      the second page of this Lease except that from and after the Commencement
      Date the address of Tenant shall be the Premises (or to such other address
      or addresses as may from time to time hereafter be designated by Tenant by
      like notice) with a copy to: Brown, Rudnick, Berlack, Israels LLP, One
      Financial Center, Boston, Massachusetts 02111 Attention: John P. Feeney,
      Esquire.

      Except as otherwise provided herein, all such notices shall be effective
      when received; provided, that (i) if receipt is refused, notice shall be
      effective upon the first occasion that such receipt is refused or (ii) if
      the notice is unable to be delivered due to a change of address of which
      no notice was given, notice shall be effective upon the date such delivery
      was attempted.

      Where provision is made for the attention of an individual or department,
      the notice shall be effective only if the wrapper in which such notice is
      sent is addressed to the attention of such individual or department.

      Any notice given by an attorney on behalf of Landlord or by Landlord's
      managing agent shall be considered as given by Landlord and shall be fully
      effective.

      Time is of the essence with respect to any and all notices and periods for
      giving notice or taking any action thereto under this Lease.

8.13  WHEN LEASE BECOMES BINDING. Employees or agents of Landlord have no
      authority to make or agree to make a lease or any other agreement or
      undertaking in connection herewith. The submission of this document for
      examination and negotiation does not constitute an offer to lease, or a
      reservation of, or option for, the Premises, and this document shall
      become effective and binding only upon the execution and delivery hereof
      by both Landlord and Tenant. All negotiations, considerations,
      representations and understandings between Landlord and Tenant are
      incorporated herein and may be modified or altered only by written
      agreement between Landlord and Tenant, and no act or omission of any
      employee or agent of Landlord shall alter, change or modify any of the
      provisions hereof.

8.14  SECTION HEADINGS. The titles of the Articles throughout this Lease are for
      convenience and reference only, and the words contained therein shall in
      no way be held to explain, modify, amplify or aid in the interpretation,
      construction or meaning of the provisions of this Lease.

8.15  RIGHTS OF MORTGAGEE. This Lease shall be subject and subordinate to any
      mortgage now or hereafter on the Site or the Building, or both, and to
      each advance made or hereafter to be made under any mortgage, and to all
      renewals, modifications, consolidations, replacements and extensions
      thereof and all substitutions therefor provided that the holder of such
      mortgage agrees to recognize the rights of Tenant under this Lease
      (including the right to use and occupy the Premises) upon the payment of
      rent

                                     - 52 -
<PAGE>

      and other charges payable by Tenant under this Lease and the performance
      by Tenant of Tenant's obligations hereunder. In confirmation of such
      subordination and recognition, Tenant shall execute and deliver promptly
      such instruments of subordination and recognition as such mortgagee may
      reasonably request. In the event that any mortgagee or its respective
      successor in title shall succeed to the interest of Landlord, then, this
      Lease shall nevertheless continue in full force and effect and Tenant
      shall and does hereby agree to attorn to such mortgagee or successor and
      to recognize such mortgagee or successor as its landlord. If any holder of
      a mortgage which includes the Premises, executed and recorded prior to the
      date of this Lease, shall so elect, this Lease and the rights of Tenant
      hereunder, shall be superior in right to the rights of such holder, with
      the same force and effect as if this Lease had been executed, delivered
      and recorded, or a statutory Notice hereof recorded, prior to the
      execution, delivery and recording of any such mortgage. The election of
      any such holder shall become effective upon either notice from such holder
      to Tenant in the same fashion as notices from Landlord to Tenant are to be
      given hereunder or by the recording in the appropriate registry or
      recorder's office of an instrument in which such holder subordinates its
      rights under such mortgage to this Lease.

      If in connection with obtaining financing a bank, insurance company,
      pension trust or other institutional lender shall request reasonable
      modifications in this Lease as a condition to such financing, Tenant will
      not unreasonably withhold, delay or condition its consent thereto,
      provided that such modifications do not increase the monetary obligations
      of Tenant hereunder or materially adversely affect the leasehold interest
      hereby created.

8.16  STATUS REPORTS AND FINANCIAL STATEMENTS. Recognizing that Landlord may
      find it necessary to establish to third parties, such as accountants,
      banks, potential or existing mortgagees, potential purchasers or the like,
      the then current status of performance hereunder, Tenant, on the request
      of Landlord made from time to time, will promptly furnish to Landlord, or
      any existing or potential holder of any mortgage encumbering the Premises,
      the Building, the Site and/or the Complex or any potential purchaser of
      the Premises, the Building, the Site and/or the Complex, (each an
      "Interested Party"), a statement of the status of any matter pertaining to
      this Lease, including, without limitation, acknowledgments that (or the
      extent to which) each party is in compliance with its obligations under
      the terms of this Lease. In addition, Tenant shall deliver to Landlord, or
      any Interested Party designated by Landlord, financial statements of
      Tenant and any guarantor of Tenant's obligations under this Lease, as
      reasonably requested by Landlord, including, but not limited to financial
      statements for the past three (3) years. Any such status statement or
      financial statement delivered by Tenant pursuant to this Section 8.16 may
      be relied upon by any Interested Party. As a condition to the release of
      any financial statements to any Interested Party, the Interested Party
      shall execute and deliver to with Tenant a confidentiality agreement in
      form and substance reasonably acceptable to both parties.

8.17  SELF-HELP. If Tenant shall at any time default in the performance of any
      obligation under this Lease, Landlord shall have the right, but shall not
      be obligated, to enter upon

                                     - 53 -
<PAGE>

      the Premises and to perform such obligation notwithstanding the fact that
      no specific provision for such substituted performance by Landlord is made
      in this Lease with respect to such default. In performing such obligation,
      Landlord may make any payment of money or perform any other act. All sums
      so paid by Landlord (together with interest at the rate of one and
      one-half percentage points over the then prevailing prime rate in Boston
      as set by Fleet National Bank or its successor (but in no event greater
      than the maximum rate permitted by applicable law) and all costs and
      expenses in connection with the performance of any such act by Landlord,
      shall be deemed to be Additional Rent under this Lease and shall be
      payable to Landlord immediately on demand. Landlord may exercise the
      foregoing rights without waiving any other of its rights or releasing
      Tenant from any of its obligations under this Lease.

8.18  HOLDING OVER. Any holding over by Tenant after the expiration of the term
      of this Lease shall be treated as a tenancy at sufferance and shall be on
      the terms and conditions as set forth in this Lease, as far as applicable
      except that Tenant shall pay as a use and occupancy charge an amount equal
      to the greater of (x) 200% of the Annual Fixed Rent and Additional Rent
      calculated (on a daily basis) at the highest rate payable under the terms
      of this Lease, or (y) the fair market rental value of the Premises, in
      each case for the period measured from the day on which Tenant's hold-over
      commences and terminating on the day on which Tenant vacates the Premises.
      In addition, Tenant shall save Landlord, its agents and employees harmless
      and will exonerate, defend and indemnify Landlord, its agents and
      employees from and against any and all damages which Landlord may suffer
      on account of Tenant's hold-over in the Premises after the expiration or
      prior termination of the term of this Lease. Nothing in the foregoing nor
      any other term or provision of this Lease shall be deemed to permit Tenant
      to retain possession of the Premises or hold over in the Premises after
      the expiration or earlier termination of the Lease Term. All property
      which remains in the Building or the Premises after the expiration or
      termination of this Lease shall be conclusively deemed to be abandoned and
      may either be retained by Landlord as its property or sold or otherwise
      disposed of in such manner as Landlord may see fit. If any part thereof
      shall be sold, then Landlord may receive the proceeds of such sale and
      apply the same, at its option against the expenses of the sale, the cost
      of moving and storage, any arrears of rent or other charges payable
      hereunder by Tenant to Landlord and any damages to which Landlord may be
      entitled under this Lease and at law and in equity.

8.19  NON-SUBROGATION. Any insurance carried by either party with respect to the
      Premises or property therein or occurrences thereon shall, if it can be so
      written without additional premium or with an additional premium which the
      other party agrees to pay, include a clause or endorsement denying to the
      insurer rights of subrogation against the other party to the extent rights
      have been waived by the insured prior to occurrence of injury or loss.
      Each party, notwithstanding any provisions of this Lease to the contrary,
      hereby waives any rights of recovery against the other for injury or loss
      due to hazards covered by such insurance to the extent of the
      indemnification received thereunder. This waiver of rights by Tenant shall
      apply to, and be for the benefit of, Landlord's managing agent.

                                     - 54 -
<PAGE>

8.20  SECURITY DEPOSIT. Concurrently with the execution of this Lease, Tenant
      shall pay to Landlord a security deposit in the amount of Two Hundred
      Eighty Seven Thousand Seven Hundred Fifty-Three and No/100 Dollars
      ($287,753.00) and Landlord shall hold the same, throughout the Term of
      this Lease (including the Extended Term) unless sooner returned to Tenant
      as provided in this Section 8.20, as security for the performance by
      Tenant of all obligations on the part of Tenant to be performed under this
      Lease. Such deposit shall be in the form of an irrevocable, unconditional,
      negotiable letter of credit (the "Letter of Credit"). The Letter of Credit
      shall (i) be issued by and drawn on a bank reasonably approved by Landlord
      and at a minimum having a corporate credit rating from Standard and Poor's
      Professional Rating Service of BBB- or a comparable minimum rating from
      Moody's Professional Rating Service, (ii) be in a form reasonably
      acceptable to Landlord, (iii) permit one or more draws thereunder to be
      made accompanied only by certification by Landlord that pursuant to the
      terms of this Lease, Landlord is entitled to apply such Letter of Credit
      and the proceeds thereof to an Event of Default of Tenant under this
      Lease, (iv) permit transfers at any time without charge and (v) permit
      presentment in Boston, Massachusetts. Any such Letter of Credit shall be
      for a term of two (2) years (or for one (1) year if the issuer thereof
      regularly and customarily only issues letters of credit for a maximum term
      of one (1) year) and shall in either case provide for automatic renewals
      through the date which is thirty (30) days subsequent to the scheduled
      expiration of this Lease (as the same may be extended) or if the issuer
      will not grant automatic renewals, the Letter of Credit shall be renewed
      by Tenant each year and each such renewal shall be delivered to and
      received by Landlord not later than thirty (30) days before the expiration
      of the then current Letter of Credit (herein called a "Renewal
      Presentation Date"). In the event of a failure to so deliver any such
      renewal Letter of Credit on or before the applicable Renewal Presentation
      Date, Landlord shall be entitled to present the then existing Letter of
      Credit for payment and to receive the proceeds thereof, which proceeds
      shall be held as Tenant's security deposit, subject to the terms of this
      Section 8.20. Upon the occurrence of any Event of Default, Landlord shall
      have the right from time to time without prejudice to any other remedy
      Landlord may have on account thereof, to draw on all or any portion of
      such deposit held as a Letter of Credit and to apply the proceeds of such
      Letter of Credit or any cash held as such deposit, or any part thereof, to
      Landlord's damages arising from such Event of Default on the part of
      Tenant under the terms of this Lease. If Landlord so applies all or any
      portion of such deposit, Tenant shall within seven (7) days after notice
      from Landlord deposit cash with Landlord in an amount sufficient to
      restore such deposit to the full amount stated in this Section 8.20. While
      Landlord holds any cash deposit Landlord shall have no obligation to pay
      interest on the same and shall have the right to commingle the same with
      Landlord's other funds. Neither the holder of a mortgage nor the Landlord
      in a ground lease on property which includes the Premises shall ever be
      responsible to Tenant for the return or application of any such deposit,
      whether or not it succeeds to the position of Landlord hereunder, unless
      such deposit shall have been received in hand by such holder or ground
      Landlord.

                                     - 55 -
<PAGE>

      Landlord shall exchange the Letter of Credit for a Letter of Credit
      delivered by Tenant which reduces the amount secured by the Letter of
      Credit to $143,877.00 on the first day of the twenty-fifth (25th) full
      calendar month following the Rent Commencement Date, provided and on the
      conditions precedent thereto that (i) Tenant shall deliver to Landlord
      written evidence with appropriate certification by Tenant reasonably
      satisfactory to Landlord including, but not limited to, certified
      financial statements that Tenant has not less than six million dollars
      ($6,000,000.00) of unencumbered cash on hand, (ii) Tenant is not then in
      default under the terms of the Lease without the benefit of notice or
      grace, and (iii) Landlord has not applied such deposit on the part of
      Tenant, whether or not Tenant has restored the amount so applied by
      Landlord. Tenant not then being in default and having performed all of its
      obligations under this Lease, including the payment of all Annual Fixed
      Rent, Landlord shall return the deposit, or so much thereof as shall not
      have theretofore been applied in accordance with the terms of this Section
      8.20, to Tenant on the expiration or earlier termination of the term of
      this Lease (as the same may have been extended) and surrender possession
      of the Premises by Tenant to Landlord in the condition required in the
      Lease at such time.

8.21  FOOD SERVICE. Tenant acknowledges that Landlord intends to construct a
      cafeteria in the Building for the use by the tenants and other occupants
      from time to time of the Building including Tenant. The cafeteria shall be
      operated throughout the Term of this Lease by such operator (which may
      include Landlord) as Landlord may, from time to time, select upon such
      terms as determined by Landlord in its sole discretion; provided, however,
      if there shall be an Event of Default by Tenant under this Lease or should
      Tenant cease to occupy the entire Premises, Landlord shall have the right,
      in its sole discretion, to terminate and cease operating such cafeteria.
      Landlord shall be (or shall cause the operator to be) solely responsible
      for the initial capital costs of constructing such cafeteria.

      The costs of operating, running and maintaining the cafeteria in excess of
      the income actually received by Landlord from the operation thereof is
      herein called the "Cafeteria Operating Deficit." For purposes of
      calculating the Cafeteria Operating Deficit, (i) the expenses included in
      the determination of the Cafeteria Operating Deficit shall not include as
      an expense of Landlord the imputed rent for the space within the Building
      used as and for the cafeteria (i.e., the "opportunity cost" of Landlord
      for rent that would be paid for the cafeteria space if it were rented to
      another tenant for an office use) and (ii) the amount of any rent, license
      fee or other amount actually paid to Landlord by the operator of the
      cafeteria shall be credited to offset the expenses included in the
      Cafeteria Operating Deficit. In the event the cafeteria shall produce
      positive income, Tenant shall not be entitled to a credit or to otherwise
      share therein. For each calendar year (or fraction thereof) during the
      Lease Term, Tenant shall pay to Landlord, as Additional Rent, "Tenant's
      Proportionate Share" (hereinafter defined) of the Cafeteria Operating
      Deficit for such calendar year (or portion thereof). "Tenant's
      Proportionate Share" shall be the result of the fraction, the numerator of
      which is the Rentable Floor Area of Tenant's Space (as it may be increased
      from time to time) and the denominator of which is the Total Rentable
      Floor Area of the Building.

                                     - 56 -
<PAGE>

      Not later than one hundred and twenty (120) days after the end of the
      first calendar year or fraction thereof ending December 31 and of each
      succeeding calendar year during the Term or fraction thereof at the end of
      the Term, Landlord shall render Tenant a statement in reasonable detail
      and according to usual accounting practices certified by a representative
      of Landlord, showing for the preceding calendar year or fraction thereof,
      as the case may be, the Cafeteria Operating Deficit, if any, and the
      calculation thereof and Tenant's Proportionate Share thereof. Said
      statement to be rendered to Tenant shall also show for the preceding year
      or fraction thereof as the case may be the amounts of the Cafeteria
      Operating Deficit already paid by Tenant as Additional Rent, and the
      amount of Cafeteria Operating Deficit remaining due from, or overpaid by,
      Tenant for the year or other period covered by the statement. Within
      thirty (30) days after the date of delivery of such statement, Tenant
      shall pay to Landlord the balance of the amounts, if any, required to be
      paid pursuant to the above provisions of this Section 8.21 with respect to
      the preceding year or fraction thereof, or Landlord shall credit any
      amounts due from it to Tenant pursuant to the above provisions of this
      Section 8.21 against (i) monthly installments of fixed rent next
      thereafter coming due or (ii) any sums then due from Tenant to Landlord
      under this Lease (or refund such portion of the overpayment as aforesaid
      if the Term has ended and Tenant has no further obligation to Landlord).

      In addition, Tenant shall make payments monthly on account of Tenant's
      share of the Cafeteria Operating Deficit anticipated for the then current
      year at the time and in the fashion herein provided for the payment of
      fixed rent. The amount to be paid to Landlord shall be an amount
      reasonably estimated annually by Landlord to be sufficient to cover, in
      the aggregate, a sum equal to Tenant's Proportionate Share of such
      Cafeteria Operating Deficit for each calendar year during the Term.

      Notwithstanding anything herein contained to the contrary, in no event
      shall Tenant's payment respecting Tenant's Proportionate Share of the
      Cafeteria Operating Deficit exceed $750.00 per calendar month.

8.22  LATE PAYMENT. If Landlord shall not have received any payment or
      installment of Annual Fixed Rent or Additional Rent on or before the date
      (the "Due Date") on which the same first becomes payable under this Lease,
      the amount of such payment or installment shall bear interest from the Due
      Date through and including the date such payment or installment is
      received by Landlord, at a rate equal to the lesser of (i) the rate
      announced by Fleet National Bank (or its successor) from time to time as
      its prime or base rate (or if such rate is no longer available, a
      comparable rate reasonably selected by Landlord), plus two percent (2%),
      or (ii) the maximum applicable legal rate, if any. Such interest shall be
      deemed Additional Rent and shall be paid by Tenant to Landlord upon
      demand.

8.23  TENANT'S PAYMENTS. Each and every payment and expenditure, other than
      Annual Fixed Rent, shall be deemed to be Additional Rent hereunder,
      whether or not the provisions requiring payment of such amounts
      specifically so state, and shall be payable,

                                     - 57 -
<PAGE>

      unless otherwise provided in this Lease, when due and within ten (10) days
      after written demand by Landlord, and in the case of the non-payment of
      any such amount, Landlord shall have, in addition to all of its other
      rights and remedies, all the rights and remedies available to Landlord
      hereunder or by law in the case of non-payment of Annual Fixed Rent.
      Unless expressly otherwise provided in this Lease, the performance and
      observance by Tenant of all the terms, covenants and conditions of this
      Lease to be performed and observed by Tenant shall be at Tenant's sole
      cost and expense. Except as otherwise provided in Sections 2.6 and 2.7
      hereof, Tenant has not objected to any statement of Additional Rent which
      is rendered by Landlord to Tenant within ninety (90) days after Landlord
      has rendered the same to Tenant, then the same shall be deemed to be a
      final account between Landlord and Tenant not subject to any further
      dispute.

8.24  WAIVER OF TRIAL BY JURY. To induce Landlord to enter into this Lease,
      Tenant hereby waives any right to trial by jury in any action, proceeding
      or counterclaim brought by either Landlord or Tenant on any matters
      whatsoever arising out of or any way connected with this Lease, the
      relationship of the Landlord and the Tenant, the Tenant's use or occupancy
      of the Premises and/or any claim of injury or damage, including but not
      limited to, any summary process eviction action.

8.25  GOVERNING LAW. This Lease shall be governed exclusively by the provisions
      hereof and by the law of the Commonwealth of Massachusetts, as the same
      may from time to time exist.

      EXECUTED as a sealed instrument in two or more counterparts each of which
shall be deemed to be an original.

                        (signatures appear on next page)

                                     - 58 -
<PAGE>

                                            LANDLORD:

                                            /s/ David C. Provost
                                            -----------------------------------
                                            DAVID C. PROVOST, PURSUANT TO
                                            WRITTEN DELEGATION OF
                                            THE TRUSTEES OF TRACER LANE
                                            TRUST II, BUT NOT INDIVIDUALLY

                                            TENANT:

                                            UNICA CORPORATION
                                            By: /s/ Yuchun Lee
                                               --------------------------------
                                            Name: YUCHUN LEE
                                            Title:  PRESIDENT  AND TREASURER

                                            HERETO DULY AUTHORIZED
ATTEST:

By: /s/ Rachael Shanahan
   ----------------------------
Name: RACHAEL SHANAHAN
Title: CLERK

                                            (CORPORATE SEAL)

                                     - 59 -
<PAGE>

                                    EXHIBIT A
                               DESCRIPTION OF SITE

                                     - 60 -
<PAGE>

                                   EXHIBIT A-1
                                    SITE PLAN

                                     - 61 -
<PAGE>

                                    EXHIBIT B
                             PLAN OF OUTSIDE SIGNAGE

                                     - 62 -
<PAGE>

                                    EXHIBIT C
                LANDLORD'S SCHEMATIC WORK PLAN AND SPECIFICATIONS

                                     - 63 -
<PAGE>

                                    EXHIBIT D

                                LANDLORD SERVICES

                                 170 TRACER LANE
                             WALTHAM, MASSACHUSETTS

I. CLEANING:

        Cleaning and janitor services as provided below:

   A.   OFFICE AREAS:

            DAILY: (Monday through Friday, inclusive, holidays excepted).

            1.    Empty all waste receptacles and ashtrays and remove waste
                  material from the Premises; wash receptacles as necessary.

            2.    Sweep and dust mop all uncarpeted areas using a dust-treated
                  mop.

            3.    Vacuum all rugs and carpeted areas.

            4.    Hand dust and wipe clean with treated cloths all horizontal
                  surfaces, including furniture, office equipment, window sills,
                  door ledges, chair rails, and convector tops, within normal
                  reach.

            5.    Wash clean all water fountains and sanitize.

            6.    Move and dust under all desk equipment and telephones and
                  replace same (but not computer terminals, specialized
                  equipment or other materials).

            7.    Wipe clean all chrome and other bright work.

            8.    Hand dust grill work within normal reach.

            9.    Main doors to premises shall be locked and lights shut off
                  upon completion of cleaning.

                                     - 64 -
<PAGE>

            WEEKLY:

            1.    Dust coat racks and the like.

            2.    Spot clean entrance doors, light switches and doorways.

            QUARTERLY:

            1.    Render high dusting not reached in daily cleaning to include:

                  a) dusting all pictures, frames, charts, graphs and similar
                  wall hangings.

                  b) dusting of all vertical surfaces, such as walls,
                  partitions, doors and door frames, etc.

                  c)    dusting all pipes, ducts and moldings.

                  d)    dusting of all vertical blinds.

                  e)    dust all ventilating, air conditioning, louvers and
                        grills.

            2.    Spray buff all resilient floors.

      B.    LAVATORIES:

            DAILY: (Monday through Friday, inclusive, holidays excepted).

            1.    Sweep and damp mop.

            2.    Clean all mirrors, powder shelves, dispensers and receptacles,
                  bright work, flushometers, piping and toilet seat hinges.

            3.    Wash both sides of all toilet seats.

            4.    Wash all basins, bowls and urinals.

            5.    Dust and clean all powder room fixtures.

            6.    Empty and clean paper towel and sanitary disposal receptacles.

            7.    Remove waste paper and refuse.

            8.    Refill tissue holders, soap dispensers, towel dispensers,
                  sanitary dispensers; materials to be furnished by Landlord.

                                     - 65 -
<PAGE>

            MONTHLY:

            1.    Machine scrub lavatory floors.

            2.    Wash all partitions and tile walls in lavatories.

            3.    Dust all lighting fixtures and grills in lavatories.

      C.    MAIN LOBBIES, ELEVATORS, STAIRWELLS AND COMMON CORRIDORS:

            DAILY: (Monday through Friday, inclusive, holidays excepted).

            1.    Sweep and damp mop all floors, empty and clean waste
                  receptacles, dispose of waste.

            2.    Clean elevators, wash or vacuum floors, wipe down walls and
                  doors.

            3.    Spot clean any metal work inside lobbies.

            4.    Spot clean any metal work surrounding building entrance doors.

            5.    Sweep all stairwells and dust handrails.

            MONTHLY:

            1.    All resilient tile floors in public areas to be spray buffed.

      D.    WINDOW CLEANING:

            All exterior windows shall be washed on the inside and outside
            surfaces no less than three (3) times per year.

II. HVAC:

      A.    Heating, ventilating and air conditioning equipment will be provided
            with sufficient capacity to accommodate a maximum population density
            of one (1) person per one hundred fifty (150) square feet of useable
            floor area served, and a combined lighting and standard electrical
            load of 3.0 watts per square foot of useable floor area. In the
            event Tenant introduces into the Premises personnel or equipment
            which overloads the system's ability to adequately perform its
            proper

                                     - 66 -
<PAGE>

            functions, Landlord shall so notify Tenant in writing and
            supplementary system(s) may be required and installed by Landlord at
            Tenant's expense, if within fifteen (15) days Tenant has not
            modified its use so as not to cause such overload.

            Operating criteria of the basic system are in accordance with the
            Massachusetts Energy Code and shall not be less than the following:

                  i)    Cooling season indoor conditions of not in excess of 78
                        degrees Fahrenheit when outdoor conditions are 91
                        degrees Fahrenheit drybulb and 73 degrees Fahrenheit
                        wetbulb.

                  ii)   Heating season minimum room temperature of 72 degrees
                        Fahrenheit when outdoor conditions are 6 degrees
                        Fahrenheit drybulb.

      B.    Landlord shall provide heating, ventilating and air conditioning as
            normal seasonal charges may require during Normal Building Operating
            Hours (8:00 a.m. to 6:00 p.m., Monday through Friday, and 8:00 a.m.
            to 1:00 p.m. on Saturdays, legal holidays in all cases excepted).

            If Tenant shall require air conditioning (during the air
            conditioning season) or heating or ventilating during any season
            outside Normal Building Operating Hours, Landlord shall use
            landlord's best efforts to furnish such services for the area or
            areas specified by written request of Tenant delivered to the
            Building Superintendent or the Landlord before 3:00 p.m. of the
            business day preceding the extra usage. For such services, Tenant
            shall pay Landlord, as additional rent, upon receipt of billing, a
            sum equal to the cost incurred by Landlord.

III. ELECTRICAL SERVICES:

      A.    Landlord shall provide electric power for a combined load of 3.0
            watts per square foot of useable area for lighting and for office
            machines through standard receptacles for the typical office space.

      B.    Landlord, at its option, may require separate metering and direct
            billing to Tenant for the electric power required for any special
            equipment (such as computers and reproduction equipment) that
            requires either 3-phase electric power or any voltage other than
            120, or for any other usage in excess of 3.0 watts per square foot.

      C.    Landlord will furnish and install, at Tenant's expense, all
            replacement lighting tubes, lamps and ballasts required by Tenant.
            Landlord will clean lighting fixtures on a regularly scheduled basis
            at Tenant's expense.

                                     - 67 -
<PAGE>

IV. ELEVATORS:

      Provide passenger elevator service.

V. WATER:

      Provide hot water for lavatory purposes and cold water for drinking,
      lavatory and toilet purposes.

VI. CARD ACCESS SYSTEM:

      Landlord will provide a card access system at one entry door of the
      building.

                                     - 68 -
<PAGE>

                                    EXHIBIT E
                                   FLOOR PLAN

                                     - 69 -
<PAGE>

                                   EXHIBIT E-1
                         FLOOR PLAN OF ALLEGIANCE SPACE

                                     - 70 -
<PAGE>

                                   EXHIBIT E-2
                         FLOOR PLAN OF AUTHENTICA SPACE

                                     - 71 -
<PAGE>

                                    EXHIBIT F

               DECLARATION AFFIXING THE COMMENCEMENT DATE OF LEASE

      THIS AGREEMENT made this ____ day of __________, 1995, by and between
MORTIMER B. ZUCKERMAN AND EDWARD H. LINDE, TRUSTEES OF TRACER LANE TRUST under
Declaration of Trust dated October 25, 1979 recorded with the Middlesex South
District Registry of Deeds in Book 13843 Page 176 but not individually
(hereinafter "Landlord") and ______ (hereinafter "Tenant").

                                WITNESSETH THAT:

      1. This Agreement is made pursuant to Section 2.4 of that certain Lease
dated ____ , ______ , between the parties aforenamed as Landlord and Tenant (the
"Lease").

      2. It is hereby stipulated that the Lease Term commenced on ,_______
_______, 19_____ , (being the "Commencement Date" under the Lease), and shall
end and expire on________ _____ , 19 , unless sooner terminated or extended, as
provided for in the Lease.

      WITNESS the execution hereof under seal by persons hereunto duly
authorized, the date first above written.

WITNESS:                                 LANDLORD:

_____________________________
                                                                   , FOR THE
                                            TRUSTEES PURSUANT TO WRITTEN
                                            DELEGATION, BUT NOT INDIVIDUALLY

                                            TENANT:

ATTEST:

                                            By:
_____________________________               Name:
Name:________________________               Title:
Title:_______________________                     HEREUNTO DULY AUTHORIZED

                                                      (CORPORATE SEAL)

                                     - 72 -
<PAGE>

                          COMMONWEALTH OF MASSACHUSETTS

COUNTY OF SUFFOLK _______________ _______,

      Then personally appeared before me the above-named ___________________,
for the Trustees as aforesaid, and made oath that the foregoing instrument is
his free act and deed.

                                            _________________________________
                                            NOTARY PUBLIC

                                            My Commission Expires:

                          COMMONWEALTH OF MASSACHUSETTS

COUNTY OF _____________     _________ _____,

      Then personally appeared before me the above-named ____________________,
the ________________, of ______________________________, and acknowledged the
foregoing instrument to be the free act and deed of _________.

                                            NOTARY PUBLIC

                                            My Commission Expires:

                                     - 73 -
<PAGE>

                                    EXHIBIT G

                 BROKER DETERMINATION OF PREVAILING MARKET RENT

      Where in the Lease to which this Exhibit is attached provision is made for
a Broker Determination of Prevailing Market Rent, the following procedures and
requirements shall apply:

1.    Tenant's Request. Tenant shall send a notice to Landlord in accordance
      with Section 2.4.1 of the Lease, which notice to be effective must (i)
      make explicit reference to the Lease and to Section 2.4.1 of the Lease,
      (ii) include the name of a broker selected by Tenant to act for Tenant,
      which broker shall be affiliated with a major Boston commercial real
      estate brokerage firm selected by Tenant and which broker shall have at
      least ten (10) years experience dealing in properties of a nature and type
      generally similar to the Building located in the Boston West Suburban
      Market, and (iii) explicitly state that Landlord is required to notify
      Tenant within thirty (30) days of an additional broker selected by
      Landlord.

2.    Landlord's Response. Within thirty (30) days after Landlord's receipt of
      Tenant's notice as provided in Paragraph 1 above and stating the name of
      the broker selected by Tenant, Landlord shall give written notice to
      Tenant of Landlord's selection of a broker having at least the affiliation
      and experience referred to above.

3.    Selection of Third Broker. Within ten (10) days thereafter the two (2)
      brokers so selected shall select a third such broker also having at least
      the affiliation and experience referred to above.

4.    Rental Value Determination. Within thirty (30) days after the selection of
      the third broker, the three (3) brokers so selected, by majority opinion,
      shall make a determination of the annual fair market rental value of the
      Premises for the Extended Term. Such annual fair market rental value
      determination (x) may include provision for annual increases in rent
      during said Extended Term if so determined, (y) shall take into account
      the as-is condition of the Premises and (z) shall take account of, and be
      expressed in relation to, the payment in respect of taxes and operating
      costs and provisions for paying for so-called tenant electricity as
      contained in the Lease. The brokers shall advise Landlord and Tenant in
      writing by the expiration of said thirty (30) day period of the annual
      fair market rental value which as so determined shall be referred to as
      the "Prevailing Market Rent".

5.    Resolution of Broker Deadlock. If the Brokers are unable to agree at least
      by majority on a determination of annual fair market rental value, then
      the brokers shall send a notice to Landlord and Tenant by the end of the
      thirty (30) day period for making said determination setting forth their
      individual determinations of annual fair market rental value, and the
      highest such determination and the lowest such determination shall be
      disregarded and the remaining determination shall be deemed to be the
      determination of

                                     - 74 -
<PAGE>

      annual fair market rental value and shall be referred to as the Prevailing
      Market Rent.

6.    Notwithstanding anything herein contained, in no event shall the
      Prevailing Market Rent be less than the product of (i) the Rentable Floor
      Area of the Premises at the commencement of the Extended Term and (ii) the
      per square foot annual fixed rent rate of $21.75.

7.    Costs. Each party shall pay the costs and expenses of the broker selected
      by it and each shall pay one half (1/2) of the costs and expenses of the
      third broker.

8.    Failure to Select Broker or Failure of Broker to Serve. If Tenant shall
      have requested a Broker Determination and Landlord shall not have
      designated a broker within the time period provided therefor above and
      such failure shall continue for more than ten (10) days after notice
      thereof, then Tenant's broker shall alone make the determination of the
      Prevailing Market Rent in writing to Landlord and Tenant within thirty
      (30) days after the expiration of Landlord's right to designate a broker
      hereunder. If Tenant and Landlord have both designated brokers but the two
      brokers so designated do not, within a period of fifteen (15) days after
      the appointment of the second broker, agree upon and designate the third
      broker willing so to act, the Tenant, the Landlord or either broker
      previously designated may request the Greater Boston Real Estate Board,
      Inc. to designate the third broker willing so to act and a broker so
      appointed shall, for all purposes, have the same standing and powers as
      though he had been seasonably appointed by the brokers first appointed. In
      case of the inability or refusal to serve of any person designated as a
      broker, or in case any broker for any reason ceases to be such, a broker
      to fill such vacancy shall be appointed by the Tenant, the Landlord, the
      brokers first appointed or the said Greater Boston Real Estate Board,
      Inc., as the case may be, whichever made the original appointment, or if
      the person who made the original appointment fails to fill such vacancy,
      upon application of any broker who continues to act or by the Landlord or
      Tenant such vacancy may be filled by the said Greater Boston Real Estate
      Board, Inc., and any broker so appointed to fill such vacancy shall have
      the same standing and powers as though originally appointed.

                                     - 75 -
<PAGE>

                                    EXHIBIT H
                                 FURNITURE LIST

                                     - 76 -
<PAGE>

                            FIRST AMENDMENT TO LEASE

FIRST AMENDMENT TO LEASE dated as of this 23rd day of December, 2003 by and
between MORTIMER B. ZUCKERMAN and EDWARD H. LINDE, TRUSTEES OF TRACER LANE TRUST
II, under Declaration of Trust dated May 30, 2000, recorded with the Middlesex
South District Registry of Deeds in Book 31451 Page 498 but not individually
("Landlord") and Unica Corporation, a Massachusetts corporation ("Tenant").

                                    RECITALS

      By Lease dated December 20, 2002 (the "Original Lease") Landlord did lease
to Tenant and Tenant did hire and lease from Landlord certain premises
containing 26,460 square feet of rentable floor area (the "Rentable Floor Area
of the Initial Premises") on the second (2nd) floor of the building (the
"Building") known as and numbered 170 Tracer Lane, Waltham, Massachusetts
(referred to in the Original Lease as the "Premises" or "Tenant's Space" and
hereinafter sometimes referred to as the "Initial Premises"). The Building is
now also known as Reservoir Place North.

      Tenant has determined to lease from Landlord an additional 13,734 square
feet of rentable floor area (the "Rentable Floor Area of the Additional
Premises") located on the first (1st) floor of the Building, which space is
shown on Exhibit A attached hereto and made a part hereof (the "Additional
Premises").

      Landlord and Tenant are entering into this instrument to set forth said
leasing of the Additional Premises, to integrate the Additional Premises into
the Original Lease and to amend the Original Lease.

      NOW THEREFORE, in consideration of One Dollar ($1.00) and other good and
valuable consideration in hand this date paid by each of the parties to the
other, the receipt and sufficiency of which are hereby severally acknowledged,
and in further consideration of the mutual promises herein contained, Landlord
and Tenant hereby agree to and with each other as follows:

1.    (A) Effective as of the "Additional Premises Commencement Date"
      (hereinafter defined), the Additional Premises shall constitute a part of
      the "Premises" demised to Tenant under the Lease, so that the Premises (as
      defined in Sections 1.1 and 2.1 of the Original Lease) shall include both
      the Initial Premises and the Additional Premises and shall contain a total
      of 40,194 square feet of rentable floor area. By way of example the option
      to extend the Term of the Lease provided in Section 2.4.1 of the Original
      Lease shall apply to both the Initial Premises and the Additional Premises
      collectively but not to either space independently. Subject to the
      provisions of Section 1(B) below, the "Additional Premises Commencement
      Date" shall be the first to occur of (i) October 1, 2004 and (ii) the date
      on which Tenant commences occupancy of any portion of the Additional
      Premises for the "Permitted Uses" (defined in Section 1.1 of the Original

                                      - 1 -
<PAGE>

      Lease) provided, however, in no event shall Tenant attempt, seek or have
      any right to occupancy of the Additional Premises prior to the last to
      occur of (i) the date the existing Tenant of the Additional Premises
      vacates the Additional Premises and (ii) the date on which Landlord
      substantially completes "Landlord's Work" (defined in Section 7 hereof).

            As soon as may be convenient after the date has been determined on
      which the Additional Premises Commencement Date occurs as aforesaid,
      Landlord and Tenant agree to join with each other in the execution of a
      written Declaration, in the form of Exhibit C, in which the Additional
      Premises Commencement Date and the Term of the Lease as amended by this
      Amendment shall be stated. If Tenant shall fail to execute such
      Declaration, the Additional Premises Commencement Date and Lease Term
      shall be as reasonably determined by Landlord in accordance with the terms
      of this Amendment.

      (B) If the then occupant of the Additional Premises wrongfully fails to
      deliver possession of such premises at the time when its tenancy is
      scheduled to expire, the Additional Premises Commencement Date and
      Tenant's occupancy and lease of the Additional Premises shall, in the
      event of holding over by such occupant, be deferred until possession of
      Additional Premises is delivered to Tenant. The failure of the then
      occupant of Additional Premises to so vacate shall not constitute a
      default or breach by Landlord and shall not give Tenant any right to
      terminate the Original Lease (as herein amended) or to deduct from, offset
      against or withhold Annual Fixed Rent or any Additional Rent (or any
      portions thereof).

            However, in the event that by November 1, 2004 Landlord shall not
      deliver the Additional Premises to Tenant free of the then occupant, then
      by written notice from Tenant to Landlord given at any time after November
      1, 2004 but prior to the date on which Landlord notifies Tenant that said
      occupant has, in fact, vacated the Premises, Tenant shall have the right
      to terminate this First Amendment to Lease without any liability or
      recourse to or against either Landlord or Tenant but in no event shall the
      foregoing constitute a default or breach by Landlord under the Original
      Lease and in no event shall Tenant have the right to terminate the
      Original Lease or to deduct from, offset against or withhold Annual Fixed
      Rent or any Additional Rent (or in portions thereof) under the Original
      Lease.

      (C) Tenant and Landlord acknowledge and agree that Section 2.1.1 of the
      Original Lease is hereby deleted in their entirety from the Original Lease
      as herein amended.

2.    The parties acknowledge and agree that the Commencement Date for the
      Initial Premises was April 14, 2003 (hereinafter sometimes called the
      "Initial Premises Commencement Date").

3.    The Term of the Original Lease (as herein amended)for both the Initial
      Premises and the Additional Premises shall be coterminous. Accordingly,
      the definition of the "Term" as set forth in Section 1.1 of the Lease is
      hereby amended by deleting the definition therein set forth and
      substituting therefor the following:

                                     - 2 -
<PAGE>

            Lease Term:  (i) As to the Initial Premises, a period beginning on
                         the Initial Premises Commencement Date and ending on
                         April 30, 2008, unless extended or sooner terminated as
                         provided in the Lease.

                         (ii) As to the Additional Premises, a period beginning
                         on the Additional Premises Commencement Date and ending
                         on April 30, 2008, unless extended or sooner terminated
                         as provided in the Lease.

4.    (A) Annual Fixed Rent for the Initial Premises shall continue to be
      payable as set forth in the Original Lease.

      (B) (1) Commencing on the Additional Premises Commencement Date and
      continuing through the expiration or earlier termination of the Lease
      Term, Annual Fixed Rent for the Additional Premises shall be payable at
      the annual rate of $298,714.50 (being the product of (i) $21.75 and (ii)
      the Rentable Floor Area of the Additional Premises (being 13,734 square
      feet)).

            (2) However, and only if the Additional Premises Commencement Date
            shall, in fact, occur prior to October 1, 2004, then commencing on
            the Additional Premises Commencement Date and continuing through
            September 30, 2004, Annual Fixed Rent for such period for the
            Additional Premises shall be payable at the annual rate of
            $149,357.25 (being the product of (i) $10.875 and (ii) the Rentable
            Floor Area of the Additional Premises (being 13,734 square feet).
            From and after October 1, 2004, the Annual Fixed Rent for the
            Additional Premises shall be as provided in Section 4(B)(1) above.

      (C) Annual Fixed Rent for the Premises during any extension option period
      (if exercised) shall be payable as set forth in Section 2.4.1 of the
      Lease.

5.    Commencing on the Additional Premises Commencement Date, the "Number of
      Parking Spaces" (defined in Section 1.1. of the Original Lease) shall
      increase from 93 to 141 and the use thereof shall be subject to and upon
      the terms set forth in Section 2.2.1 of the Original Lease as herein
      amended.

6.    For the purposes of computing Tenant's payments for operating expenses
      pursuant to Section 2.6 of the Lease, Tenant's payments for real estate
      taxes pursuant to Section 2.7 of the Lease and Tenant payments for
      electricity (as determined pursuant to Sections 2.5 and 2.8 of the Lease),
      for the portion of the Term on and after the Additional Premises
      Commencement Date, the "Rentable Floor Area of the Premises" (also called
      the "Rentable Floor Area of Tenant's Space") shall comprise a total of
      40,194 square feet including both the Rentable Floor Area of the Initial
      Premises (being 26,640 square feet) and the Rentable Floor Area of the
      Additional Premises (being 13,374 square feet). For the portion of the
      Lease Term prior to the Additional Premises Commencement Date, the

                                     - 3 -
<PAGE>

      "Rentable Floor Area of the Premises" shall continue to be the Rentable
      Floor Area of the Initial Premises for such purposes.

7.    Landlord agrees, at its sole cost and expense, to perform and supply the
      work listed on Exhibit B attached to the Additional Premises ("Landlord's
      Work"). Landlord's Work shall be performed within a reasonable period of
      time after the existing tenant in the Additional Premises vacates the
      Additional Premises. Also, Landlord shall provide to Tenant an allowance
      in the amount of $27,468.00 (being the product of $2.00 and the 13,734
      square feet of Rentable Floor Area of the Additional Premises) which
      Tenant may use for its wiring and cabling for or moving into the
      Additional Premises with any amount of said allowance not used being
      applied by Landlord to Annual Fixed Rent. Except only as specifically set
      forth above in this Section 7, Tenant agrees to accept the Additional
      Premises in "as is" condition and Landlord shall have no obligation to
      perform any additions, alterations or demolition in the Additional
      Premises and Landlord shall have no responsibility for the installation or
      connection of Tenant's telephone or other communications equipment or
      systems.

8.    Tenant shall have the right to install, at its sole cost and expense, its
      name on one (1) location on the glass wall of the Additional Premises
      which faces the first floor lobby (on which wall is currently located the
      name of the present tenant Authentica); provided, however, that the size,
      style, graphics, actual location on said glass wall and design shall be
      subject to Landlord's prior approval, which approval shall not be
      unreasonably withheld.

9.    (A) Tenant warrants and represents that Tenant has not dealt with any
      broker in connection with the consummation of this First Amendment other
      than Cushman & Wakefield of Massachusetts, Inc. (the "Recognized Broker")
      and in the event any claim is made against Landlord relative to dealings
      by Tenant with brokers, other than by the Recognized Broker, Tenant shall
      defend the claim against Landlord with counsel of Tenant's selection first
      approved by Landlord (which approval will not be unreasonably withheld)
      and save harmless and indemnify Landlord on account of loss, cost or
      damage which may arise by reason of such claim.

      (B) Landlord warrants and represents that Landlord has not dealt with any
      broker in connection with the consummation of this First Amendment other
      than the Recognized Broker and in the event any claim is made against
      Tenant relative to dealings by Landlord with brokers, Landlord shall
      defend the claim against Tenant with counsel of Landlord's selection and
      save harmless and indemnify Tenant on account of loss, cost or damage
      which may arise by reason of such claim. Landlord shall pay to the
      Recognized Broker such commission as shall be due to the Recognized
      Broker.

10.   Landlord acknowledges that as of the date hereof Tenant's Board of
      Directors has not taken up the matter of approving this First Amendment to
      Lease. Landlord and Tenant hereby agree that if Tenant's Board of
      Directors shall not approve this Lease Amendment by January 30, 2004, then
      Tenant may, by written notice to Landlord received by

                                     - 4 -
<PAGE>

      Landlord not later than 5:00 p.m. on January 30, 2004, terminate this
      Lease Amendment (but not the Lease). Tenant covenants, acknowledges and
      agrees that time is of the essence hereto and that if Tenant shall not
      give any or timely notice as aforesaid then the within termination right
      shall automatically expire, shall be null and void and shall have no force
      or applicability. In the event Tenant timely terminates this First
      Amendment to Lease as aforesaid, the Lease shall remain unchanged and in
      full force and effect in accordance with its terms. In no event shall this
      Section 10 of this First Amendment be deemed to create any right for
      Tenant to terminate the Original Lease or Tenant's tenancy with respect to
      the Initial Premises.

11.   Except as otherwise expressly provided herein, all capitalized terms used
      herein without definition shall have the same meanings as are set forth in
      the Original Lease.

12.   Except as herein amended the Original Lease shall remain unchanged and in
      full force and effect. All references herein to the "Lease" shall be
      deemed to be references to the Original Lease as herein amended.

      EXECUTED as a sealed instrument as of the date and year first above
written.

WITNESS:                                LANDLORD:

                                        TRUSTEES OF TRACER LANE II TRUST

/s/ Illegible                           /s/ David C. Provost
-----------------------------------     ---------------------------------------
                                        DAVID C. PROVOST, PURSUANT TO
                                        WRITTEN DELEGATION OF
                                        THE TRUSTEES OF TRACER LANE TRUST
                                        II BUT NOT INDIVIDUALLY

ATTEST:                                 TENANT:

                                        UNICA CORPORATION

By:/s/ David W. Flynn                   By /s/ Richard M. Darer
   --------------------------------        -------------------------------------
Attest: VP Corp Controller              Name Richard M. Darer
                                             -----------------------------------
                                        Title PRESIDENT or (VICE PRESIDENT)
                                           HEREUNTO DULY AUTHORIZED

By                                      By
   --------------------------------        -------------------------------------
Name                                    Name
     ------------------------------          -----------------------------------
Title CLERK or (ASSISTANT CLERK)        Title TREASURER or (ASSISTANT TREASURER)
                                              HEREUNTO DULY AUTHORIZED
                                              (CORPORATE SEAL)

                                     - 5 -
<PAGE>

                                    EXHIBIT A

                             THE ADDITIONAL PREMISES
                                   (FLOORPLAN)

                                     - 6 -
<PAGE>

                                    EXHIBIT B

                              LANDLORD'S WORK LIST

                                     - 7 -
<PAGE>

                                    EXHIBIT C

                       DECLARATION AFFIXING THE ADDITIONAL
                           PREMISES COMMENCEMENT DATE

                                      - 8 -

<PAGE>

                            SECOND AMENDMENT TO LEASE

SECOND AMENDMENT TO LEASE (the "Second Amendment") dated as of this 14th day of
October, 2004 by and between MORTIMER B. ZUCKERMAN and EDWARD H. LINDE, TRUSTEES
OF TRACER LANE TRUST II, under Declaration of Trust dated May 30, 2000, recorded
with the Middlesex South District Registry of Deeds in Book 31451 Page 498 but
not individually ("Landlord") and Unica Corporation, a Massachusetts corporation
("Tenant").

                                    RECITALS

      By Lease dated December 20, 2002 (the "Original Lease") Landlord did lease
to Tenant and Tenant did hire and lease from Landlord certain premises
containing 26,460 square feet of rentable floor area (the "Rentable Floor Area
of the Initial Premises") on the second (2nd) floor of the building (the
"Building") known as and numbered 170 Tracer Lane, Waltham, Massachusetts (the
"Initial Premises"). The parties acknowledge that the Building is also known as
Reservoir Place North.

      Reference is made to that certain Letter dated December 20, 2002, from
Landlord to Tenant (a copy of which is attached hereto as Schedule I (the
"December 2002 Letter"). Landlord and Tenant hereby ratify and confirm the
December 2002 Letter and hereby acknowledge that the December 2002 Letter is an
amendment to the Original Lease.

      By First Amendment to Lease dated December 23, 2003 (the "First
Amendment"). Landlord increased the size of the Initial Premises by adding
thereto certain additional premises (the "First Additional Premises") containing
13,734 square feet of retable floor area on the first floor of the Building (the
Rentable Floor Area of the "First Additional Premises").

      The Original Lease as amended by the December 2002 Letter as further
amended by First Amendment is herein collectively called the "Lease."

      Tenant has determined to lease from Landlord an additional 4,679 square
feet of rentable floor area (the "Rentable Floor Area of the Second Additional
Premises") located on the first (1st) floor of the Building, which space is
shown on Exhibit A attached hereto and made a part hereof (the "Second
Additional Premises").

      Landlord and Tenant are entering into this instrument to set forth said
leasing of the Second Additional Premises, to integrate the Second Additional
Premises into the Lease and to amend the Lease.

      NOW THEREFORE, in consideration of One Dollar ($1.00) and other good and
valuable consideration in hand this date paid by each of the parties to the
other, the receipt and sufficiency

                                     - 1 -
<PAGE>

of which are hereby severally acknowledged, and in further consideration of the
mutual promises herein contained, Landlord and Tenant hereby agree to and with
each other as follows:

1.    (A) Effective as of the "Second Additional Premises Commencement Date"
      (hereinafter defined), the Second Additional Premises shall constitute a
      part of the "Premises" demised to Tenant under the Lease, so that the
      Premises (as defined in Sections 1.1 and 2.1 of the Lease) shall include
      all of the Initial Premises, the First Additional Premises and the Second
      Additional Premises and shall contain a total of 44,873 square feet of
      rentable floor area (being the sum of (i) the 26,460 square feet of
      Rentable Floor Area of the Initial Premises, (ii) the 13,734 square feet
      of Rentable Floor Area of the First Additional Premises and (iii) the
      4,679 square feet of Rentable Floor Area of the Second Additional
      Premises). By way of example, the option to extend the Term of the Lease
      provided in Section 2.4.1 of the Lease shall only apply to all of the
      Initial Premises, the First Additional Premises and the Second Additional
      Premises collectively but not to any space independently. The "Second
      Additional Premises Commencement Date" shall be the first to occur of (i)
      January 1, 2005 and (ii) the date on which Tenant commences occupancy of
      any portion of the Second Additional Premises for the "Permitted Uses"
      (defined in Section 1.1 of the Original Lease) provided, however, in no
      event shall Tenant attempt, seek or have any right to occupancy of the
      Second Additional Premises prior to the date on which Landlord
      substantially completes "Landlord's Work" (defined in Section 7 hereof).

            As soon as may be convenient after the date has been determined on
      which the Second Additional Premises Commencement Date occurs as
      aforesaid, Landlord and Tenant agree to join with each other in the
      execution of a written Declaration, in the form of Exhibit C to the
      Original Lease, in which the Second Additional Premises Commencement Date
      and the Term of the Lease as amended by this Amendment shall be stated. If
      Tenant shall fail to execute such Declaration, the Second Additional
      Premises Commencement Date and Lease Term shall be as reasonably
      determined by Landlord in accordance with the terms of this Amendment.

2.    Tenant and Landlord acknowledge that Section 2.1.1 of the Original Lease
      was hereby deleted in its entirety from the Lease as herein amended
      pursuant to Section 1(c) of the First Amendment. The parties further
      acknowledge and agree that the Commencement Date for the Initial Premises
      was April 14, 2003 (hereinafter sometimes called the "Initial Premises
      Commencement Date"). In addition, the parties also acknowledge and agree
      that the Commencement Date for the First Additional Premises was June 28,
      2004 (the "First Additional Premises Commencement Date").

3.    The Term of the Original Lease (as herein amended) for all of the Initial
      Premises, the First Additional Premises and the Second Additional Premises
      shall be coterminous. Accordingly, the definition of the "Term" as set
      forth in Section 1.1 of the Lease is hereby

                                     - 2 -
<PAGE>

      amended by deleting the definition therein set forth and substituting
      therefor the following:

            Lease Term:   (i) As to the Initial Premises, a period beginning on
                          the Initial Premises Commencement Date and ending on
                          April 30, 2008, unless extended or sooner terminated
                          as provided in the Lease.

                          (ii) As to the First Additional Premises, a period
                          beginning on the First Additional Premises
                          Commencement Date and ending on April 30, 2008, unless
                          extended or sooner terminated as provided in the
                          Lease.

                          (iii) As to the Second Additional Premises, a period
                          beginning on the Second Additional Premises
                          Commencement Date and ending on April 30, 2008, unless
                          extended or sooner terminated as provided in the
                          Lease.

4.    (A) Annual Fixed Rent for the Initial Premises shall continue to be
      payable as set forth in the Original Lease.

      (B)   Annual Fixed Rent for the First Additional Premises shall continue
            to be payable as set forth in the First Amendment.

      (C)   (1) Commencing on the Second Additional Premises Commencement Date
            and continuing through the expiration or earlier termination of the
            Lease Term, Annual Fixed Rent for the Second Additional Premises
            shall be payable at the annual rate of $101,768.25 (being the
            product of (i) $21.75 and (ii) the Rentable Floor Area of the Second
            Additional Premises (being 4,679 square feet)).

            (2) However, and only if the Second Additional Premises Commencement
            Date shall, in fact, occur prior to January 1, 2005, then commencing
            on the Second Additional Premises Commencement Date and continuing
            through the first to occur of (i) the 30th day following the Second
            Additional Premises Commencement and (ii) December 31, 2004 (the
            "Free Fixed Rent Period"), there shall be no Fixed Rent for the
            Second Additional Premises. Further, for the period from the last
            day of the Free Fixed Rent Period through December 31, 2004, if any
            (herein the "Limited Fixed Rent Period"). Annual Fixed Rent for such
            Limited Fixed Rent Period for the Second Additional Premises shall
            be payable at the annual rate of $50,884.13 (being the product of
            (i) $10.875 and (ii) the Rentable Floor Area of the Second
            Additional Premises (being 4,679 square feet). In all events, from
            and after January 1, 2005, the Annual Fixed Rent for the Second
            Additional Premises shall be as provided in Section 4(C)(1) above.

                                     - 3 -
<PAGE>

            (C) Annual Fixed Rent for the Premises during any extension option
            period (if exercised) shall be payable as set forth in Section 2.4.1
            of the Lease.

      6.    Commencing on the Second Additional Premises Commencement Date, the
            "Number of Parking Spaces" (defined in Section 1.1. of the Original
            Lease) for the entire Premises shall be 135. The use thereof shall
            be subject to and upon the terms set forth in Section 2.2.1 of the
            Original Lease as herein amended.

      6.    For the purposes of computing Tenant's payments for operating
            expenses pursuant to Section 2.6 of the Lease, Tenant's payments for
            real estate taxes pursuant to Section 2.7 of the Lease and Tenant
            payments for electricity (as determined pursuant to Sections 2.5 and
            2.8 of the Lease), for the portion of the Term on and after the
            Second Additional Premises Commencement Date, the "Rentable Floor
            Area of the Premises" (also called the "Rentable Floor Area of
            Tenant's Space") shall comprise a total of 44,873 square feet which
            is the total of the Rentable Floor Area of the Initial Premises
            (being 26,460 square feet), the Rentable Floor Area of the First
            Additional Premises (being 13,734 square feet) and the Rentable
            Floor Area of the Second Additional Premises (being 4,679 square
            feet). For the portion of the Lease Term prior to the Second
            Additional Premises Commencement Date, the "Rentable Floor Area of
            the Premises" shall continue to be the sum of the Rentable Floor
            Area of the Initial Premises and the Rentable Floor Area of the
            First Additional Premises (totaling 40,194 square feet of rentable
            floor area) for such purposes.

      7.    (A) Tenant desires that certain work be performed by the Landlord in
            the Second Additional Premises. Attached hereto as Exhibit B is a
            plan and certain specifications for the work to be performed by
            Landlord in the Second Additional Premises ("Landlord's Work").
            Landlord shall provide to Tenant a statement of the cost of
            Landlord's Work which shall include a construction management fee
            (the "Construction Management Fee") to Landlord equal to 4% of the
            cost of Landlord's Work and any additional work (including change
            orders) performed by Landlord. Landlord shall have the right, in
            Landlord's sole discretion, to reject change orders (or any portions
            thereof) that Landlord deems unreasonable in regard to aesthetic
            issues, alterations or changes visible outside the Premises, or
            dangers, burdens or inconvenience to the Building.

            (B) Landlord shall provide to Tenant a tenant build-out allowance in
            the amount of $42,111.00 (the "Tenant Allowance"). Except only as
            provided in subsection (C) below, the Tenant Allowance shall be used
            and applied by Landlord solely on account of the cost of Landlord's
            Work (including the Construction Management Fee and the cost of the
            architect and/or space planner preparing the plan and specifications
            showing and describing Landlord's Work (the "Plan Preparation
            Costs"). In the event that the cost of Landlord's Work (including
            the Construction Management Fee and the Plan Preparation Costs") and
            the cost of any change orders approved by Landlord exceeds the
            Tenant Allowance, Tenant shall be obligated to pay for these excess
            costs (the "Tenant Plan

                                     - 4 -
<PAGE>

      Excess Costs") in accordance with the following requirements of this
      Section, it being understood and agreed that Tenant shall be fully
      responsible for all Tenant Plan Excess Costs.

      (C) Landlord shall be under no obligation to apply any portion of the
      Tenant Allowance for any purposes other than as provided in this Section
      7. In no event shall Landlord's obligations to pay or reimburse Tenant for
      any of the costs of Landlord's Work exceed the total Tenant Allowance. In
      addition, in the event that (i) Tenant is in default under this Lease or
      (ii) there are any liens which are not bonded to the reasonable
      satisfaction of Landlord against Tenant's interest in the Lease or against
      the Building or the Site arising out of any work performed by Tenant or
      any litigation in which Tenant is a party, then, from and after the date
      of such event ("Event"), Landlord shall have no further obligation to fund
      any portion of the Tenant Allowance and Tenant shall be obligated to pay,
      as Additional Rent, all costs of Landlord's Work in excess of that portion
      of the Tenant Allowance funded by Landlord through the date of the Event.
      Further, in no event shall Landlord be required to make application of any
      portion of the Tenant Allowance on account of any supervisory fees,
      overhead, management fees or other payments to Tenant, or any partner or
      affiliate of Tenant. However, if the total of (i) the cost of Landlord's
      Work (herein collectively called including the Plan Preparation Costs),
      (ii) the Construction Management Fee and (iii) the cost of any change
      orders approved by Landlord (herein collectively called the "Total Cost of
      Landlord's Work") is less than the Tenant Allowance, Tenant may apply the
      amount of difference between the Tenant Allowance and the Total Cost of
      Landlord's Work up to but not in excess of $9,392.00 to the cost of
      Tenant's wiring and cabling in the Second Additional Premises.
      Notwithstanding anything in this Section 7 to the contrary, in no event
      shall there be any application of the Tenant Allowance or any portion
      thereof toward Annual Fixed Rent or Additional Rent owed by Tenant under
      this Lease. Further, any amount of the Tenant Allowance not requested by
      Tenant within one (1) year of Second Additional Premises Commencement Date
      shall be deemed forfeited, time being of the essence.

      (D) If and to the extent that there are Tenant Plan Excess Costs, Tenant
      shall pay Landlord, as Additional Rent, 50% of the Tenant Plan Excess
      Costs prior to the commencement of Landlord's Work, with the balance of
      the Tenant Plan Excess Costs due upon substantial completion of Landlord's
      Work. In the event that the Tenant Plan Excess Costs exceed $10,000.00
      ("Maximum Amount"), then Tenant shall pay to landlord, as Additional Rent,
      prior to the commencement of Landlord's Work, all such Tenant Plan Excess
      Costs in excess of the Maximum Amount, provided however, that if the
      Tenant Plan Excess Costs exceed the Maximum Amount as a result of a change
      order approved by Landlord, then Tenant shall pay to Landlord, as
      Additional Rent, at the time that Landlord approves such Change Order, all
      such Tenant Plan Excess Costs in excess of the Maximum Amount.

                                     - 5 -
<PAGE>

8.    (A) Tenant warrants and represents that Tenant has not dealt with any
      broker in connection with the consummation of this Second Amendment other
      than Cushman & Wakefield of Massachusetts, Inc. (the "Recognized Broker")
      and in the event any claim is made against Landlord relative to dealings
      by Tenant with brokers, other than by the Recognized Broker, Tenant shall
      defend the claim against Landlord with counsel of Tenant's selection first
      approved by Landlord (which approval will not be unreasonably withheld)
      and save harmless and indemnify Landlord on account of loss, cost or
      damage which may arise by reason of such claim.

      (B) Landlord warrants and represents that Landlord has not dealt with any
      broker in connection with the consummation of this Second Amendment other
      than the Recognized Broker and in the event any claim is made against
      Tenant relative to dealings by Landlord with brokers, Landlord shall
      defend the claim against Tenant with counsel of Landlord's selection and
      save harmless and indemnify Tenant on account of loss, cost or damage
      which may arise by reason of such claim. Landlord shall pay to the
      Recognized Broker such commission as shall be due to the Recognized
      Broker.

9.    Landlord hereby covenants and agrees that all of the movable furniture
      (the "First Floor Furniture") located in the First Additional Premises and
      the Second Additional Premises (both premises being located on the first
      floor of the Building) shall belong to, and Landlord hereby conveys and
      transfers such furniture to, Tenant. However, such conveyance and transfer
      of the First Floor Furniture is as is, where is and Landlord makes no
      representation or warranty of any kind including making no representation
      or warranty as to the condition, fitness or usability of the First Floor
      Furniture. Tenant hereby accepts such conveyance and transfer of the First
      Floor Furniture upon the aforesaid terms. In no event is Landlord
      conveying any other furniture located elsewhere in the Building.

10.   Upon the terms and conditions set forth in Paragraph 2 of the December
      2002 letter, Landlord and Tenant have agreed that Tenant has the right, at
      its sole cost and expense, to one (1) sign affixed to the Building. Among
      those terms and conditions, (i) Tenant must lease directly from Landlord
      and be in occupancy of the entire first floor or the entire third floor of
      the Building and, also (ii) Tenant must be leasing directly from Landlord
      and be in occupancy of the entire second floor of the Building. Landlord
      and Tenant agree that the leasing of the Initial Premises, the First
      Additional Premises and the Second Additional Premises (collectively
      herein called the "Entire Premises") satisfies the leasing requirement
      notwithstanding that Tenant is not leasing the entire first floor of the
      Building. However, all of the other conditions and requirements of
      Paragraph 2 of the December 2002 letter shall continue to apply including,
      but not limited to, the requirement that Tenant be in occupancy of the
      Entire Premises. Landlord and Tenant hereby acknowledge and agree that if
      Tenant is not in occupancy of the Entire Premises whether (i) because
      Tenant has assigned the Lease or sublet any portion of the Entire Premises
      or (ii) because of any other reason, cause, event or circumstance,
      Tenant's right to the one (1) sign affixed to the Building shall
      automatically cease and expire and Tenant

                                     - 6 -
<PAGE>

      shall, at its sole cost and expense, promptly remove such sign and repair
      any damage. If Tenant shall not so remove such sign and repair such damage
      within ten (10) days after written notice from Landlord, Landlord may, in
      its sole discretion, remove such sign and repair such damage at the cost
      and expense of Tenant and the provisions of Section 8.17 of the Lease
      shall apply.

11.   Except as otherwise expressly provided herein, all capitalized terms used
      herein without definition shall have the same meanings as are set forth in
      the Original Lease.

12.   Except as herein amended the Lease shall remain unchanged and in full
      force and effect. All references herein to the "Lease" shall be deemed to
      be references to the Original Lease as amended by the First Amendment as
      further amended by this Second Amendment.

      EXECUTED as a sealed instrument as of the date and year first above
written.

WITNESS:                                LANDLORD:

                                        TRUSTEES OF TRACER LANE II TRUST
 /s/ Illegible                           /s/ David C. Provost
_________________________________       ________________________________________
                                        DAVID C. PROVOST, PURSUANT TO
                                        WRITTEN DELEGATION OF THE TRUSTEES
                                        OF TRACER LANE TRUST II BUT NOT
                                        INDIVIDUALLY

ATTEST:                                 TENANT:

                                        UNICA CORPORATION

By /s/ Rachael McCarthy                 By /s/ Richard M. Darer
   ______________________________          _____________________________________
Name  Rachael McCarthy                  Name  R. Darer, VP & CFO
Name ____________________________       Name ___________________________________
Title CLERK or (ASSISTANT CLERK)        Title PRESIDENT or (VICE PRESIDENT)
                                           HEREUNTO DULY AUTHORIZED

                                        By _____________________________________
                                        Name ___________________________________
                                        Title TREASURER or (ASSISTANT TREASURER)
                                        HEREUNTO DULY AUTHORIZED

                                        (CORPORATE SEAL)

                                     - 7 -<PAGE>

                                                                   EXHIBIT 10.12

               AMENDED AND RESTATED PLEDGE AND SECURITY AGREEMENT

      This AMENDED AND RESTATED PLEDGE AND SECURITY AGREEMENT (this "Agreement")
is entered into as of June 14, 2004 and effective as of May 20, 2004 between
SILICON VALLEY BANK a California state chartered bank ("Bank") and Unica
Corporation ("Pledgor").

                                    RECITALS

      Pledgor and Bank are parties to a Loan and Security Agreement dated June
25, 1998, as amended and modified from time to time (the "Loan Agreement").
Pursuant to the Loan Agreement, among other things, Pledgor established a Letter
of Credit Sublimit (the "Sublimit") under the Committed Revolving Line facility
(as each term is defined in the Loan Agreement) for the issuance of letters of
credit. The Loan Agreement is secured by all of Borrower's personal property and
assets.

Bank had previously issued under the Sublimit, among other letters of credit,
Letter of Credit Number: SVBSF001977 in the amount of $287,753 (the "Letter of
Credit").

Pledgor has requested that Bank not renew the Committed Revolving Line and the
Sublimit thereunder. Accordingly, Bank and Pledgor wish to confirm that the
security interest in the cash granted under the Loan Agreement shall continue to
secure the Letter of Credit in the form of a certificate of deposit number
8800059356 (the "CD"). Additionally, Bank shall release its security interest in
all other assets of Borrower, other than the CD.

The parties agree as follows:

                                    AGREEMENT

            1. CONTINUATION AND REAFFIMATION SECURITY INTEREST

            1.1 Pledgor continues its pledge and grant to Bank of a continuing
security interest in the CD, together with all renewals, proceeds, replacements,
substitutions and consolidations therefore (the "Collateral"). Pledgor reaffirms
and confirms that the security interest granted in the Collateral remains in
effect and continues to secure the Letter of Credit, as modified herein. Bank
may liquidate the Collateral and apply such funds toward any and all amounts
owed to Bank under the Letter of Credit. Such liquidation shall not be deemed a
set-off.

            1.2 Delivery of Additional Documentation Required. Pledgor shall
from time to time execute and deliver to Bank, documents that Bank may
reasonably request, in form satisfactory to Bank, to perfect and continue
perfected Bank's security interests in the Collateral and in order to fully
consummate all of the transactions contemplated under the Letter of Credit.
Pledgor authorizes Bank to file financing statements without notice to Pledgor,
with all appropriate jurisdictions, as Bank deems appropriate, in order to
perfect or protect Bank's interest in the Collateral.

      2. EVENTS OF DEFAULT

            Any one or more of the following events shall constitute an Event of
Default by Pledgor under this Agreement:

            2.1 Letter of Credit. If an Event of Default occurs under the Letter
of Credit;

            2.2 Covenant Default. If Pledgor fails or neglects to perform, keep,
or observe any material term, provision, condition, covenant, or agreement
contained in this Agreement.

            2.3 Attachment. If any portion of the Collateral is made the subject
of a lien, security interest or other encumbrance, or is attached, seized,
subjected to a writ or distress warrant, or is levied upon, or comes into the
possession of any trustee, receiver or person acting in a similar capacity and
such attachment, seizure, writ or distress warrant or levy has not been removed,
discharged or rescinded within ten (10) days, or if Pledgor is enjoined,
restrained, or in any way prevented by court order from continuing to conduct
all or any material part of its business affairs.

                                       1
<PAGE>

            2.4 Misrepresentations. If any material misrepresentation or
material misstatement exists now or hereafter in any warranty or representation
set forth herein.

            2.5 Material Adverse Change. If there (i) occurs a material adverse
change in the business, operations, or condition (financial or otherwise) of the
Pledgor or (ii) is a material impairment of the value or priority of Bank's
security interests in the Collateral.

      3. BANK'S RIGHTS AND REMEDIES

            3.1 Rights and Remedies. Upon the occurrence and during the
continuance of an Event of Default, Bank may, at its election, without notice of
its election and without demand, do any one or more of the following, all of
which are authorized by Pledgor:

                  (a)   Exercise all rights available to it under the California
                        Uniform Commercial Code (the "Code") and applicable law;
                        and

                  (b)   Set off and apply to the obligations any and all (i)
                        balances and deposits of Pledgor held by Bank, or (ii)
                        indebtedness at any time owing to or for the credit or
                        the account of Pledgor held by Bank.

            3.2 Remedies Cumulative. Bank's rights and remedies under this
Agreement, the Letter of Credit, and all other agreements shall be cumulative.
Bank shall have all other rights and remedies not inconsistent herewith as
provided under the Code, by law, or in equity. No exercise by Bank of one right
or remedy shall be deemed an election, and no waiver by Bank of any Event of
Default on Pledgor's part shall be deemed a continuing waiver. No delay by Bank
shall constitute a waiver, election, or acquiescence by it.

            3.3 Demand; Protest. Pledgor waives demand, protest, notice of
protest, notice of default or dishonor, notice of payment and nonpayment, notice
of any default, nonpayment at maturity, release, compromise, settlement,
extension, or renewal of accounts, documents, instruments, chattel paper, and
guarantees at any time held by Bank on which Pledgor may in any way be liable.

      4. CHOICE OF LAW AND VENUE; JURY TRIAL WAIVER

      This Agreement shall be governed by, and construed in accordance with, the
internal laws of the State of California, without regard to principles of
conflicts of law. Each of Pledgor and Bank hereby submits to the exclusive
jurisdiction of the state and Federal courts located in the County of Santa
Clara, California. Pledgor AND BANK EACH HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO
A JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION BASED UPON OR ARISING OUT OF ANY OF
THE LETTER OF CREDIT OR ANY OF THE TRANSACTIONS CONTEMPLATED THEREIN, INCLUDING
CONTRACT CLAIMS, TORT CLAIMS, BREACH OF DUTY CLAIMS, AND ALL OTHER COMMON LAW OR
STATUTORY CLAIMS. EACH PARTY RECOGNIZES AND AGREES THAT THE FOREGOING WAIVER
CONSTITUTES A MATERIAL INDUCEMENT FOR IT TO ENTER INTO THIS AGREEMENT. EACH
PARTY REPRESENTS AND WARRANTS THAT IT HAS REVIEWED THIS WAIVER WITH ITS LEGAL
COUNSEL AND THAT IT KNOWINGLY AND VOLUNTARILY WAIVES ITS JURY TRIAL RIGHTS
FOLLOWING CONSULTATION WITH LEGAL COUNSEL.

      5. GENERAL PROVISIONS

            5.1 Successors and Assigns. This Agreement shall bind and inure to
the benefit of the respective successors and permitted assigns of each of the
parties; provided, however, that neither this Agreement nor any rights hereunder
may be assigned by Pledgor without Bank's prior written consent, which consent
may be granted or withheld in Bank's sole discretion. Bank shall have the right
without the consent of or notice to Pledgor to sell, transfer, negotiate, or
grant participations in all or any part of, or any interest in Bank's
obligations, rights and benefits hereunder.

            5.2 Indemnification. Pledgor shall defend, indemnify and hold
harmless Bank and its officers, employees, and agents against: (a) all
obligations, demands, claims, and liabilities claimed or asserted by any other
party in connection with the transactions contemplated by this Agreement; and
(b) all losses or bank expenses in any way suffered, incurred, or paid by Bank
as a result of or in any way arising out of, following, or consequential to
transactions

                                       2
<PAGE>

between Bank and Pledgor whether under this Agreement, or otherwise (including
without limitation reasonable attorneys fees and expenses), except for losses
caused by Bank's gross negligence or willful misconduct.

            5.3 Time of Essence. Time is of the essence for the performance of
all obligations set forth in this Agreement.

            5.4 Severability of Provisions. Each provision of this Agreement
shall be severable from every other provision of this Agreement for the purpose
of determining the legal enforceability of any specific provision.

            5.5 Amendments in Writing, Integration. This Agreement cannot be
changed or terminated orally. All prior agreements, understandings,
representations, warranties, and negotiations between the parties hereto with
respect to the subject matter of this Agreement, if any, are merged into this
Agreement and the Letter of Credit.

            5.6 Counterparts. This Agreement may be executed in any number of
counterparts and by different parties on separate counterparts, each of which,
when executed and delivered, shall be deemed to be an original, and all of
which, when taken together, shall constitute but one and the same Agreement.

            5.7 Survival. All covenants, representations and warranties made in
this Agreement shall continue in full force and effect so long as any
Obligations remain outstanding. The obligations of Pledgor to indemnify Bank
with respect to the expenses, damages, losses, costs and liabilities described
in this Agreement shall survive until all applicable statute of limitations
periods with respect to actions that may be brought against Bank have run.

            5.8 Power of Attorney. Bank may exercise the power of attorney to
sign Borrower's name on any documents necessary to perfect or continue the
perfection of any security interest regardless of whether an Event of Default
has occurred. Bank's appointment as Borrower's attorney in fact, and all of
Bank's rights and powers, coupled with an interest, are irrevocable until all
obligations have been fully repaid and performed and Bank's obligation to
provide the Letter of Credit terminates.

            5.9 Amendment and Restatement. This Agreement is intended to and
does completely amend and restate, without novation, the terms and conditions of
the obligations of Borrower under that certain Loan Agreement. The Letter of
Credit is and shall continue to be secured by the Collateral. Nothing contained
in this Agreement shall be deemed to create or represent the issuance of new
grant of security interest.

            5.10 Bank's Release of Security Interest in All Assets Other Than
the Collateral. Bank releases its security interest in all personal property and
assets of Borrower, other than the Collateral (defined herein) which will remain
as security for performance and payment of the Letter of Credit.

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

                                            PLEDGOR:

                                            UNICA CORPORATION

                                            By: /s/ Richard M. Darer
                                               _________________________________
                                            Title: VP, CFO
                                                  ______________________________

                                            BANK:

                                            SILICON VALLEY BANK

                                            By: /s/ Katie Mackin
                                               _________________________________
                                            Title: Client Service Officer
                                                  ______________________________

                                            By: /s/ Illegible
                                               _________________________________
                                            Title: Vice President
                                                  ______________________________

                                       3
<PAGE>

                         CORPORATE BORROWING RESOLUTION

BORROWER:       UNICA CORPORATION             BANK:    SILICON VALLEY BANK

I, THE SECRETARY OR ASSISTANT SECRETARY OF UNICA CORPORATION ("BORROWER"),
certify that Borrower is a corporation existing under the laws of the State of
______________.

I certify that at a meeting of Borrower's Directors (or by other authorized
corporate action) duly held the following resolutions were adopted.

It is resolved that ANY ONE of the following officers of Borrower, whose name,
title and signature is below:

<TABLE>
<CAPTION>
        NAME                           TITLE                    SIGNATURE
<S>                          <C>                         <C>
______________________       ______________________      ______________________

______________________       ______________________      ______________________

______________________       ______________________      ______________________

</TABLE>

may act for Borrower and:

      BORROW MONEY. Borrow money from Silicon Valley Bank ("Bank").

      EXECUTE LOAN DOCUMENTS. Execute any loan documents Bank requires.

      GRANT SECURITY. Grant Bank a security interest in any of Borrower's
      assets.

      NEGOTIATE ITEMS. Negotiate or discount all drafts, trade acceptances,
      promissory notes, or other indebtedness in which Borrower has an interest
      and receive cash or otherwise use the proceeds.

      LETTERS OF CREDIT. Apply for letters of credit from Bank.

      FOREIGN EXCHANGE CONTRACTS. Execute spot or forward foreign exchange
      contracts.

      ISSUE WARRANTS. Issue warrants for Borrower's stock.

      FURTHER ACTS. Designate other individuals to request advances, pay fees
      and costs and execute other documents or agreements (including documents
      or agreement that waive Borrowers right to a jury trial) they think
      necessary to effectuate these Resolutions.

Further resolved that all acts authorized by these Resolutions and performed
before they were adopted are ratified. These Resolutions remain in effect and
Bank may rely on them until Bank receives written notice of their revocation.

I certify that the persons listed above are Borrower's officers with the titles
and signatures shown following their names and that these resolutions have not
been modified are currently effective.

X ________________________________________   __________________________________
   *Secretary or Assistant Secretary         Date

X ________________________________________
* If the certifying officer is designated as a signer in these resolutions then
another corporate officer must also sign.

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